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HomeMy WebLinkAboutG66-21 Ordinance No. G66-21 AN ORDINANCE AMENDING ORDINANCE NO. G22-15, AS AMENDED BY ORDINANCE NO. G43-17 PROVIDING A CONDITIONAL USE FOR A PLANNED DEVELOPMENT, AND GRANTING A CONDITIONAL USE FOR A PHYSICAL FITNESS FACILITY IN THE NB NEIGHBORHOOD BUSINESS DISTRICT AND ARC ARTERIAL ROAD CORRIDOR OVERLAY DISTRICT (920 South McLean Boulevard) WHEREAS, by adopting Ordinance No. G22-15 on June 10, 2015, the City Council granted a conditional use for a planned development for a package liquor sales establishment in the NB Neighborhood Business District at the property commonly known as 920 South McLean Boulevard(the Subject Property); and WHEREAS,by adopting Ordinance No. G43-17 on September 27, 2017,the City Council amended certain provisions of Ordinance No. G22-15 and granted a conditional use approval to establish a dog grooming use at the Subject Property; and WHEREAS, written application has been made requesting a conditional use approval to establish a physical fitness facility at 920 South McLean Boulevard,Tenant Space 3,and to further amend the conditional use for a planned development for package liquor sales establishment in the NB Neighborhood Business District Ordinance No. G22-15, as amended by Ordinance No. G43- 17; and WHEREAS,the zoning lot with the building containing the premises at 920 South McLean Boulevard, is legally described in Ordinance No. G22-15 (the "Subject Property"); and WHEREAS, the Subject Property is located within the NB Neighborhood Business District, and a physical fitness facility is listed as a conditional use within the NB Neighborhood 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 II i 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 NB Neighborhood Business District, and granting an amendment to conditional use for a planned development for a package liquor sales establishment in the NB Neighborhood Business District Ordinance No. G22-15,as amended by Ordinance No. G43-17,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 Section 2. of Ordinance No. G43-17 which amended Section 3. Condition 3. of Ordinance No. G22-15 is hereby amended and replaced in its entirety by the following: 3. Substantial conformance to the Sheet No. A-2, prepared by SG Solanki Architects, last revised October 18, 2021, with such further revisions as requested by the Community Development Director. Section 3. That a conditional use for a physical fitness facility is hereby granted for the property commonly knowns as 920 South McLean Boulevard, Tenant Space 3, which is part of the property legally described in Ordinance No. G22-15 (the "Subject Property"). Section 4. 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 Curiel Rodriguez, UR Boxing, Inc., as applicant, and AMI Properties Inc., as property owner, received August 11, 2021, and supporting documents including: a. Undated U R Boxing Inc 225,Carla Dr South Elgin,IL-60177 Statement of Purpose & Conformance letter, prepared by Uriel Rodriguez Palacios, dated received August 11, 2021; b. Plat of Survey, prepared by Alan J. Coulson, P.C. Professional Land Surveyors, dated April 1, 2008; and c. 6-page architectural plans titled: "Existing Retail Building UR Boxing New Tenant 920 South McLean Blvd., Elgin, Illinois 60123, prepared by S. G. Solanki Architects, last revised October 18, 2021, with such further revisions as requested by the Community Development Director. 2 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. A departure is hereby granted to allow the proposed renovation of the existing 16,180- square foot building to include multiple commercial tenant spaces with one loading space. 3. A departure is hereby granted to allow the establishment of any use classified as a permitted use in the NB Neighborhood Business District within the proposed Tenant Space 2 and Tenant Space 3 of the existing building,without the requirement to provide additional parking spaces,provided a minimum of 52 parking spaces are located on the Subject Property, and provided that the use occupying the proposed Tenant Space 1 is such that requires one parking space per 250 square feet of floor area or less. If the Tenant Space 1 is occupied by a use which has a parking requirement larger than the requirement for one parking space per 250 square feet of floor area,then the uses within the proposed Tenant Space 2 and Tenant Space 3 shall comply with the parking requirements established by the Elgin Municipal Code, as amended. 4. All street graphics must comply with the zoning ordinance requirements. Wall signs shall not be box signs. Wall signs must be channel letters. 5. Compliance with all applicable codes and ordinances. Section 5. That except as amended herein,the use and development of the subject property shall be controlled pursuant to the provisions of Ordinance No. G22-15, as amended by Ordinance No. G43-17. In the event of any conflict between this ordinance and Ordinance No. G22-15 and Ordinance No. G43-17, this ordinance and associated documents shall control and prevail. Section 6. That this ordinance shall be in full force and effect upon its passage in the manner provided by law. David J. ptai , Mayor Presented: December 15, 2021 Passed: December 15, 2021 Omnibus Vote: Yeas: 9 Nays: 0 Recorded: December 15, 2021 Published: December 15, 2021 Attes °' r . � imberly Dewis, Cit lerk „ 3 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 Petition 34-21, an application by Curiel Rodriguez, UR Boxing, Inc., as applicant, and AMI Properties Inc. as property owner, requesting approval of a conditional use and an amendment to the planned development as a conditional use established by Ordinance No.G22-15,as amended by Ordinance No.G43-17,with departures from the Elgin Municipal Code requirements for the minimum number of off street loading spaces, and any other departures as may be necessary or desirable, to establish a physical fitness facility at the property commonly referred to as 920 S. McLean Boulevard. GENERAL INFORMATION Petition Number: 34-21 Property Location: 920 S. McLean Boulevard Requested Action: Amendment to planned development as a conditional use Current Zoning: NB Neighborhood Business District and ARC Arterial Road Corridor Overlay District Proposed Zoning: No change.NB Neighborhood Business District and ARC Arterial Road Corridor Overlay District Existing Use: Vacant commercial tenant space within apartially occupied commercial building Proposed Use: Physical fitness facility Applicant: UR Boxing Inc., Curiel Rodriguez Owner AMI Properties Inc. Recommendation & Findings of Fact Petition 34-21 November 1,2021 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 Ordinance BACKGROUND Curiel Rodriguez,UR Boxing, Inc., as applicant, and AMI Properties Inc. as property owner, are requesting approval of a conditional use and an amendment to the planned development as a conditional use established by Ordinance No.G22-15,as amended by Ordinance No.G43-17,with departures from the Elgin Municipal Code requirements for the minimum number of off street loading spaces, and any other departures as may be necessary or desirable, to establish a physical fitness facility at the property commonly referred to as 920 S. McLean Boulevard. The 1.7-acre property, located at the southwest corner of S. McLean Boulevard and Torrey Pines Drive, is zoned NB Neighborhood Business District. The property is improved with a one-story 16,180-square foot commercial building and accessory parking lot with 52 parking spaces. Armanetti's Wine and Spirits liquor store, approved in 2015 by Ordinance G22-15, is currently located on the property and occupies approximately 11,813 square feet of the existing building. The remainder of the building is vacant. In 2017, the City approved an amendment to planned development by Ordinance No. G43-17 to divide the building into three tenant spaces. Armanetti's was to be located in its existing portion of the building to be called Tenant Space 1, a dog grooming business,which was proposed at that time, was supposed be located with a new 2,336-square foot Tenant Space 3 in the northwest corner of the building, and a new 2,202-square foot Tenant Space 2 was to be created in the northeast corner of the building. The dog grooming businesses did not move forward, and the division of the building was never completed. -2- Recommendation & Findings of Fact Petition 34-21 November 1, 2021 B VY r„ _ .44i ' T Subject Propert lCb.. � f1f Figure 1.Site area map with zoning overlay Proposal The applicant is now again proposing to divide the building to establish a boxing studio within the new Tenant Space 3.The 2,218-square foot Tenant Space 3 would still be located in the northwest corner of the building facing Torrey Pines Drive. UR Boxing, as the business would be called, would provide primarily one-on-one boxing training, but would also offer small group exercise boxing classes with up to 5-6 participants. The tenant space would remain as one large open space with separate designated areas for training, weightlifting, and boxing. The space would also include a check-in desk, a waiting area, and an area for storage lockers. The hours of operation would be 6 a.m. — 10 p.m. Monday through Friday, 8 a.m. — 2 p.m. on Saturday, and 9 a.m. — 1 p.m. on Sunday. The facility would have two employees during its busiest time. The owner of the building would replace the existing overhead loading door facing Torrey Pines Drive with a new black storefront window with a"hung"canopy above it to create an entrance for the Tenant Space 3. Any future signage for the boxing studio would meet the zoning ordinance requirements. The owner is also proposing to create the Tenant Space 2 in the northeast corner of the building. The 2,150-square foot Tenant Space 2,which would remain vacant, includes an option that could divide this space into two smaller units 2A and 2B. The Tenant Space 2 would include the same black aluminum storefront windows with the hung canopy(or canopies in case the space is divided into two smaller units) above it. The applicant would install a new 5-foot wide concrete walkway in front of the new tenant spaces 2 and 3, and would complete the sidewalk installation that -3 - Recommendation & Findings of Fact Petition 34-21 November 1, 2021 provides connection to the public sidewalk along Torrey Pines Drive. No other site changes are proposed. ------------------------------ FFI STI n...r.b.,,.r I \ tr.trr I I T9Nnl 5V.'�N 1 +aps. I ire• � . / \ w. T-n Sp—*3 r1 t � t •� } �� '• �••�• r TwMSpaoa 82B wa.".,f- ♦ _4�w.o 9°�" �N� • e a •s i .. . i� t !t _ Figure 2.Proposed site plan(north is on the bottom)with the proposed building division into multiple tenant spaces The new storefront window for tenant space 2 would also replace an existing overhead loading door leaving the building with only one loading door in rear of the building. The 16,180-square foot building is required to have two loading spaces, which is one of the departures requested by the applicant. The applicant is also requesting a departure from the future parking requirement to allow the Tenant Space 2 and Tenant Space 3 to be occupied with any permitted or conditional uses allowed in the NB District without the need to create more parking for future businesses. The proposed boxing studio is required to provide one parking space per four participants during its busiest class,plus one parking space per employee. With the maximum of six participants in a class and a maximum of two employees,the boxing studio is required to have four parking spaces. With the existing Armanetti's liquor store and the proposed boxing studio, the building would be required to have a total of 51 parking spaces. With 52 parking spaces on the property,the building -4- Recommendation & Findings of Fact Petition 34-21 November 1, 2021 meets the zoning ordinance parking requirement. With a surplus of only one parking space, a departure from the parking requirement would be needed in the future for any business to occupy the proposed Tenant Space 2. If the 2,150-square foot Tenant Space 2 is occupied by a general retail or office use(one parking space per 250 square feet of floor area required), nine additional parking spaces would be required with a total of 60 parking spaces required for the whole building. If the Tenant Space 2 is occupied by a carry-out restaurant(one parking space per 45 square feet of floor area required)48 additional parking spaces would be required with a total of 99 parking spaces required for the whole building. c� c TENANT SIGN TENANT SIGN ' M1 ill ir 14 ^. I r-,,EAST ELEVAT 31fST�flA710N ^.., Z . .. R Figure 2.Proposed partial east elevation(top left)and north elevation(bottom) However, the actual parking demand by Armanetti s liquor store is far less than the zoning ordinance parking requirement. While the zoning ordinance requires 47 parking spaces for the 11,813-square foot liquor store, a maximum of 5 parking spaces are occupied during the liquor store's busiest time on Friday and Saturday evenings. As such, up to 47 parking spaces are available for future businesses in the two new tenant spaces. With only four parking spaces required for the boxing studio,that leaves approximately 43 parking spaces for the employees and customers of any new business in Tenant Space 2. The parking requirement for most types of businesses in the proposed Tenant Space 2 would be far less than 43. A general retail use within the 2,150-square foot Tenant Space 2 would require - 5 - Recommendation & Findings of Fact Petition 34-21 November 1, 2021 only nine parking spaces. The uses that have a larger parking requirement are sit-down and carry- out restaurants. A 2,150-square foot restaurant is required to have between 36 and 48 parking spaces depending on if the restaurant is a sit-down or a carry-out type. The restaurants of this size are typically quick-serve, fast-food or fast-causal type restaurants. Because of the quick turnover of customers in such restaurants, their actual parking demand is much smaller than the zoning ordinance requirement. If the departure from the parking requirement is approved at this time, it would save 60-90 days of the zoning application review process for the next tenant wishing to move into the building. Such departure from the parking requirement would allow any other permitted or conditional use, including but not limited to sit-down and carry-out restaurants, to establish occupancy within Tenant Space 2 or Tenant Space 3 without the need to create more parking, provided the Tenant Space 1 is occupied by the liquor store,or another similar general office or retail use which requires one parkin space per 250 square feet of floor area. The requested departures are summarized in Table I below and are further described in Planned Development Departures and Exceptions section of the staff report further below. Table 1. Detail of the Parking Dc artures for 920 S. McLean BINA Requirement Proposal # of Loading Spaces 2 I Parking requirement 60-99 parking spaces based (if building fully on a future use in tenant 52(existing on site) occupied) space 2 The Community Development Department offers the following additional information: A. Property History. The subject property was annexed in 1970 and was zoned B3 Service Business District. In 1988,the subject property was rezoned to B1 Retail Business District as part of the College Green Subdivision to the west. In 1992,the property was rezoned to NB Neighborhood Business District as part of the comprehensive amendment to the zoning ordinance. In 2001, the property became part of the ARC Arterial Road Corridor Overlay District. The property first received a conditional use approval in 1996 for a motor vehicle dealership and motor vehicle repair shop by Ordinance No. G58-96. Subsequently, the building was constructed for that purpose in 1997. In 2008, the property received a 6- Recommendation & Findings of Fact Petition 34-21 November 1, 2021 conditional use for a motorcycle dealership by Ordinance No. G47-08, and in 2015 it received approval for a planned development as a conditional use for the establishment of the existing liquor store by Ordinance No.G22-15.The liquor store(Armanetti's Wine and Spirits) still occupies the southern 11,813 square feet of the building. In 2017, the City approved dividing the building into three tenant spaces by Ordinance No. G43-17 to establish a dog grooming business within the proposed Tenant Space 3, with Armanetti's liquor store in Tenant Space 1, and a new Tenant Space 2 remaining vacant. The dog grooming business never went forward and the building division was not completed. B. Surrounding Land Use and Zoning. The property to the north is zoned PNB Planned Neighborhood Business District and is improved with a multi-tenant McLean Plaza shopping center. The properties to the east are zoned PORI Planned Office Research Industrial District and are improved with a self-storage facility, family fun amusement center (LazerMaxx) and similar warehouse and storage uses. The properties to the west and south are zoned RC 1 Residence Conservation District and are improved with single family homes(College Green Subdivision). 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 of the NB Neighborhood Business District is to provide for commercial areas supplying daily convenience commodities and services to a neighborhood population. The scale of development of an NB zoning district is limited by the applicable site design regulations due to its function and resulting close proximity to residences. E. Trend of Development. The subject property is located at the southwest corner of South McLean Boulevard and Torrey Pines Drive. The properties along South McLean Boulevard are generally developed with commercial uses serving the surrounding neighborhoods, and light industrial and warehousing uses serving the larger community. The subject property also serves as the buffer between the heavily-travelled arterial road (South McLean Boulevard) and the established single-family residential neighborhood to the west. The proposed boxing studio use is consistent with the trend of commercial development along South McLean Boulevard. -7 - Recommendation & Findings of Fact Petition 34-21 November 1, 2021 FINDINGS After due notice as required by law, the Planning & Zoning Commission conducted a public hearing in consideration of Petition 34-21 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 in § 19.60.040, and standards for conditional uses outlined within § 19.65.030: STANDARDS FOR 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 1.73 acre property is improved with a 16,180- square foot building and the accessory parking lot with 52 parking spaces. The existing building is suited for multiple commercial tenant spaces as proposed.The new tenant space for the boxing studio in the northwest corner of the building, and the commercial tenant space 2 in the northeast corner of the building will take advantage of the building's multi- street frontage and visibility. The only site changes proposed are the construction of sidewalks in front of the new tenant spaces 2 and 3 and the completion of the sidewalk connection from the building to the public sidewalk along Torrey Pines Drive. There are no significant topography, watercourses, or vegetation on the property that would have a negative impact on the proposed building and site improvements. 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 existing building on the property is currently served by municipal water, sanitary sewer, and stormwater systems. The applicant is not proposing to make any changes to the existing sewer and water facilities. The existing facilities can adequately serve the existing building and the proposed use. C. Traffic and Parking Standard. The suitability of the subject property for the planned - 8 - Recommendation& Findings of Fact Petition 34-21 November 1,2021 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 property has two full access driveways to Torrey Pines Drive and has no direct access to South McLean Boulevard. The applicant is not proposing any changes to the existing site circulation or the access driveways. The existing driveways adequately serve the subject property. The property functions with safe and efficient on-site circulation. The proposal will not have any negative effect on the existing traffic circulation in the immediate the area. The proposed boxing studio is required to have four parking spaces. With the existing Armanetti's liquor store and the proposed boxing studio,the building would be required to have a total of 51 parking spaces. With 52 parking spaces on the property, the building meets the zoning ordinance parking requirement. However, with a surplus of only one parking space, a departure from the parking requirement would be needed in the future for any business to occupy the proposed Tenant Space 2. The actual parking demand by Armanetti's liquor store is far less than the zoning ordinance requirement. While the zoning ordinance requires 47 parking spaces for the 11,813-square foot liquor store, a maximum of 5 parking spaces are occupied during the liquor store's busiest time on Friday and Saturday evenings. As such, up to 47 parking spaces are available for the employees and customers of the businesses in the two new tenant spaces. If the 2,150-square foot Tenant Space 2 is occupied by a general retail or office use (one parking space per 250 square feet of floor area required), nine additional parking spaces would be required with a total of 60 parking spaces required for the whole building. If the tenant space 2 is occupied by a carry-out restaurant(one parking space per 45 square feet of floor area required), 48 additional parking spaces would be required with a total of 99 - 9- Recommendation & Findings of Fact Petition 34-21 November 1, 2021 parking spaces required for the whole building.Due to the quick turnover of parking spaces for carry-out or small sit-down restaurants, the actual parking demand by a restaurant in this space would be far less than the zoning ordinance requirement. With the small parking demand generated by the liquor store, there is adequate number of parking spaces on site to meet the parking needs of any future businesses in Tenant Space 2 or Tenant Space 3. 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 1970 and was zoned B3 Service Business District. In 1988,the subject property was rezoned to B1 Retail Business District as part of the College Green Subdivision to the west. In 1992, the property was rezoned to NB Neighborhood Business District as part of the comprehensive amendment to the zoning ordinance. In 2001, the property became part of the ARC Arterial Road Corridor Overlay District. The property first received a conditional use approval in 1996 for a motor vehicle dealership and motor vehicle repair shop by Ordinance No. G58-96. Subsequently, the building was constructed for that purpose in 1997. In 2008, the property received a conditional use for a motorcycle dealership by Ordinance No. G47-08, and in 2015 it received approval for a planned development as a conditional use for the establishment of the existing liquor store by Ordinance No.G22-15.The liquor store(Armanetti's Wine and Spirits) still occupies the southern 11,813 square feet of the building. In 2017, the City approved dividing the building into three tenant spaces by Ordinance No. G43-17 to establish a dog grooming business within the proposed Tenant Space 3, with Armanetti's liquor store in Tenant Space 1, and a new Tenant Space 2 remaining vacant. The dog grooming business never went forward and the building division was not completed. 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 property to the north is zoned PNB Planned Neighborhood Business District and is improved with a multi- tenant McLean Plaza shopping center. The properties to the east are zoned PORI Planned Office Research Industrial District and are improved with a self-storage facility,family fun amusement center(LazerMaxx)and similar warehouse and storage uses. The properties to the west and south are zoned RC 1 Residence Conservation District and are improved with single family homes(College Green Subdivision). - 10- Recommendation & Findings of Fact Petition 34-21 November 1, 2021 F. Trend of Development Standard. The suitability of the subject property for the planned development with respect to consistency with an existing pattern of development or an identifiable trend of development in the area. Findings.The subject property is suited for the intended planned development with respect to consistency with an existing pattern of development or an identifiable trend of development in the area. The subject property is located at the southwest corner of South McLean Boulevard and Torrey Pines Drive. The properties along South McLean Boulevard are generally developed with commercial uses serving the surrounding neighborhoods, and light industrial and warehousing uses serving the larger community. The subject property also serves as the buffer between the heavily-travelled arterial road (South McLean Boulevard) and the established single-family residential neighborhood to the west. The proposed boxing studio use is consistent with the trend of commercial development along South McLean Boulevard. 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. This standard is not applicable. The applicant is not seeking approval of a planned development district as a map amendment. 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 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. 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. - 11 - Recommendation & Findings of Fact Petition 34-21 November 1, 2021 Findings. The subject property is suitable 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. The planned development as a conditional use was established in 2015 by ordinance No. G22-15 to allow for the establishment of a liquor store within a vacant building. The existing liquor store occupies 11,813 square feet of the existing 16,180- square foot building. The building is well suited for multiple commercial tenant spaces. The applicant is proposing to divide the existing building into 3 or 4 commercial tenant spaces, with a new boxing studio in the proposed Tenant Space 3 in the northwest corner of the building. The proposed boxing studio use is listed as a conditional use in the NB Neighborhood Business District. As part of the amendment to the existing planned development, the applicant is seeking a departure from future parking requirements to allow future businesses to establish within the proposed Tenant Space 2 and Tenant Space 3 without the need to create more parking spaces. While the property meets the parking requirement with the liquor store and the proposed boxing studio, a parking departure would be needed to establish any other business within the proposed Tenant Space 2. The applicant has demonstrated that during its busiest time, the peak parking demand for the liquor store occurs during Saturday mornings when only 5 parking spaces are occupied. With 47 parking spaces remaining for businesses in the new tenant spaces, adequate number of parking spaces would be available to meet the parking needs of any future businesses in Tenant Space 2 and Tenant Space 3. 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. No significant natural features exist on the property. The property is improved with an existing one-story commercial building and an accessory parking lot. The applicant is proposing only minor site improvements to the property to construct a new sidewalk in front of the new tenant spaces and to complete the installation of a sidewalk connection to the public sidewalk along Torrey Pines Drive. The applicant will not make any changes to the existing topography, and there are no existing watercourses and wetlands affecting the property. There are no significant natural features on the property, including topography,watercourses, wetlands, and vegetation. K. Internal Land Use. The suitability of the subject property for the intended planned - 12 - Recommendation & Findings of Fact Petition 34-21 November 1,2021 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 proposed boxing studio is listed as a conditional use within the NB Neighborhood Business District.The proposed use will not exercise any undue detrimental influence on the existing liquor store on the property or the surrounding residential neighborhood. The 52 parking spaces on site can adequately meet the parking needs of the liquor store,the proposed boxing studio,or any other permitted or conditional uses allowed in the NB Neighborhood Business District without any negative effect on the surrounding properties or uses. PLANNED DEVELOPMENT DEPARTURES AND EXCEPTIONS The applicant is requesting the following departures from the requirements of the zoning ordinance: 1. Section 19.47.090, "Required Number of Loading Berths". The 16,180-square foot commercial building is required to have a minimum of two loading spaces. The applicant is proposing only one loading space to remain for the building. 2. Section 19.45.070,"Table of Required Parking".The proposed multiple-tenant building could be required to provide between 60-99 parking spaces with the existing liquor store, the proposed boxing studio, and any other permitted or conditional use in the proposed Tenant Space 2. The applicant is proposing the 52 parking space to remain on site. Staff finds the proposed departures are reasonable and necessary to allow the applicant to fully lease the partially vacant building. The existing 16,180-square foot building has three loading spaces. One on the west, one on the north and one on the east side of the building. The existing Armanetti's liquor store occupies only the southern 11,813 square feet of the building, leaving 4,367 square feet of the building vacant. By creating two new tenant spaces for the vacant portion of the building,the applicant is proposing to eliminate the northern and eastern loading space leaving only one loading space to serve the building. That loading space would continue to adequately serve the existing liquor store. The future tenant spaces 2 and 3 do not need separate loading spaces. Most businesses which occupy approximately 1,000-2,000 square foot tenant spaces are served by small box-type size delivery trucks that park in regular parking stalls without the need for designated loading spaces. - 13 - Recommendation &Findings of Fact Petition 34-21 November 1, 2021 The applicant is requesting the approval of a parking departure to allow the establishment of a business in the proposed Tenant Space 2 in the future without the need to apply for and obtain approval of a parking departure in the future. The applicant has demonstrated that the actual parking demand of the liquor store is far less than the zoning ordinance requirement for the store. The peak parking demand for the liquor store occurs on Friday and Saturday evenings when only 5 parking spaces are occupied. With 47 parking spaces remaining for businesses in the new tenant spaces, adequate number of parking spaces would be available to meet the parking needs of any future businesses. The proposed departure from the parking requirement would allow the establishment of any permitted or conditional use allowed in the NB District within the proposed Tenant Space 2 and Tenant Space 3 without the need for additional parking spaces, provided a minimum of 52 parking spaces remain on site, and provided Tenant Space 1 remains occupied by the liquor store or another general office/retail use which requires one parking space per 250 square feet of floor area. 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 1.73 acre property is improved with a 16,180-square foot building and the accessory parking lot with 52 parking spaces. The existing building is suited for multiple commercial tenant spaces as proposed. The new tenant space for the boxing studio in the northwest corner of the building, and the commercial tenant space 2 in the northeast corner of the building will take advantage of the building's multi-street frontage and visibility. The only site changes proposed are the construction of sidewalks in front of the new tenant spaces 2 and 3 and the completion of the sidewalk connection from the building to the public sidewalk along Torrey Pines Drive.There are no significant topography,watercourses,or vegetation on the property that would have a negative impact on the proposed building and site improvements. 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 existing building on the property is currently served by municipal water, sanitary sewer, and stormwater systems. The applicant is not proposing to make any changes to the existing sewer and water facilities. The existing facilities can adequately serve the existing building and the proposed use. - 14- Recommendation & Findings of Fact Petition 34-21 November 1, 2021 C. Traffic and Parking Standard. The suitability of the subject property for the intended conditional use with respect to the provision of safe and efficient on-site and off-site vehicular circulation designed to minimize traffic congestion. Findings. The subject property is suitable for the intended conditional use with respect to the provision of safe and efficient on-site and off-site vehicular circulation designed to minimize traffic congestion. The property has two full access driveways to Torrey Pines Drive and has no direct access to South McLean Boulevard.The applicant is not proposing any changes to the existing site circulation or the access driveways.The existing driveways adequately serve the subject property. The property functions with safe and efficient on- site circulation. The proposal will not have any negative effect on the existing traffic circulation in the immediate the area. The proposed boxing studio is required to have four parking spaces. With the existing Armanetti's liquor store and the proposed boxing studio,the building would be required to have a total of 51 parking spaces. With 52 parking spaces on the property, the building meets the zoning ordinance parking requirement. However, with a surplus of only one parking space, a departure from the parking requirement would be needed in the future for any business to occupy the proposed Tenant Space 2. The actual parking demand by Armanetti's liquor store is far less than the zoning ordinance requirement. While the zoning ordinance requires 47 parking spaces for the 11,813-square foot liquor store, a maximum of 5 parking spaces are occupied during the liquor store's busiest time on Friday and Saturday evenings. As such, up to 47 parking spaces are available for the employees and customers of the businesses in the two new tenant spaces. If the 2,150-square foot Tenant Space 2 is occupied by a general retail or office use (one parking space per 250 square feet of floor area required), nine additional parking spaces would be required with a total of 60 parking spaces required for the whole building. If the tenant space 2 is occupied by a carry-out restaurant(one parking space per 45 square feet of floor area required), 48 additional parking spaces would be required with a total of 99 parking spaces required for the whole building.Due to the quick turnover of parking spaces for carry-out or small sit-down restaurants, the actual parking demand by a restaurant in this space would be far less than the zoning ordinance requirement.With the small parking demand generated by the liquor store, there is adequate number of parking spaces on site to meet the parking needs of any future businesses in Tenant Space 2 and Tenant Space 3. 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. - 15 - Recommendation & Findings of Fact Petition 34-21 November 1, 2021 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 to divide the existing building to create three different tenant spaces with the establishment of a boxing studio within the proposed Tenant Space 3. The existing liquor store would occupy Tenant Space 1, while the proposed Tenant Space 2 would remain vacant. The applicant is proposing only minor site changes to construct a sidewalk in front of the new tenant spaces and to complete the construction of a sidewalk connection from the building to the existing public sidewalk along Torrey Pines Drive. The applicant has demonstrated the peak parking demand for the liquor store is far less than the zoning ordinance requirement,leaving adequate number of parking spaces on site to serve the future tenants within tenant spaces 2 and 3. The proposal would allow the existing building to achieve full occupancy without the need for additional parking.The proposal would not have any negative effect on the existing tenants within the building or on any surrounding properties or uses. E. Historic Preservation Standard. Where applicable, the conditional use shall make possible an efficient contemporary use of, or a compatible improvement to a designated landmark or property located in a designated historic district while preserving those portions and features of the property which are significant to its historic, architectural, and cultural values to an historic preservation plan. Findings. This standard is not applicable. The subject property is neither designated as a local historic landmark nor is it located within a locally designated historic district. RECOMMENDATION The Community Development Department and the Planning & Zoning Commission recommend approval of Petition 34-21, subject to the following conditions: 1. Substantial conformance to the Development Application submitted by Curiel Rodriguez, UR Boxing, Inc., as applicant, and AMI Properties Inc., as property owner, received August 11, 2021, and supporting documents including: a. Undated U R Boxing Inc 225,Carla Dr South Elgin,IL-60177 Statement of Purpose& Conformance letter, prepared by Uriel Rodriguez Palacios, dated received August 11, 2021; b. Plat of Survey, prepared by Alan J. Coulson, P.C. Professional Land Surveyors, dated April 1, 2008; and c. 6-page architectural plans titled:"Existing Retail Building UR Boxing New Tenant 920 South McLean Blvd., Elgin, Illinois 60123, prepared by S. G. Solanki Architects, last revised October 18, 2021, with such further revisions as requested by the Community Development Director. - 16 - Recommendation &Findings of Fact Petition 34-21 November 1, 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. A departure is hereby granted to allow the proposed renovation of the existing 16,180- squaref foot building to include multiple commercial tenant spaces with one loading space. 3. 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 NB Neighborhood Business District within the proposed Tenant Space 2 and Tenant Space 3 of the existing building, without the requirement to provide additional parking spaces, provided a minimum of 52 parking spaces are located on the Subject Property, and provided that the use occupying the proposed Tenant Space 1 is such that requires one parking space per 250 square feet of floor area. If the Tenant Space 1 is proposed to be occupied by a use which has a parking requirement larger than the requirement for one parking space per 250 square feet of floor area,then the uses within the proposed Tenant Space 2 and Tenant Space 3 shall be required to comply with the parking requirements established by the Elgin Municipal Code, as amended. 4. All street graphics must comply with the zoning ordinance requirements. Wall signs shall not be box signs. Wall signs must be channel letters. 5. Compliance with all applicable codes and ordinances. The vote of the Planning&Zoning Commission on the motion to recommend approval,subject to the conditions outlined by the Community Development Department,was six(6)yes,zero(0)no, and zero (0)abstentions. One member was absent. Respectfully Submitted, s/Jay Cox Jay Cox, Chairman Planning&Zoning Commission s/Damir Latinovic Damir Latinovic,AICP; Secretary Planning&Zoning Commission - 17 - r_-llvj^ 1� '� F • N Wn page ! " Subject Property Petition 34-21 r _ vhO ►y Torrey P%n@s Dr •`� r St Andrews Circe AWTS �r r � �tr• ,1i'°` arm � �.�: _ - . CrispDr .:. 0; ri � O EXHIBITA Aerial/Location Map N W+E S Map prepared by City of Elgin o 60 120 240 360 480 eet Department of Community Development PRC go I a Gtee�Ot G°`\ege PN B Subject Property QRI. Petition 34-21 Torrey Pine rDr CF Legend NB QRC Residence Conservation 1 1�I QRC2 Residence Conservation 2 O RC3 Residence Conservation 3 RC1 PO lR OPRC Planned Residence Conservation O SFR1 Single Family Residence 1 O PSFR1 Planned Single Family Residence 1 j O SFR2 Single Family Residence 2 m O PSFR2 Planned Single Family Residence 2 L` �0 Q TRF Two Family Residence OPTRF Planned Two Family Residence 13 MFR Multiple Family Residence t y PMFR Planned Multiple Family Residence SaWgra55 C QRB Residence Business OPRB Planned Residential Business -NB Neighborhood Business -PNB Planned Neighborhood Business -AB Area Business -PAB Planned Area Business T -CC Center City 1 GT -CC2 Center City 2 -PCC Planned Center City -ORI Office Research Industrial -PORI Planned Office Research Industrial -GI General Industrial -PGI Planned General Industrial CrispinDr -Cl Commercial Industrial -CF Community Facility ©n T -PCF Planned Community Facility 1\i EXHIBIT Zoning Map N w+E S Map prepared by City of Elgin 0 40 80 160 240 320 Department of Community Development Feet iL Subject Property 920 S. McLean Blvd. Petition 34-21 Torrey Pines Dr QO e m 0627101011 y EXHIBIT C Parcel Map N A City of Elgin o 15 so so 90 120 Feet Department of Community Development EXHIBIT D SITE LOCATION 920 S. McLean Blvd Petition 34-21 Torrey.Pines Drive. , r Q 4 > � m i 9r ��� Sub' ct Propert �� '.. • :�I. f��i,��' . , ­iy Bird's eye view looking north l :+ . f jr_ r ,. .c R Oft Jet - - fir Bird's eye view looking west EXHIBIT D SITE LOCATION 920 S. McLean Blvd Petition 34-21 je- 1- yw•. �a� r - iy • .. -Vol '- West elevation of theex isting buildingT yT'< A r . . W North elevation of the building