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HomeMy WebLinkAboutG51-19 Ordinance No. G51-19 AN ORDINANCE GRANTING A CONDITIONAL USE TO ESTABLISH A COMMERCIAL EVENT SPACE INVOLVING VARIOUS ASSEMBLIES OF PEOPLE IN THE CC1 CENTER CITY DISTRICT (168 East Highland Avenue) WHEREAS, written application has been made requesting conditional use approval to establish a commercial event space for activities pertaining to assembly of people at 168 East Highland Avenue; and WHEREAS,the zoning lot with the building containing the premises at 168 East Highland Avenue is legally described herein (the"Subject Property"); and WHEREAS, the Subject Property is located within the CC 1 Center City District, and a commercial event space for activities pertaining to assembly of people is listed as a conditional use within the CC1 Center City District; and WHEREAS, the Planning & Zoning Comrnission conducted a public hearing concerning said application on September 9, 2019 following due notice including by publication; and WHEREAS, the Community Development Department and the Planning & Zoning Commission have submitted their Findings of Fact concerning said application; and WHEREAS, the Community Development Department and the Planning & 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 & 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 CC 1 Center City 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 September 9, 2019, and the recommendations made by the Community Development Department and the Planning&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 for a commercial event space for activities pertaining to assembly of people is hereby granted for the property commonly known as 168 East Highland Avenue and commonly identified by Kane County Property Index Numbers 06-14-281-001, 06- 14-281-003,06-14-281-004,06-14-281-005,and 06-14-281-006,and legally described as follows: Parcel 2: That part of lots 1 thru 5. Both inclusive. In block 17 of the original town of Elgin as laid out by James T Gifford. Bounded and described as follows: Commencing at the intersection of the South line of lot 4 in block 17 of the original town of Elgin with the Easterly line of the right-of-way of the Chicago and Northwestern Railway Company, which point is 120.50 feet from East from the Southwest corner of said block 17, thence East on said South line of said lot 4, 10.37 feet to the point of beginning: thence north, parallel with the east line of said lot 4, 75.50 feet to the center line of a wall standing at the North end of a stone building: thence Westerly along said wall,47.60 feet to the Easterly line of the right-of-way of the Chicago and Northwestern Railway Company; thence Northwesterly along said Easterly right-of-way, 58.27 feet to a point on the south line of the right-of-way of East Division Street, said South line is also the North line of lots 1 thru 5; thence east along said South line right-if-way, 206.69 feet to a point, said point being the North East corner of lot 2 in block 17 in said original town of Elgin, thence South along the East line of said lot 2, 132.69 feet to a point on the North right-of-way line of East Highland Avenue, said line is also the South line of lots 1 thru 5;thence west along said North line of said right-of-way. 134.00 feet to the point of beginning, in the City of Elgin, Kane County, Illinois. (commonly known as 168 East Highland Avenue) 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 Darren Mensching and Marilyn Mensching DBA The Highland Loft, as applicants, and Kurt Kresmery, as property owner, received August 2, 2019 and supporting documents including: a. Undated The Highland Loft Event venue letter, received August 2, 2019; b. Undated proposed wall sign drawing, received August 20, 2019, with such further revisions as required by the Community Development Director; c. Plat of Survey, prepared by John D. Rebik& Associates, dated July 7, 1997; d. Banquet Plan 1, prepared by Silva Architects, dated August 1, 2019, with such further revisions as required by the Community Development Director; e. Banquet Plan 2, prepared by Silva Architects, dated August 1, 2019, with such further revisions as required by the Community Development Director; and f. Convention Plan, prepared by Silva Architects, dated August 1, 2019, with such further revisions as required 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. The proposed commercial event space may install one wall graphic with maximum surface area of 28 square feet in substantial conformance to the following: a. Undated proposed wall sign drawing, received August 20, 2019,with such further revisions as required by the Community Development Director; The wall graphic shall be the channel-letters-type street graphic. A box-type wall graphic is not permitted. 3. The proposed commercial event space may install one projecting wall graphic or one A-frame graphic, but not both. If a projecting graphic is installed, it shall comply with the location, size, illumination, number, mounting, and materials requirements for projecting graphics in the zoning ordinance. If an A-frame type graphic is installed, it shall comply with the location, size, design, illumination, number, time restrictions, and certificate of insurance requirements for A-frame graphics in the zoning ordinance. 4. Assembly uses permitted by this grant of conditional use shall include: a. Business Dinners, Breakout Session, and/or Round-Table Discussions; b. Banquets (General); c. Baby Showers and/or Bridal Showers; d. Baptisms and/or Christenings; e. Beer, Wine, Liquor, and/or Food Tastings; f. Celebrations, Soirees, Private Parties, such as Anniversaries, Birthdays,and/or Bar and Bat Mitzvahs; g. Conferences, Conventions, and/or Seminars; h. Colloquiums; i. Consumer Shows, Trade Shows, Trunk Shows, and Fashion Shows; j. Corporate and/or Non-profit Events; k. Design and Creative Workshops, such as Calligraphy, Art, Pottery,and/or Painting Classes: 1. Exhibitions, including but not limited to Art Shows; m. Expositions; n. Fairs and/or Festivals; o. Fundraisers; p. Funeral Services; q. Galas; r. Gallery Displays, including but not limited to works of art, either temporary or permanent; s. Holiday Parties; t. Live Performances, such as readings and/or plays but expressly excluding as a principal use: music concerts, karaoke, ballrooms, dance halls, discotheques, 3 nightclub operations, events hosted by bands or deejays, or other like music- or dance-oriented events; u. Meetings, including but not limited to Board,Business, Public and/or Shareholders Meetings; v. Mind and Body Classes and Sessions,including but not limited to Mediation and/or Yoga; w. Networking Events; x. Plenary or General Sessions; y. Political Events; z. Press Conferences; aa. Product Launch Events; bb. Receptions; cc. Retreats and Tam Buildings Events; dd. Social Events; ee. Symposiums; ff. Themed Events; gg. Wedding Ceremonies & Receptions, including but not limited to traditional weddings, elopements, and/or civil unions; and hh. Other like assemblies of people. 5. Any event of an above assembly use may be catered, with food preparation and service provided either by the applicant or from an off-site establishment, subject to compliance with applicable health and sanitation codes, ordinances, rules, and regulations. Similarly, any event of an above assembly use may include the incidental service of alcohol, with such service provided either by the applicant or from an off- site establishment, subject to compliance with applicable health, sanitation, and liquor codes, ordinances, rules and regulations. 6. Any event of an above assembly use may include the incidental playing of amplified live or recorded music, subject to compliance with applicable noise codes, ordinances, rules and regulations.The incidental playing of amplified live or recorded music is only permitted on the interior of the commercial event space. The applicant must comply with Chapter 10.30 "Noise"of the Elgin Municipal Code, 1976 as amended. 7. Compliance with all applicable codes and ordinances. Section 4. That this ordinance shall be full force and effect upon its passage in the manner provided by law. David J. Kaptai:! ay•r 4 Presented: September 25, 2019 Passed: September 25, 2019 Vote: Yeas: 9 Nays: 0 Recorded: September 25, 2019 Published: September 27, 2019 Attest: Ad4Ai Kimberly Dewis, ('lerI\ EXHIBIT A September 9, 2019 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 31-19, an application by Darren Mensching and Marilyn Mensching DBA The Highland Loft, as applicants, and Kurt Kresmery, as property owner, requesting a conditional use to establish a commercial event space for activities pertaining to assembly of people with any departures as may be necessary or desirable at the property commonly referred to as 168 E. Highland Avenue. The property is located in downtown Elgin and is zoned CC1 Center City District. GENERAL INFORMATION Petition Number: 31-19 Property Location: 168 E. Highland Avenue Requested Action: Conditional Use Current Zoning: CC1 Center City District Proposed Zoning: No change. CC 1 Center City District Existing Use: Vacant commercial space Proposed Use: Commercial event space Applicant: Darren Mensching and Marilyn Mensching dba The Highland Loft Owner Kurt Kresmery Staff Coordinator: Damir Latinovic, AICP, Senior Planner Exhibits Attached: A. Aerial/Location Map B. Zoning Map Recommendation & Findings of Fact Petition 31-19 September 9,2019 C. Parcel Map D. Site Location E. Development Application and Attachments F. Draft Ordinance BACKGROUND Darren Mensching and Marilyn Mensching DBA The Highland Loft, as applicants, and Kurt Kresmery, as property owner, are requesting a conditional use to establish a commercial event space for activities pertaining to assembly of people with any departures as may be necessary or desirable at the property commonly referred to as 168 E. Highland Avenue.The property is located in downtown Elgin and is zoned CC1 Center City District. The property has frontage along E. Highland Avenue to the south and Division Street to the north, and is located on the 100 block of E.Highland Avenue between Spring Street and Douglas Avenue. The 21,000-square foot property is improved with a three-story office building, which covers the entire property. The building is home to R. R. Donnelly, a commercial printing company, which occupies the majority of the 1st floor and the entire 2nd floor. Until recently,the company also used to occupy the 3'd floor of the building, but moved a portion of its office operations out of state. The third floor remains vacant along with one vacant office suite on the ground floor. The main entrance to the building is from E. Highland Avenue. All surrounding properties are also zoned CC1 Center City District. The adjacent property to the east is a two-story building formerly home to Gail Borden library, which is currently used as a restaurant and banquet space. The attached building to the west is used as a single-family residence. The properties to the north across Division Street include a surface parking lot for the St.John's Lutheran Church,the 8-story Professional Building(an office building),and a four-story senior living facility. The properties to the south across E. Highland Avenue include a two-story mixed-use building with upper floor residential units and ground floor retail and restaurant uses, and a two-story Associated Bank building. Proposal The applicant is proposing to occupy the entire 3'd floor of the building to establish a commercial event space The Highland Loft. The 19,500-square foot space would fill the void in the market place for a large venue space. While the event space could accommodate up to 600 persons, average attendance is expected to be between 200 and 300 persons. The space features high ceilings, exposed brick, and loft-style look sought after in the venue market, and includes a fire sprinkler and fire alarm system. The applicant would rent the facility -2 - Recommendation & Findings of Fact Petition 31-19 September 9,2019 for various types of events, including weddings, corporate parties, birthday parties, fundraisers, networking events,non-profit and promotional events,and various other social events.The facility would be available for rent from 9 AM to 12 AM,but most events would take place after business hours and on weekends. Certain events may include caterers binging in ready to serve food. No food would be cooked and prepared on site. The applicant intends to allow alcoholic service for the events and will have to apply for and obtain a liquor license. The applicant is aware a liquor license (Class S liquor license, the same type of license held by the Haight facility) is required prior to service of any alcohol at the facility. The applicant would require that all alcoholic beverages be served by basset certified and licensed servers, and would have to meet any other requirements established by the liquor license. • p. / rtt•wx.porW.r • •• • , • ' i • • r.n�•rrr• l -1— i.-...iv •1l.:.:4;!b •% �__ •' 1 i`i•�___Lm •i •i i i •• I �.... •�i • : y • :• J f•11C[ ••..... . .\ • •••••• ' n I . -0 - I —� ;:ob 1 ^• Rev 120.0,0"y04,011y 40.Qj u�u —- I I am an°It,ae%,b°trait)oo"bi:4 °°boo 1_ �P C7- .315-1/4,q".,AaQ`v,t��s►01 Qq°`O c b r- �' c o% II°tFibOb.h h ,u 4404 I 1 Y IIr. aaaoh2,4::ob4i• bovo°r�h I. 1Z aM,q %gt%vo 41%o % I I o h b%-06° c a I I°bD "bc �°bo 1 o-4 bo�"bo I ; •a_— —MN-�. ,aa ` s — . ... � AP �MIOUET P 2 111 w Figure 2:Example of a proposed event seating layout The applicant plans to complete only minor interior renovation to accommodate the new use. No exterior changes to the building are proposed except for future signage.While the zoning ordinance allows signage for only the ground floor businesses,the applicant is requesting approval to be able to install one wall graphic and possibly one projecting graphic or an A-frame graphic. The proposed wall graphic would be maximum 28 square feet in area and would match the size and location of the existing wall graphic for R. R. Donnelly(Figure 3 below). - 3 - Recommendation& Findings of Fact Petition 31-19 September 9, 2019 The projecting graphic, if installed, would AIM MLA- comply with all restrictions applicable to other projecting graphics downtown, including maximum size of 12 square feet and maximum clearance of nine feet to the sidewalk. Similarly, 117/ El; j 1 1 the A-frame graphic, if installed, would have to comply with all restrictions for A-frame graphics, I including the maximum height of four feet and A maximum surface area of eight square feet.As for Aglow other downtown businesses, the applicant would be able to install the projecting graphic or the A- , frame graphic,but not both. Figure 3:Location of proposed wall graphic No parking exists on site, but the zoning ordinance does not require off-street parking for any land use within the CC1 District. On-street parking is provided on both sides of E. Highland Avenue and the north side of Division Street. In addition, attendees of the events will have access to 331 parking spaces within the Spring Street parking garage located one half block to the east as well as other city-owned free parking lots. The proposed commercial event space for activities pertaining to assembly of people is listed as a conditional use in the CC 1 Center City District, requiring 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 originally classified as E Commercial District in the city's first zoning ordinance in 1927. In 1962,the property was rezoned to B2 Central Business District. In 1992,the property was rezoned to CC 1 Center City District as part of the comprehensive amendment to the zoning ordinance. The building and the property are part of the Downtown Elgin Commercial National Register Historic District. The original building on the property was constructed around 1895 as the Ackemann Brothers Department Store. Between 1903 and 1913 an addition was constructed to the building which makes up the current building size. The building facade was heavily altered in the 1960s and again in the 1990s and is no longer considered contributing structure to the historic significance of the downtown national historic district. B. Surrounding Land Use and Zoning. All surrounding properties are also zoned CC 1 Center City District. The adjacent property to the east is a two-story building formerly home to Gail Borden library, which is currently used as a restaurant and banquet space. The attached building to the west is used as a single-family residence.The properties to the -4 - Recommendation & Findings of Fact Petition 31-19 September 9, 2019 north across Division Street include a surface parking lot for the St. John's Lutheran Church, the 8-story Professional Building (an office building), and a four-story senior living facility. The properties to the south across E. Highland Avenue include a two-story mixed-use building with upper floor residential units and ground floor retail and restaurant uses, and a two-story Associated Bank building. C. Comprehensive Plan. The subject property is designated as "Community Mixed-Use Center"by the City's 2005 Comprehensive Plan. Community Mixed-Use Centers provide focus, identity, and convenient goods and services, as well as some employment, for a number of surrounding neighborhoods, in a larger trade area.The ideal community mixed- use center should be between 30-100 acres of commercial, office entertainment, medium density residential, and institutional uses accessed by arterial streets and transit service. The center would have parcels and buildings scaled to pedestrians, small enough to encourage parking once and walking to more than one destination. Off-street parking is hard and on-street parking helps to contribute to the intimate scale of well-functioning pedestrian environments. Parking located between and behind buildings permits people to walk more safely and comfortably between uses that front sidewalks rather than large parking lots. Seating and shade along pedestrian routes promotes walking and informal gathering. Downtown Elgin functions as a unique community mixed-use center within the planning area. It is the historic and traditional heart of the community. Recommended land uses include a compatible mix of residential (30 + du/ac), employment, educational, civic, and office uses,combined with a cultural and entertainment center focus that extends activities throughout the day. Pedestrian, bicycle, transit and vehicular circulation systems are coordinated and efficient. Streets and places are designed to encourage pedestrian activity. Buildings and structures of historic or architectural value are maintained in active service, where feasible. D. Zoning District. The purpose and intent of the CC1 Center City District is to facilitate the implementation of the official comprehensive plan for the city center, as focused on a distinctive subarea of the city with a common urban fabric. The CC 1 zoning district provides for a concentration of finance, service, retail, civic, office, and cultural uses in addition to complementary uses such as hotels, entertainment and housing. The development standards are intended to encourage a mix of activity in the area while providing for quality development that maintains a sense of history, human scale and pedestrian-oriented character. E. Trend of Development. The subject property is located within the traditional downtown area that has historically been developed with a mix of commercial, retail, service, restaurants, residential, and institutional uses. The City encourages downtown development that will foster a vibrant, walkable, mixed-use center for the community, as well as a regional center with an urban fabric unique to the Chicago metropolitan region. - 5 - Recommendation & Findings of Fact Petition 31-19 September 9,2019 The most-recent development in the downtown area includes the restoration and adaptive reuse of the Tower Building into 44 residential units. The businesses that have recently opened in the area include Billy Bricks Wood Fired Pizza Cafe, Kubo Sushi and Sake Lounge, Jimmy John's, and Café Revive within Dream Hall. FINDINGS After due notice as required by law, the Planning & Zoning Commission conducted a public hearing in consideration of Petition 31-19 on September 9, 2019. 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 September 9, 2019. The Community Development Department and the Planning & Zoning Commission have made the following findings regarding this application against the standards for conditional uses outlined within § 19.65.030: 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 event space would occupy the vacant 19,500-square foot commercial space on the 3'd floor of the subject building. The space features high ceilings, exposed brick, and loft-style look ideal for a commercial venue space. With the maximum capacity of 600 persons, the proposal would fill the void in the market place for a large venue space. The applicant is proposing only minor interior renovation to accommodate the new use. No exterior changes are proposed,other than a future wall graphic and possibly a projecting graphic or an A-frame graphic, which are typical for downtown businesses. No existing site features including topography, watercourses, vegetation, and property improvements exist that would have a negative impact on the proposed conditional 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. - 6 - Recommendation & Findings of Fact Petition 31-19 September 9,2019 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. The existing sewer and water facilities can adequately serve 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 existing building covers the entire property with no on- site parking or vehicular access. Pedestrian access is provided from both Division Street on the north and E.Highland Avenue on the south side of the building.The subject property is located in downtown Elgin which functions with safe and efficient vehicular circulation. The proposed use will not have any negative effect on the existing on-site and off-site traffic circulation. The zoning ordinance does not require off-street parking be provided by any land use within the CC 1 district. The property is located one half block west of the Spring Street parking structure and the proposed event space will have access to 331 parking spaces within that structure. Employees and attendees will also have access to other free parking facilities in downtown Elgin, including the surface parking lot at the northwest corner of Douglas and E. Highland Avenues one half block to the west. On-street parking is also provided on the north side of Division Street and both sides of E. Highland Avenue as well as other streets in downtown Elgin. D. Location, Design, and Operation Standard. The suitability of the subject property for the intended conditional use with respect to it being located, designed, and operated so as to promote the purpose and intent of this title and chapter. Findings. The subject property is suitable for the intended conditional use with respect to it being located, designed, and operated so as to promote the purpose and intent of the zoning ordinance. The applicant is not proposing any exterior changes to the building. All commercial event activities will be conducted on the interior of the building without any impact on the surrounding properties. 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. Music will be permitted on the interior of the commercial event space, and the applicant must comply with Chapter 10.30 "Noise" of the Elgin Municipal Code, 1976 as amended. It is worth noting that the majority of events will take place after 5:00 PM and after the normal business hours of operation of other offices in the building. - 7 - Recommendation & Findings of Fact Petition 31-19 September 9, 2019 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. The property is, however,part of the Downtown Elgin Commercial National Register Historic District. However, due to extensive exterior renovations in the 1960s and 1990s, the building is considered non-contributing to the Downtown Historic District. Still, while no City or State regulations are associated with this designation, the applicant does not propose any changes to the exterior of the building. RECOMMENDATION The Community Development Department and the Planning & Zoning Commission recommend approval of Petition 31-19, subject to the following conditions: 1. Substantial conformance to the Development Application submitted by Darren Mensching and Marilyn Mensching DBA The Highland Loft, as applicants, and Kurt Kresmery, as property owner, received August 2,2019 and supporting documents including: a. Undated The Highland Loft Event Venue letter, received August 2, 2019; b. Undated proposed wall sign drawing, received August 20, 2019, with such further revisions as required by the Community Development Director; c. Plat of Survey, prepared by John D. Rebik&Associates,dated July 7, 1997; d. Banquet Plan 1, prepared by Silva Architects, dated August 1, 2019, with such further revisions as required by the Community Development Director; e. Banquet Plan 2, prepared by Silva Architects, dated August 1, 2019, with such further revisions as required by the Community Development Director; and f. Convention Plan, prepared by Silva Architects, dated August 1, 2019, with such further revisions as required by the Community Development Director. In the event of any conflict between such documents and the terms of this ordinance or other applicable city ordinances, the terms of this ordinance or other applicable city ordinances shall supersede and control. 2. The proposed commercial event space may install one wall graphic with maximum surface area of 28 square feet in substantial conformance to the following: - 8 - Recommendation& Findings of Fact Petition 31-19 September 9, 2019 a. Undated proposed wall sign drawing, received August 20, 2019,with such further revisions as required by the Community Development Director; The wall graphic shall be the channel-letters-type street graphic. A box-type wall graphic is not permitted. 3. The proposed commercial event space may install one projecting wall graphic or one A- frame graphic, but not both. If a projecting graphic is installed, it shall comply with the location, size, illumination, number, mounting, and materials requirements for projecting graphics in the zoning ordinance. If an A-frame type graphic is installed, it shall comply with the location, size, design, illumination, number, time restrictions, and certificate of insurance requirements for A-frame graphics in the zoning ordinance. 4. Assembly uses permitted by this grant of conditional use shall include: a. Business Dinners, Breakout Session, and/or Round-Table Discussions; b. Banquets (General); c. Baby Showers and/or Bridal Showers; d. Baptisms and/or Christenings; e. Beer, Wine, Liquor, and/or Food Tastings; f. Celebrations, Soirees, Private Parties, such as Anniversaries, Birthdays, and/or Bar and Bat Mitzvahs; g. Conferences, Conventions, and/or Seminars; h. Colloquiums; i. Consumer Shows,Trade Shows, Trunk Shows, and Fashion Shows; j. Corporate and/or Non-profit Events; k. Design and Creative Workshops, such as Calligraphy, Art, Pottery, and/or Painting Classes: 1. Exhibitions, including but not limited to Art Shows; m. Expositions; n. Fairs and/or Festivals; o. Fundraisers; p. Funeral Services; q. Galas; r. Gallery Displays, including but not limited to works of art, either temporary or permanent; s. Holiday Parties; t. Live Performances, such as readings and/or plays but expressly excluding as a principal use: music concerts, karaoke, ballrooms, dance halls, discotheques, nightclub operations,events hosted by bands or deejays, or other like music-or dance-oriented events; u. Meetings, including but not limited to Board, Business, Public and/or Shareholders Meetings; - 9 - Recommendation & Findings of Fact Petition 31-19 September 9,2019 v. Mind and Body Classes and Sessions, including but not limited to Mediation and/or Yoga; w. Networking Events; x. Plenary or General Sessions; y. Political Events; z. Press Conferences; aa. Product Launch Events; bb. Receptions; cc. Retreats and Tam Buildings Events; dd. Social Events; ee. Symposiums; ff. Themed Events; gg. Wedding Ceremonies & Receptions, including but not limited to traditional weddings, elopements, and/or civil unions; and hh. Other like assemblies of people. 5. Any event of an above assembly use may be catered, with food preparation and service provided either by the applicant or from an off-site establishment, subject to compliance with applicable health and sanitation codes, ordinances, rules, and regulations. Similarly, any event of an above assembly use may include the incidental service of alcohol, with such service provided either by the applicant or from an off-site establishment, subject to compliance with applicable health, sanitation, and liquor codes, ordinances, rules and regulations. 6. Any event of an above assembly use may include the incidental playing of amplified live or recorded music, subject to compliance with applicable noise codes, ordinances, rules and regulations. The incidental playing of amplified live or recorded music is only permitted on the interior of the commercial event space. The applicant must comply with Chapter 10.30"Noise" of the Elgin Municipal Code, 1976 as amended. 7. 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, - 10 - Recommendation & Findings of Fact Petition 31-19 September 9, 2019 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 - 11 - —— .1 -, k ha J Dexter Ct Dexter Ave • . ,, 1 'OF., U/ +y V 1 .. • • IpEI ••k'1 Subject Property Petition 31 -19 L 4 .1 ii Division a ,, \ _ 1 .. - - Riot uk I . 1 .)41( t;I :It. 1. T.' a -�!—� ill 4 41110 Highland Ave • 1111 1 I14 of a t t 7011 GI 0 J 1711 .r . 131 \ " ' • EXHIBIT A Aerial/Location Map N w± 0 20 40 80 120 160 Map prepared by City of Elgin Feet Department of Community Development Dexter Ct Dexter Ave Subject Property Petition 31 -19 • • Division St Legend ORC1 Residence Conservation 1 ORC2 Residence Conservation 2 RC3 Residence Conservation 3 OPRC Planned Residence Conservation SFR1 Single Family Residence 1 OPSFR1 Planned Single Family Residence 1 SFR2 Single Family Residence 2 OPSFR2 Planned Single Family Residence 2 OTRF Two Family Residence PTRF Planned Two Family Residence OMFR Multiple Family Residence OPMFR Planned Multiple Family Residence RB Residence Business PRB Planned Residential Business NB Neighborhood Business PNB Planned Neighborhood Business 'NAB Area Business `'1. PAB Planned Area Business �� CC1 Center City 1 (^ CC2 Center City 2 -PCC Planned Center City ORI Office Research Industrial -PORI Planned Office Research Industrial -GI General Industrial -PGI Planned General Industrial CI Commercial Industrial CF Community Facility PCF Planned Community Facility EXHIBITB Zoning Map ti Map prepared by City of Elgin 0 20 40 80 120 160 Department of Community Development Feet Subject Property 168 E. Highland Ave. Petition 31 -19 Division St ca a) z 0614281001 0614281004 ,�00 0 `L0 0 0 00� N o � d o co Highland Ave 1111 4 1111 cv co EXHIBIT Parcel Map N City of Elgin 0 12 5 25 50 75 100 Department of Community Development Feet EXHIBIT D SITE LOCATION 168 E Highland Ave Petition 31-19 4•• r- dr t a _ 1 ■ ao j � •.J'iu.a. t ,, 4 1 ' / . 7. a j'i ..I: ... . lii.r ,.` � • % 1 in s c ' '• !il::': i • • Bird's eye view looking north -__, SUBJECTi. « Y , ....... __ . . .. ,,,,1,,I .g •BUILDING '3•. iriAlli -; i MEIPAIMIOW, . t , iier... t-1- 1. • _.r r , I Bird's eye view looking south EXHIBIT D SITE LOCATION 168 E Highland Ave Petition 31-19 411111ff a li li II II I 4' I r yr p u L n r Elilig li 11 I I ' ,...ii i II a ---....." iiiimi'ty -i_.4_ • 1 r 1 .. .-,;, 1 ,111 -4140.1. ,_ _ . __imam I , ■ IIn - . : . -__ Front elevation along E. Highland Ave ' eeirlir"1.: - - 41 11-f- '_!_ 4 lel • • r ----: • i‘ _ i i .r..:1 rio 0,1 n- qi„0 -.,_,,.-__ _ -__,.„......- ..--, ,, !„ i 1 Google Rear elevation along Division St EXHIBIT D SITE LOCATION 168 E Highland Ave Petition 31-19 arlillifts.. ,.... --�..�. a` ,rr.,� .�� i?'-=- •. ---.--__,.„.., - . I '' I I .....c. IIPIPH .11 li -1 , . Existing interior space I I l di 11: - illi ‘16,5b\ Existing interior space EXHIBIT D SITE LOCATION 168 E Highland Ave Petition 31-19 .�■- moo- 11 11 I ft11 I Existing interior space r *ANExisting interior space 4 This page has intentionally been left blank.