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HomeMy WebLinkAboutG52-25 Ordinance No. G52-25 AN ORDINANCE GRANTING A CONDITIONAL USE FOR A PLANNED DEVELOPMENT TO ESTABLISH A CAR WASH IN THE AB AREA BUSINESS DISTRICT AND ARC ARTERIAL ROAD CORRIDOR OVERLAY DISTRICT WITH CERTAIN DEPARTURES FROM THE ELGIN ZONING ORDINANCE (1048 Dundee Avenue) WHEREAS, written application has been made requesting conditional use approval for a planned development to establish a car wash, more specifically an automobile detailing service, with certain departures from the Elgin zoning ordinance at 1048 Dundee Avenue; and WHEREAS, the zoning lot containing the premises at 1048 Dundee Avenue is legally described herein(the "Subject Property"); and WHEREAS, the Subject Property contains less than two (2) acres of land, and is located within the AB Area Business District and ARC Arterial Road Corridor Overlay District, and WHEREAS, a car wash, more specifically an automobile detailing service, and a planned development on a zoning lot containing less than two (2) acres of land are listed as conditional uses within the AB Area Business District; and WHEREAS, the Planning and Zoning Commission conducted a public hearing concerning said application on September 8, 2025, 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 in their Findings of Fact; 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 for a car wash, more specifically an automobile detailing service, and a planned development in the AB 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 September 8, 2025, 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 for a planned development to establish a car wash, more specifically an automobile detailing service, with certain departures from the Elgin zoning ordinance is hereby granted for the property commonly known as 1048 Dundee Avenue, which is part of the property commonly identified by Kane County Property Index Number 06-12-212-025, and legally described as follows: LOTS 4, 5 AND 6, BLOCK 1 OF R. N. BOTSFORD'S ADDITION TO ELGIN IN THE CITY OF ELGIN IN KANE COUNTY, ILLINOIS (commonly known as 1048-1054 Dundee 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 Mohammed Sufyan, as applicant, and Active Property Holdings Inc., as property owner, received February 24, 2025, and supporting documents including: a. Undated Conditional Use Statement of Purpose and Conformance, prepared by Silva Architects Ltd., dated received July 30, 2025; b. A letter titled: Response to Staff Questions / Concerns, dated February 18, 2025, last revised April 15, 2025; c. Map Amendment for a Planned Development Statement of Purpose and Conformance, prepared by Silva Architects Ltd., dated received July 30, 2025; d. A two-page letter from Silva Architects Ltd., dated July 29, 2025; and e. Eight-page architectural plan set titled Taj Detailing 1048 Dundee Ave. Elgin, IL, consisting of Sheets A0.0, A0.1, A1.0, A 1.1, A2.0, E 1.0, M 1.0, P1.0, prepared by Silva Architects Ltd., dated July 29, 2025, 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. A departure is hereby granted to allow the construction of the refuse collection area enclosure wall with a minimum six-foot setback from the west property line. 3. All types of motor vehicle repair, including but not l4mited to window tinting, shall be prohibited. 4. 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. Davi J. Kapt' , M or Presented: November 19. 2025 Passed: November 19. 2025 Omnibus Vote: Yeas: 8 Nays: 0 Recorded: November 19, 2025 Published: November 19, 2025 1erlyDewiscitIerk „ . '! • . 'b li P,• f . 3 EXHIBIT A September 8, 2025 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 07-25, an application by Mohammed Sufyan, as applicant, and Active Property Holdings Inc., as property owner, requesting approval of a planned development as a conditional use with departures from the Elgin Municipal Code requirements for the location of a refuse collection area,and any other departures as may be necessary or desirable,to establish a motor vehicle detail shop within an approximately 1,100-square-foot tenant space located at 1048 Dundee Avenue, which is part of a multi-tenant commercial building commonly known referred to as 1048-1054 Dundee Avenue. GENERAL INFORMATION Petition Number: 07-25 Property Location: 1048 Dundee Avenue Requested Action: Planned development as a conditional use Current Zoning: AB Area Business District and ARC Arterial Road Corridor Overlay District Proposed Zoning: No change. AB Area Business District and ARC Arterial Road Corridor Overlay District Existing Use: Vacant commercial tenant space Proposed Use: Car wash, more specifically an automobile detailing shop Applicant: Mohammed Sufyan Recommendation & Findings of Fact Petition 07-25 September 8, 2025 Owner Active Property Holdings Inc. 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 Mohammed Sufyan, as applicant, and Active Property Holdings Inc., as property owner, are requesting approval of a planned development as a conditional use with departures from the Elgin Municipal Code requirements for the location of a refuse collection area,and any other departures as may be necessary or desirable,to establish a motor vehicle detail shop within an approximately 1,100-square-foot tenant space located at 1048 Dundee Avenue, which is part of a multi-tenant commercial building commonly known referred to as 1048-1054 Dundee Avenue. The 18,295-square-foot property is located on the west side of Dundee Avenue approximately 150 feet south of the intersection of Dundee and Congdon Avenues. The property is zoned AB Area Business District and ARC Arterial Road Corridor Overlay District.The property is improved with a 4,838-square-foot one-story commercial multi-tenant building and the accessory parking lot with 24 parking spaces. The parking lot includes two full-access driveways to Dundee Avenue. The building is located on the northern portion of the property with the building situated right on the east property line along Dundee Avenue public sidewalk with direct pedestrian access. The building includes two commercial tenant spaces at the front of the building,while the third tenant space is located at the rear of the building. This tenant space at the rear of the building is approximately 1,104 square feet in area and is the subject tenant space for the proposed car detailing service. The two front tenant spaces include a tobacco store (S Smoke & Vape) within the 1,516-square foot tenant space commonly known as 1054 Dundee Avenue, and a consumer financial services office (Prestige Loans) within the 2,148-square-foot tenant space commonly known as 1052 Dundee Avenue. -2- Recommendation & Findings of Fact Petition 07-25 September 8, 2025 The properties adjacent to the north, south,and across the street to the east are all zoned AB Area Business District. The property adjacent to the north is improved with a one-story multi-tenant commercial building with tenants including an insurance office and a barber shop among others. The property adjacent to the south is improved with a one-story commercial building home to a sign contractor shop. The property across the street to the east is improved with a one-story commercial building home to Beef Villa restaurant. The properties adjacent to the west are zoned RC2 Residence Conservation District and are improved with single-family homes. 0111 _ :.,_ �� o • anenta '° ... . .. pace 1048 jp — t re;-7 Dundee Avenue re;- - r It I ►.. • i 44 / I 1 i 1 I� Figure 1 Site area map with zoning overlay Proposal The applicant is proposing to establish an automobile car detailing shop within the commercial tenant space located at the rear of the building at 1048 Dundee Avenue. The business has already started its operation. The applicant has been notified that a conditional use approval is required before the City can issue an occupancy permit. The business has been allowed to continue to operate while the applicant pursues the conditional use(zoning)approval. -3 - Recommendation & Findings of Fact Petition 07-25 September 8,2025 The proposed car detailing cAoo ,S,S SF `"""""' fi BP u t` shop provides automobile • PIPE BRD J - 10� � _ SUITES —_ PaoTEcrRx,aYP }Y �� , -,S� .� detailing services, including 4l l 110451 1Y)I Q dDEO MASOIAY TRASH 1l! deep cleaning, polishing, ERQOSLRE WALL ---- µ K`ME OTE S`E /Y. .... washing and waxing of OE,uU STEE,A„ 2V -ST�LS vehicles to highest standards. The applicant is not proposing / any type of motor vehicle repair. All services would be conducted entirely on the 10' "'" 5 0 interior of the service bays.The S,ALLS shop would be open from 9 i a.m. to 5 p.m. Monday to Friday and from 9 a.m. to 2 p.m. on Saturdays with only A-rAlll one employe. The facility is — closed on Sundays.The facility Figure 2 Property site plan with the location of the proposed car detailing shop has two service bays with within the 1048 Dunde Avenue tenant space overhead garage doors, but only one vehicle will be serviced at the time.Services are provided by appointment only,with each detailing service taking approximately 3-4 hours, and customers having a specific 30-45-minute drop-off and pick-up window. The applicant has completed minor interior renovation to accommodate the proposed business, including establishing the two overhead garage doors for the two service bays. If the conditional use is approved,the applicant will have to obtain a building permit for the work already completed and the occupancy permit. In addition,the applicant is required to obtain a permit from Fox River Water Reclamation District, before the City can issue the building and occupancy permits. On the exterior of the site,the applicant is required to install a six-foot high masonry enclosure for the existing refuse collection area(dumpster). The applicant is proposing to install a six-foot high wall enclosure with a concrete masonry unit(CMU block)that matches the exterior of the building. The proposed wall would be adjacent to the building with a six-foot setback from the west property line, same as the building. A six-foot-high wood, privacy fence is already located on the subject property along the west property line. Since the property is adjacent to residential properties,there is a 50-foot transition yard setback requirement from the west property line within which no building or similar obstructions, such as the refuse collection area, can be constructed. As the building is already located six feet from the west property line,the applicant is proposing to have the refuse collection area wall with the same six-foot setback. This is the one departure from the standard zoning requirements requested by the applicant. As the property is less than two acres in size, the approval of a planned development as a -4- Recommendation & Findings of Fact Petition 07-25 September 8, 2025 conditional use is required. The requested departures are summarized in the table below and are further described in Planned Development Departures and Exceptions section of the staff report further below. Table 1. Detail of the Departure for 1048 Dundee Avenue Requirement Proposal Refuse collection 50 ft. from the west property 6 ft. from the west property line area setback line Other site improvements include the installation of new landscaping throughout the site within the existing landscaping beds that over time lost previous landscaping materials. maw The proposed car detailing shop is required U I Ta- to provide one parking ' K•:K space per employee plus IllechinIcal ., „R , y__ two parking spaces per _ * DMA Bay 1 o.wl Boy 2 service bay. With one I.I r a quire ,°°° employee and two service bays, the II' _ I proposed business is required to have five • parking spaces. With the nV•s r ;=" other two retail service • uses in the building ==. (tobacco store and • personal loan office), Figure 3. Renderings of the proposed building and the floor plan(right) which are required to have 15 parking spaces together (one stall per 250 square feet of floor area), the entire property is required to have 20 parking spaces. There are 24 parking spaces on the property. Three parking spaces located in front of the two service bays would be lost and serve as stacking spaces. With 21 parking spaces proposed, the property would continue to meet its parking requirement. A car wash, more specifically a car detailing shop, is listed as a conditional use in the AB Area Business District 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: - 5 - Recommendation & Findings of Fact Petition 07-25 September 8, 2025 A. Property History. The subject property was zoned E Commercial District with the first Zoning Ordinance in 1927. By 1950, the property was rezoned to E Commercial District. In 1962 the property was rezoned to B 1 Retail Business District. In 1992,the property 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. The existing multi-tenant 4,838-square foot building and its accessory parking lot were constructed in 1953. B. Surrounding Land Use and Zoning. The properties adjacent to the north, south, and across the street to the east are all zoned AB Area Business District.The property adjacent to the north is improved with a one-story multi-tenant commercial building with tenants including an insurance office and a barber shop among others.The property adjacent to the south is improved with a one-story commercial building home to a sign contractor shop. The property across the street to the east is improved with a one-story commercial building home to Beef Villa restaurant.The properties adjacent to the west are zoned RC2 Residence Conservation District and are improved with single-family homes. C. Comprehensive Plan. The subject property is designated as Corridor Commercial by the City's 2018 Comprehensive Plan. Located along the City's heavily traveled corridors and intersection, 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 AB Area Business District is to provide commodities and services to several neighborhoods, and in some instances to a communitywide or regional supporting population.AB zoning districts are limited by the applicable site design regulations to an intermediate scale of development relative to NB Neighborhood Business Districts and the CC 1 Center City District. E. Trend of Development. The subject property is located along Dundee Avenue in the northeast portion of the City. Properties along this stretch of Dundee Avenue have historically been developed with commercial, auto-oriented uses. There has been no new development in recent years in the immediate area. Since Dundee Avenue is designated as an arterial roadway and since it carries a substantial amount of vehicular traffic, the Comprehensive Plan designates the majority of the properties along Dundee Avenue for corridor commercial uses in the future. Staff anticipates commercially-zoned properties in -6- Recommendation & Findings of Fact Petition 07-25 September 8,2025 the area will continue to be used and potentially redeveloped with auto-oriented commercial uses, such as quick service restaurants,and other retails service uses. FINDINGS After due notice as required by law, the Planning and Zoning Commission conducted a public hearing in consideration of Petition 07-25 on September 8, 2025. Testimony was presented at the public hearing in support of the application.The Community Development Department submitted a Development Application Review and Written Findings and Recommendation to the Planning and Zoning Commission dated September 8,2025. The Community Development Department and the Planning and 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 18,295-square-foot property is improved with a one-story 4,838-square-foot multi-tenant commercial building and accessory parking lot. The improvements cover almost the entire property except for several landscape islands within and surrounding the parking lot. As part of the proposed use, the applicant will install a new refuse collection area enclosure and new landscaping within the existing landscape islands throughout the site. No existing site features including topography, watercourses, vegetation, and property improvements exist 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 any changes to the existing water and sanitary sewer facilities.The existing facilities can adequately serve the existing uses and the proposed use on the property. -7- Recommendation & Findings of Fact Petition 07-25 September 8,2025 The applicant will have to obtain a permit from the Fox River Water Reclamation District for the proposed use. C. Traffic and Parking Standard. The suitability of the subject property for the planned development with respect to the provision of safe and efficient on-site and off-site vehicular circulation designed to minimize traffic congestion. 1. Nonresidential land uses should be located central and accessible to the area or population served without requiring traffic movements through or into a residential neighborhood. Nonresidential land uses should not be located within residential neighborhoods, but on their periphery as defined by the "arterial street"[SR]system. 2. The number of locations for vehicular access to or from a public right of way should be limited to those which are necessary for the reasonable use of the property and consistent with current traffic engineering standards. Property with two (2) street frontages should not be permitted access to or from the street with the higher degree of continuity within the overall street system or with the higher traffic volume. With the exception of residential driveways, locations for vehicular access to or from a public right of way should be aligned directly opposite existing or approved locations across the street. Findings. The subject property is suitable for the intended planned development with respect to the provision of safe and efficient on-site and off-site vehicular circulation designed to minimize traffic congestion. The subject property includes a surface parking lot with 24 parking spaces. The parking lot includes two full access driveways to Dundee Avenue which adequately serve the property. The applicant is not proposing any changes to the existing access driveways.All car detailing services will be conducted entirely within the building. The vehicles that are dropped off for detailing services, or those which have completed the detailing services will be parked in the regular parking spaces within the parking lot. The proposed business operation will not have any negative effect on the existing on-site and off-site traffic circulation. The proposed car detailing shop is required to provide one parking space per employee plus two parking spaces per service bay. With one employee and two service bays, the proposed business is required to have five parking spaces. With the other two retail service uses in the building(tobacco store and personal loan office),which are required to have 15 parking spaces together(one stall per 250 square feet of floor area), the entire property is required to have 20 parking spaces. There are 24 parking spaces on the property. Three parking spaces located in front of the two service bays would be lost and serve as stacking spaces for the service bays. With 21 parking spaces proposed,the property would continue to meet its parking requirement. D. Zoning History Standard. The suitability of the subject property for the planned development with respect to the length of time the property has remained undeveloped or -8- Recommendation & Findings of Fact Petition 07-25 September 8,2025 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 zoned E Commercial District with the first Zoning Ordinance in 1927. By 1950,the property was rezoned to E Commercial District. In 1962 the property was rezoned to B 1 Retail Business District. In 1992,the property 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. The existing multi-tenant 4,838-square foot building and its accessory parking lot were constructed in 1953. E. Surrounding Land Use and Zoning Standard. The suitability of the subject property for the planned development with respect to consistency and compatibility with surrounding land use and zoning. Findings. The property is suitable for the intended planned development with respect to consistency and compatibility with surrounding land uses and zoning. The properties adjacent to the north,south,and across the street to the east are all zoned AB Area Business District. The property adjacent to the north is improved with a one-story multi-tenant commercial building with tenants including an insurance office and a barber shop among others. The property adjacent to the south is improved with a one-story commercial building home to a sign contractor shop. The property across the street to the east is improved with a one-story commercial building home to Beef Villa restaurant. The properties adjacent to the west are zoned RC2 Residence Conservation District and are improved with single-family homes. 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 along Dundee Avenue in the northeast portion of the City. Properties along this stretch of Dundee Avenue have historically been developed with commercial, auto-oriented uses. There has been no new development in recent years in the immediate area. Since Dundee Avenue is designated as an arterial roadway and since it carries a substantial amount of vehicular traffic, the Comprehensive Plan designates the majority of the properties along Dundee Avenue for corridor commercial uses in the future. Staff anticipates commercially-zoned properties in the area will continue to be used and potentially redeveloped with auto-oriented -9- Recommendation & Findings of Fact Petition 07-25 September 8, 2025 commercial uses,such as quick service restaurants,and other retails service uses. 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 Corridor Commercial by the City's 2018 Comprehensive Plan. Located along the City's heavily traveled corridors and intersection, 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. 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. 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 applicant is proposing a planned development as a conditional use to allow for one departure from the requirements of the zoning ordinance. The 18,295-square-foot property is less than two acres, which is necessary to establish a Planned Development District.The proposed conditional use for a planned development would allow a new tenant to move in while making enhancements to the property. The proposed use with proposed exterior improvements including a new refuse collection area in the rear of the building and new landscaping throughout the site will enhance the appearance of the property which will have a positive impact on surrounding properties. J. Natural Preservation Standard. The suitability of the subject property for the intended - 10- Recommendation &Findings of Fact Petition 07-25 September 8, 2025 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. The subject property is fully improved and almost entirely impervious. The applicant's proposal includes the installation of new landscaping within the existing parking lot islands.Additional landscaping will enhance the appearance of the property,which will have a positive effect on the surrounding properties. K. Internal Land Use. The suitability of the subject property for the intended planned development with respect to the land uses permitted within the development being located, designed, and operated so as to exercise no undue detrimental influence on each other or on surrounding property. Findings. The subject property is suitable for the intended planned development with respect to the land uses permitted within the development being located, designed, and operated so as to exercise no undue detrimental influence on each other or on surrounding properties. The proposed car detailing shop is located within the rear tenant space. The proposed hours of operation are similar to those of other surrounding businesses along Dundee Avenue corridor. All car detailing services would be conducted entirely on the interior of the building within the service bays. The existing parking lot, with the loss of three parking spaces, will continue to meet the parking requirement and the parking needs of all businesses on the property. It is worth noting that the three parking spaces will continue to be used as stacking spaces for the car detailing business.As such,the proposal will not have any negative effect on the surrounding uses. PLANNED DEVELOPMENT DEPARTURES AND EXCEPTIONS The applicant is requesting the following departures from the requirements of the zoning ordinance: 1. Sections 19.35.435,"Site Design". The minimum required transition yard setback on the subject property is 50 feet. The applicant is proposing a 6-foot setback for the refuse collection area from the west property line adjacent to residential properties. Staff finds the proposed departure is appropriate for a desirable improvement to an existing property. The property currently has a refuse collection area (dumpster) located in the rear of the existing building. The dumpster is not located within an enclosure, so its location is not consistent, and it is often situated very close to the six-foot high fence separating the subject property from the - 11 - Recommendation & Findings of Fact Petition 07-25 September 8,2025 adjacent residential properties.The existing building is located six feet from the west property line. The applicant is proposing to construct a permanent masonry enclosure for the existing dumpster that would match the masonry and color of the existing building. The proposed enclosure would be constructed in-line with the existing building and would function as an extension of the building. The proposal would provide a permanent location for the dumpster, which will have a positive effect on the surrounding properties. STANDARDS FOR CONDITIONAL USE A. Site Characteristics Standard. The suitability of the subject property for the intended conditional use with respect to its size, shape, significant features including topography, watercourses, vegetation, and existing improvements. Findings. The subject property is suitable for the intended conditional use with respect to its size, shape, significant features including topography, watercourses, vegetation, and existing improvements. The 18,295-square-foot property is improved with a one-story 4,838-square-foot multi-tenant commercial building and accessory parking lot. The improvements cover almost the entire property except for several landscape islands within and surrounding the parking lot. As part of the proposed use, the applicant will install a new refuse collection area enclosure and new landscaping within the existing landscape islands throughout the site. No existing site features including topography, watercourses, vegetation, and property improvements exist 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 any changes to the existing water and sanitary sewer facilities.The existing facilities can adequately serve the existing uses and the proposed use on the property. The applicant will have to obtain a permit from the Fox River Water Reclamation District for 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. - 12- Recommendation & Findings of Fact Petition 07-25 September 8,2025 Findings. The subject property is suitable for the intended conditional use with respect to the provision of safe and efficient on-site and off-site vehicular circulation designed to minimize traffic congestion. The subject property includes a surface parking lot with 24 parking spaces. The parking lot includes two full access driveways to Dundee Avenue which adequately serve the property. The applicant is not proposing any changes to the existing access driveways. All car detailing services will be conducted entirely within the building. The vehicles that are dropped off for detailing services, or those which have completed the detailing services will be parked in the regular parking spaces within the parking lot. The proposed business operation will not have any negative effect on the existing on-site and off-site traffic circulation. The proposed car detailing shop is required to provide one parking space per employee plus two parking spaces per service bay. With one employee and two service bays, the proposed business is required to have five parking spaces. With the other two retail service uses in the building(tobacco store and personal loan office),which are required to have 15 parking spaces together(one stall per 250 square feet of floor area), the entire property is required to have 20 parking spaces. There are 24 parking spaces on the property. Three parking spaces located in front of the two service bays would be lost and serve as stacking spaces for the service bays. With 21 parking spaces proposed,the property would continue to meet its parking requirement. D. Location, Design, and Operation Standard. The suitability of the subject property for the intended conditional use with respect to it being located, designed, and operated so as to promote the purpose and intent of this title and chapter. Findings. The subject property is suitable for the intended conditional use with respect to it being located, designed, and operated so as to promote the purpose and intent of the zoning ordinance. The applicant is proposing to establish a car detailing shop within an existing tenant space at the back of an existing multi-tenant building. The subject tenant space already has two service bays. All proposed car detailing services would be conducted entirely on the interior of the building. While the use of the existing service bays will result in the loss of the three parking spaces directly in front of them, those parking spaces would continue to be used by the proposed business as stacking spaces for vehicles waiting to be serviced.As such,there would be no actual loss of parking. Still,even without the three parking spaces, the property will have 21 available parking spaces which exceeds the 20 parking spaces required by the zoning ordinance. The proposed hours of operation are similar to those of other businesses. The applicant is also proposing to construct a permeant refuse collection area in the rear of the property and in-line with the existing building. In addition,the applicant would install new landscaping within the existing landscape islands to enhance the appearance of the - 13 - Recommendation & Findings of Fact Petition 07-25 September 8, 2025 property,all of which will have a positive impact on the 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 and Zoning Commission recommend approval of Petition 07-25, subject to the following conditions: 1. Substantial conformance to the Development Application submitted by Mohammed Sufyan, as applicant, and Active Property Holdings Inc., as property owner, received February 24,2025,and supporting documents including: a. Undated Conditional Use Statement of Purpose and Conformance, prepared by Silva Architects Ltd., dated received July 30,2025; b. A letter titled: Response to Staff Questions/ Concerns, dated February 18, 2025, last revised April 15, 2025; c. Map Amendment for a Planned Development Statement of Purpose and Conformance, prepared by Silva Architects Ltd.,dated received July 30,2025; d. A two-page letter from Silva Architects Ltd.,dated July 29,2025;and e. Eight-page architectural plan set titled Taj Detailing 1048 Dundee Ave. Elgin, IL, consisting of Sheets A0.0,A0.1,A1.0,A1.1,A2.0,E1.0,M1.0,P1.0,prepared by Silva Architects Ltd., dated July 29, 2025, 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. A departure is hereby granted to allow the construction of the refuse collection area enclosure wall with a minimum six-foot setback from the west property line. 3. All types of motor vehicle repair, including but not limited to window tinting, shall be prohibited. - 14- Recommendation & Findings of Fact Petition 07-25 September 8,2025 4. Compliance with all applicable codes and ordinances. The vote of the Planning and 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.All members were present. Respectfully Submitted, s/Jay Cox Jay Cox,Chairman Planning&Zoning Commission s/Damir Latinovic Damir Latinovic,AICP; Secretary Planning&Zoning Commission - 15 - tr.., i.. 7117. , IL 25 Congdon Avenue ; J. i - -- 11 • .teNilr w • I pia !' w - Subject Property r,Nc . -. .,-f.? Petition #07-25 -I' 2 0 H4 ¢� F. :at ? iiii w �. ___ - q • " rt I sr 111611' ' . . • c cow QKeep Avenue ' -Ob. . .::___ a�' Y . L. . . ___. „. . , . ..... ,. . .. . .______ _ . . ,, .. „ . • , f ! 1 ,,,, , �� I... .. ..,, • A _ - I' J i •^. i h T ! 1 6 • P EXHIBIT A AN Aerial / Location Map A 0 100 200 ft ELGIN 1 i RC2 Congdon Avenue Subject Property Petition #07-25 • Zoning RC1-RESIDENCE CONSERVATION 1 RC2-RESIDENCE CONSERVATION 2 RC3-RESIDENCE CONSERVATION 3 PRC-PLANNED RESIDENCE CONSERVATION RC3-RESIDENCE CONSERVATION DISTRICT I ID 4e, SFR1-SINGLE FAMILY RESIDENCE 1 QIr SFR2-SINGLE FAMILY RESIDENCE 2 PSFR1-PLANNED SINGLE FAMILY RESIDENCE 1 PSFR2-PLANNED SINGLE FAMILY RESIDENCE 2 ra TFR-TWO FAMILY RESIDENCE • I 0, PTFR-PLANNED TWO FAMILY RESIDENCE • PMFR-PLANNED MULTIPLE FAMILY RESIDENCE - MFR-MULTIPLE FAMILY RESIDENCE Keep Avenue RB-RESIDENCE BUSINESS L_ PRB-PLANNED RESIDENCE BUSINESS - NB-NEIGHBORHOOD BUSINESS PNB-PLANNED NEIGHBORHOOD BUSINESS AB-AREA BUSINESS - PAB-PLANNED AREA BUSINESS CC1-CENTER CITY 1 CC2-CENTER CITY 2 PCC-PLANNED CENTER CITY PCC2-PLANNED CENTER CITY 2 ORI-OFFICE RESEARCH INDUSTRIAL - PORI-PLANNED OFFICE RESEARCH INDUSTRIAL - GI-GENERAL INDUSTRIAL PGI-PLANNED GENERAL INDUSTRIAL - CI-COMMERCIAL INDUSTRIAL I CF-COMMUNITY FACILITY PCF-PLANNED COMMUNITY FACILITY EXHIBIT B Zoning MapAN ELGIN a 100ft THE CT'IN THE SUBURBS I 0 0 0_ m Congdon Avenue Subject Property Petition #07-25 0 0612212025 ��� - � be" tv tv Keep Avenue EXHIBITC Parcel Map A ELGIN 0 100ft THE CITY IN THE SUBURBS I 1 EXHIBIT D SITE LOCATION 1048 Dundee Ave Petition 07-25 4 0 e ir .., . -E, . . .,,,,,,,., .4, . ._ . _ ---4 . z ., iiiikt i . I An 1 ,..111.I .r M II' yam _ - ? Ii . INlit 1 i4 1 , �`� r J� f M Fg /sit? e' j. -_ 6 m a i ;� Q ` ,- • v 1 Keep Avenue w ■, ., Bird's eye view looking north +V -IT 7 II - 1 ,-, #. . NEIL ight,cri , „.. riff i Illi r. .: 7 . ......e lili ,' ',:,, ), i "'. .‘ -tp .. .4„4„, v."-, `' r .-- gi ii r i4.1.0 u rill - �c9 „gyp'_ J c mitor„,...... J_ o a oOtt . ". v EP . ,. a bundee 4., 4Z% gad, r '`� j , t ALiii — ,;/ t1.— i n v , �- h ' Bird's eye view looking west EXHIBIT D SITE LOCATION 1048 Dundee Ave Petition 07-25 Street view of the subject property { Aliii. 4: ,_, 'rx - , 'xis f' } i 4c III .3 J ` __ A ' ..41 1 i iv iiprAlir. i.P_ `:*.• 1 7 xisti E ng fence along the west property line