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HomeMy WebLinkAboutG8-26 Ordinance No. G8-26 AN ORDINANCE AMENDING PCC2 PLANNED CENTER CITY DISTRICT ORDINANCE NO. G12-02, AS AMENDED BY ORDINANCE NO. G10-24 (1-95 Clock Tower Plaza) WHEREAS,the territory herein described has been classified in the PCC2 Planned Center City District, and is subject to the requirements of Ordinance No. G12-02; and WHEREAS, by adopting Ordinance No. G10-24 on February 28, 2024, the City Council amended Ordinance No. G12-02; and WHEREAS, written application has been made to further amend Ordinance No. G12-02, as amended by Ordinance No. G 10-24, to add an entertainment venue as a conditional use within the PCC2 Planned Center City District for the establishment of an entertainment venue at 7 Clock Tower Plaza, which is part of the property commonly known as 1-95 Clock Tower Plaza; and WHEREAS,the zoning lot with the buildings containing the premises at 1-95 Clock Tower Plaza is legally described in Section 1 of Ordinance No. G 12-02 (the"Subject Property"); and WHEREAS,the Planning and Zoning Commission conducted a public hearing concerning said application on February 2, 2026, following due notice including by publication; and WHEREAS, the Community Development Department and the Planning and Zoning Commission have submitted their Findings of Fact concerning said application; and WHEREAS, the Community Development Department and the Planning and Zoning Commission recommend approval of said application, subject to the conditions articulated below; and WHEREAS, the City Council of the City of Elgin, Illinois, has reviewed the findings and recommendations of the Community Development Department and the Planning and Zoning Commission; and WHEREAS,the City of Elgin is a home rule unit and as a home rule unit may exercise any power and perform any function pertaining to its government and affairs; and WHEREAS, zoning, including, but not limited to, this ordinance granting an amendment to the PCC2 Planned Center City District established by Ordinance No. G 12-02, as amended by Ordinance No. G 10-24, pertains to the government and affairs of the city. NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF ELGIN, ILLINOIS: Section 1. That the City Council of the City of Elgin hereby adopts the Findings of Fact, dated February 2, 2026, 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. F. B.of Ordinance No.G12-02,which regulates"Land Use" in the PCC2 Planned Center City District of the Subject Property, is hereby further amended and renumbered to include the following additional land use as a"conditional use" [SR] in this PCC2 Planned Center City District: Services Division "Entertainment venue" [SR] Section 3. That except as amended herein,the use and development of the Subject Property shall be controlled pursuant to the provisions of Ordinance No. G12-02, and Ordinance No. G10- 24. In the event of any conflict between this ordinance, and Ordinances Nos. G 12-02 and G 10-24, this ordinance and associated documents shall control and prevail. Section 4. That this ordinance shall be in full force and effect immediately after its passage in the manner provided by law. Affiltif a.4:e David J. K. .tain, ayor Presented: March 11, 2026 Passed: March 11, 2026 Omnibus Vote: Yeas: 8 Nays: 0 Recorded: March 11, 2026 Published: March 11, 2026 Atte : erly Dewi , ' Clerk - 2 - EXHIBIT A February 2, 2026 RECOMMENDATION & FINDINGS OF FACT OF THE COMMUNITY DEVELOPMENT DEPARTMENT AND THE PLANNING & ZONING COMMISSION CITY OF ELGIN, IL OVERVIEW Provided herein are the written findings and recommendation of the Community Development Department and the Planning & Zoning Commission regarding Petitions 35-25 and 50-25, an application by Antunez Group DBA Casa Lam, as applicant, and Paul and Carol Butera, as property owners, requesting approval of an amendment to PCC2 Planned Center City District established by Ordinance No.G12-02,as amended by Ordinance No.G10-24,with any departures from the Elgin Municipal Code requirements as may be necessary or desirable, and a conditional use to establish an entertainment venue as part of an existing eating place (restaurant) at the property commonly referred to as 7 Clock Tower Plaza. The property classified in the PCC2 Planned Center City District established by Ordinance No.G12-02,as amended by Ordinance No. G10-24, is commonly known as 1-95 Clock Tower Plaza. GENERAL INFORMATION Petition Number: 35-25 and 50-25 Property Location: 7 Clock Tower Plaza Requested Action: Map Amendment to Planned Development, and Conditional Use Current Zoning: PCC2 Planned Center City District Ordinance No. G12-02.as amended by Ordinance No. G10-24 and ARC Arterial Road Corridor Overlay District Proposed Zoning: Amendment to PCC2 Planned Center City District Ordinance No. G 12-02—as amended by Ordinance No. G 10-24 and Conditional Use Existing Use: Eating place(restaurant)and a drinking place (bar) Proposed Use: Eating place(restaurant) and a drinking place(bar). and Recommendation & Findings of Fact Petitions 35-25 and 50-25 February 2,2026 Entertainment venue Applicant: Antunez Group DBA Casa Lara Owner: Paul and Carol Butera Staff Coordinators: Damir Latinovic,AICP, Senior Planner Exhibits Attached: A. Aerial/Location Map B. Zoning Map C. Parcel Map D. Site Location E. Development Application and Attachments F. Draft Ordinances BACKGROUND Antunez Group DBA Casa Lara,as applicant, and Paul and Carol Butera,as property owners, are requesting approval of an amendment to PCC2 Planned Center City District established by Ordinance No.G12-02,as amended by Ordinance No.G10-24,with any departures from the Elgin Municipal Code requirements as may be necessary or desirable,and a conditional use to establish an entertainment venue as part of an existing eating place (restaurant) at the property commonly referred to as 7 Clock Tower Plaza. The property classified in the PCC2 Planned Center City District established by Ordinance No. G12-02, as amended by Ordinance No. G10-24, is commonly known as 1-95 Clock Tower Plaza. The subject property is a 6,108-square foot commercial tenant space within the existing multi- tenant Clock Tower Plaza Shopping Center anchored by Butera Market grocery store. The 11.5- acre shopping center with 122,384 square feet of leasable commercial space is located on the south side of National Street immediately east of the Fox River. The shopping center, which is fully occupied, is zoned PCC2 Planned Center City District by Ordinance No. G12-02,as amended by Ordinance G10-24,and is part of ARC Arterial Road Corridor Overlay District. Other uses within the shopping center include: Dunkin', Subway, Spanky's Gyros, and Buffalo Wild Wings restaurants, Family Dollar and Rent-a-Center retail stores, and several beauty salons, among others. The property to the north across National Street is zoned PCC Planned Center City District and is home to the Grand Victoria casino and accessory parking lots. The property adjacent to the south -2- Recommendation & Findings of Fact Petitions 35-25 and 50-25 February 2, 2026 is zoned MFR Multiple Family Residence District and is improved with River's Landing multi- family apartment complex. The properties to the east beyond the railroad right of way along Wellington Avenue are zoned RC3 Residence Conservation District and are improved with multi- family and single-family dwellings. The property adjacent to the west across Times Square Road is zoned CF Community Facility District and is improved with the Fox River bike trail. oe 444'' \ /'< l • lay "' 4 C. Tower - �.!', s"' Shoo•i • Center ` ,� a'' v' \ `- , , M 06. . \ Subject tenant space . , \ - `•;�-,�,�� 'P ! 7 Clock Tower PIz \ 40 A, "'L 1 } ,. , • It T, Figure 1.Site area map with zoning overlay Proposal The applicant is proposing to establish an entertainment venue at 7 Clock Tower Plaza. The applicant currently operates a restaurant and bar,known as Casa Lara,within the same commercial tenant space. The 6.108-square-foot Casa Lara restaurant and bar opened in 2014. The restaurant is open from 8 a.m. to 10 p.m. on Monday, Wednesday, Thursday and Sunday, and from 8 a.m. to 2 a.m. on Friday and Saturday. The restaurant is closed on Tuesdays The applicant is proposing to organize live entertainment from 9 p.m. to 2 a.m. on Fridays and Saturdays. Although limited food will continue to be served, the facility would operate as a live entertainment venue with a maximum capacity of 274 persons during the scheduled performances by typically three to five performers at the time. The live performances may include but are not limited to live bands. mariachi, karaoke, and recorded music concerts. In addition to ten staff members of the restaurant, the facility would include two to four security personnel during the scheduled live performances as needed. As such the maximum number of attendees is 255 when - 3 - Recommendation & Findings of Fact Petitions 35-25 and 50-25 February 2,2026 employees(10), live performers(up to 5), and security personnel (up to 4) are deducted from the maximum capacity of the space. The applicant is proposing minor electrical work to accommodate the necessary equipment, such as stage lights and sound system for hosting of live entertainment. No exterior changes to the building or the site are proposed. It is worth noting,accessory music, including recorded or live performances are currently allowed at Casa Lara restaurant as is the case for any other restaurant in the City. When provided as an accessory use, the live performance set up within the restaurant cannot exceed ten percent of the restaurant floor area. Examples of live music accessory to a restaurant include but are not limited to acoustical performances or a piano or guitar player. The live performance stage and corresponding dance floor within the proposed entertainment venue exceed the ten percent of the floor area limit applicable to accessory music. But most importantly,an entertainment venue,such as the one proposed, include a cover charge or entrance fee/ticket to enter the facility and enjoy the performance. The sole purpose of attending an entertainment venue is the enjoyment of the performance. If the requested zoning approval is approved, the applicant may have to obtain either a new or amended liquor license prior to the start of service of any alcohol at the entertainment venue. Zoning Consideration The applicant started hosting live performances and is now seeking formal zoning approval. The Clock Tower Shopping Center is zoned PCC2 Planned Center City District by Ordinance No.G12- 02, as amended by Ordinance G10-24. This specific PCC District currently does not include an entertainment venue as a permitted nor conditional use. Therefore, the applicant is requesting approval to amend the PCC District to add an entertainment venue as an allowable conditional use, and is simultaneously requesting approval of the conditional use for the proposed entertainment venue at 7 Clock Tower Plaza. The parking requirement for the proposed entertainment venue is less than that of the existing Casa Lara restaurant.The proposed entrainment venue is required to provide one parking space per four attendees based on the maximum capacity of the space,plus one parking space per employee.With the maximum of 255 attendees and 19 employees,the facility is required to have 83 parking spaces. This is less than the parking requirement for existing Casa Lara restaurant which is 102 parking spaces based on the requirement for one parking space per 60 square feet of floor area for the 6,108-square-foot restaurant. The shopping center is fully occupied and has a substantially underutilized parking lot with 584 parking spaces shared by all tenants. The Clock Tower Shopping Center is lawful nonconforming regarding parking. Based on the existing mix of uses,the shopping center is required to have 789 parking spaces while only 584 parking spaces exist. -4- Recommendation & Findings of Fact Petitions 35-25 and 50-25 February 2,2026 As the parking requirement for the proposed entertainment venue is less than that of the existing Casa Lara restaurant, the proposal is not increasing the regulatory parking requirement of the shopping center. Because Casa Lara restaurant is proposed to remain open, the shopping center parking requirement does not change. Most importantly, the proposed events at the entertainment venue will be organized during late evening hours on Fridays and Saturdays when almost all other tenants in the shopping center area closed.As such,the proposed facility will have almost all the existing parking spaces available for its customers. Environmental and Sustainability Considerations The applicant is proposing to establish an entertainment venue within an existing commercial tenant space currently occupied by a restaurant.The events will be held in the late evening hours on Fridays and Saturdays when typical restaurant activity normally winds down. This represents an efficient use of commercial space during its off-peak hours. The proposed electrical updates will comply with the most-recent building and life/safety codes. The proposal does not require any modifications to the existing water or sewer lines. The Community Development Department offers the following additional information: A. Property History. The subject property was zoned G Industrial District with the first zoning ordinance in 1927. By 1950, the property was rezoned to F Industrial District. In 1962, the property was rezoned to M-1 Limited Manufacturing District. In 1992, the property was rezoned to B3 Service 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. And in 2002,the property was rezoned to PCC2 Planned Center City District by Ordinance No. G12-02. The Clock Tower Plaza shopping center is located on the site of the former Elgin National Watch Company factory, which was completed in 1866. Over time the company built additional factories and eventually closed the original factory on this site in Elgin in 1964. The building was demolished in 1966. The existing shopping center was constructed in 1989. B. Surrounding Land Use and Zoning. The property to the north across National Street is zoned PCC Planned Center City District and is home to the Grand Victoria casino and accessory parking lots. The property adjacent to the south is zoned MFR Multiple Family Residence District and is improved with River's Landing multi-family apartment complex. The properties to the east beyond the railroad right of way along Wellington Avenue are zoned RC3 Residence Conservation District and are improved with multi-family and -5 - Recommendation & Findings of Fact Petitions 35-25 and 50-25 February 2,2026 single-family dwellings. The property adjacent to the west across Times Square Road is zoned CF Community Facility District and is improved with the Fox River bike trail. C. Comprehensive Plan.The subject property is designated as Downtown Mixed-Use by the City's 2018 Comprehensive Plan and Design Guidelines. Elgin's historic downtown contains mixed-use structures featuring retail, restaurant, service uses, office and residential uses. Mixed-use structures contribute to an active street life and help foster a unique sense of place within Elgin.A variety of uses should be encouraged throughout the Downtown and should be located at or near the sidewalk with parking in the rear. D. Zoning District.The purpose of this PCC2 Planned Center City District is to facilitate the implementation of the official comprehensive plan for the center city, as focused on a distinctive subarea of the city with a common urban fabric.This PCC2 Center City 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. The development standards are intended to promote a transition between the more intense development in the CC1 zoning district and the residential neighborhoods surrounding the center city. E. Trend of Development.The subject property is part of a multi-tenant shopping center that was constructed on the site of the former Elgin Watch factory.The site is generally located between downtown Elgin to the north and the Southeast Elgin residential neighborhood. The shopping center is anchored by Butera Market grocery store, and includes various retail stores, service uses,and restaurants.The trend of development along National Street will likely be that of mixed-use buildings with retail uses on the ground floor and residential uses on the upper levels. The casino property and the southeast residential neighborhood are likely to remain in their existing configurations without any significant changes to the existing buildings. FINDINGS After due notice as required by law, the Planning & Zoning Commission conducted a public hearing in consideration of Petitions 35-25 and 50-25 on February 2, 2026. 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 February 2, 2026. The Community Development Department and the Planning & Zoning Commission have made the following findings regarding the application against the standards for map amendments -6- Recommendation & Findings of Fact Petitions 35-25 and 50-25 February 2,2026 outlined in § 19.55.030, planned developments outlined in § 19.60.040. and conditional use outlined in § 19.65.030. STANDARDS FOR MAP AMENDMENTS AND PLANNED DEVELOPMENTS A. Site Characteristics Standard. The suitability of the subject property for the planned development with respect to its size, shape, significant natural features including topography, watercourses and vegetation and existing improvements. Findings. The subject property is suitable for the intended planned development with respect to its size, shape, significant features including topography, watercourses, vegetation, and existing improvements. The 11.5-acre property is improved with a 122,384-square foot shopping center and 584 accessory parking spaces. The applicant is proposing only minor interior renovation consisting of electrical updates to its 6,108- square-foot tenant space, but exterior changes to the building or the site are not proposed. There are no significant natural features including topography, watercourses, vegetation, and existing improvements that would have a negative impact on the proposed development. B. Sewer and Water Standard. The suitability of the subject property for the planned development with respect to the availability of adequate Municipal water, wastewater treatment and stormwater control facilities. Findings. The subject property is suitable for the intended planned development with respect to the availability of adequate water, sanitary treatment, and storm water control facilities. The 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. 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 -7- Recommendation & Findings of Fact Petitions 35-25 and 50-25 February 2,2026 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 proposed entertainment venue would be located within an existing multi-tenant shopping center. The shopping center has four full access driveways. Two access driveways are located on National Street, one of which represents the extension of Grove Avenue and is controlled by a traffic signal. Two other full-access driveways provide access to Times Suare Road on the west side of the property. The existing driveways adequately serve the property, which functions with no on-site or of-site traffic congestion.The applicant is not proposing any changes to the site layout and the property will continue to function with safe and efficient traffic circulation. The parking requirement for the proposed entertainment venue is less than that of the existing Casa Lara restaurant. The proposed entrainment venue is required to have 83 parking spaces while the existing Casa Lara restaurant is required to have 102 parking spaces. Because Casa Lara restaurant is proposed to remain open, the shopping center parking requirement does not change. The shopping center is fully occupied and has a largely underutilized parking lot with 584 parking spaces shared by all tenants. The Clock Tower Shopping center is lawful nonconforming regarding parking. Based on the existing mix of uses, the shopping center is required to have 789 parking spaces while only 584 parking spaces exist. Most importantly,the proposed events at the entertainment venue will be organized during late evening hours on Fridays and Saturdays when almost all other tenants in the shopping center area closed. As such, the proposed facility will have almost all of the existing parking spaces available for its customers. 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 zoned G Industrial District with the first zoning ordinance in 1927.By 1950,the property was rezoned to F Industrial District.In 1962,the property was rezoned to M-1 Limited Manufacturing District. In 1992, the property was rezoned to B3 Service 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. And in 2002, the property was rezoned to PCC2 Planned Center City District by Ordinance No. G12-02. -8 - Recommendation & Findings of Fact Petitions 35-25 and 50-25 February 2,2026 The Clock Tower Plaza shopping center is located on the site of the former Elgin National Watch Company factory, which was completed in 1866. Over time the company built additional factories and eventually closed the original factory on this site in Elgin in 1964. The building was demolished in 1966. The existing shopping center was constructed in 1989. 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 across National Street is zoned PCC Planned Center City District and is home to the Grand Victoria casino and accessory parking lots. The property adjacent to the south is zoned MFR Multiple Family Residence District and is improved with River's Landing multi-family apartment complex. The properties to the east beyond the railroad right of way along Wellington Avenue are zoned RC3 Residence Conservation District and are improved with multi-family and single-family dwellings.The property adjacent to the west across Times Square Road is zoned CF Community Facility District and is improved with the Fox River bike trail. 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 part of a multi-tenant shopping center that was constructed on the site of the former Elgin Watch factory.The site is generally located between downtown Elgin to the north and the Southeast Elgin residential neighborhood. The shopping center is anchored by Butera Market grocery store, and includes various retail stores, service uses,and restaurants. The trend of development along National Street will likely be that of mixed-use buildings with retail uses on the ground floor and residential uses on the upper levels. The casino property and the southeast residential neighborhood are likely to remain in their existing configurations without any significant changes to the existing buildings. G. Planned Development District Standard: The suitability of the subject property for the intended planned development district with respect to conformance to the provisions for the purpose and intent, and the location and size of a zoning district. Findings. The subject property is suitable for the intended planned development district -9- Recommendation & Findings of Fact Petitions 35-25 and 50-25 February 2, 2026 with respect to conformance to the provisions for the purpose and intent and the location and size of a zoning district. The purpose of this PCC2 Planned Center City District is to facilitate the implementation of the official comprehensive plan for the center city, as focused on a distinctive subarea of the city with a common urban fabric.This PCC2 Center City 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. The development standards are intended to promote a transition between the more intense development in the CC 1 zoning district and the residential neighborhoods surrounding the center city. 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 Downtown Mixed-Use by the City's 2018 Comprehensive Plan and Design Guidelines. Elgin's historic downtown contains mixed- use structures featuring retail, restaurant, service uses,office and residential uses. Mixed- use structures contribute to an active street life and help foster a unique sense of place within Elgin.A variety of uses should be encouraged throughout the Downtown and should be located at or near the sidewalk with parking in the rear. ADDITIONAL STANDARDS FOR PLANNED DEVELOPMENTS Conditional Use for a Planned Development: Where applicable, the suitability of the subject property for the intended conditional use for a planned development with respect to the provision for the purpose and intent of planned developments and with respect to the provisions of section 19.65.010 of the zoning ordinance. No conditional use for a planned development should be granted for the sole purpose of introducing a land use not otherwise permitted on the subject property. Findings. This standard is not applicable. The applicant is not seeking approval of a planned development as a conditional use. J. Natural Preservation Standard. The suitability of the subject property for the intended planned development with respect to the preservation of all significant natural features including topography, watercourses, wetlands, and vegetation. Findings. The subject property is suitable for the intended planned development with respect to the preservation of all significant natural features including topography, - 10 - Recommendation & Findings of Fact Petitions 35-25 and 50-25 February 2, 2026 watercourses,wetlands,and vegetation. There are no significant natural features including topography, watercourses, wetlands or vegetation. The property is developed with a 122,384-square-foot multi-tenant shopping center with accessory parking lots. The applicant is not proposing any exterior changes to the site. 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 entertainment venue is compatible with other retail uses in the shopping center. The entertainment venue will operate during late evening hours after the restaurant operation winds down. All proposed activities related to the proposed entertainment venue would take place on the interior of the building. The applicant has started hosting live performances without any negative effect on the surrounding uses. While the existing shopping center does not meet the parking requirement of the zoning ordinance, the existing parking lot is underutilized and can adequately meet the needs of all existing tenants.In addition,the proposed entertainment venue will operate during times when almost all other tenants in the shopping center are closed. As such, the proposed use will not have any detrimental influence on the surrounding uses and properties. STANDARDS FOR CONDITIONAL USE A. Site Characteristics Standard. The suitability of the subject property for the intended conditional use with respect to its size, shape, significant features including topography, watercourses, vegetation, and existing improvements. Findings. The subject property is suitable for the intended planned development with respect to its size, shape, significant features including topography, watercourses, vegetation, and existing improvements. The 11.5-acre property is improved with a 122,384-square foot shopping center and 584 accessory parking spaces. The applicant is proposing only minor interior renovation consisting of electrical updates to its 6,108- square-foot tenant space, but exterior changes to the building or the site are not proposed. There are no significant natural features including topography, watercourses, vegetation, and existing improvements that would have a negative impact on the proposed development. - 11 - Recommendation & Findings of Fact Petitions 35-25 and 50-25 February 2, 2026 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 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. 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 planned development with respect to the provision of safe and efficient on-site and off-site vehicular circulation designed to minimize traffic congestion. The proposed entertainment venue would be located within an existing multi-tenant shopping center. The shopping center has four full access driveways. Two access driveways are located on National Street, one of which represents the extension of Grove Avenue and is controlled by a traffic signal. Two other full-access driveways provide access to Times Suare Road on the west side of the property. The existing driveways adequately serve the property, which functions with no on-site or of-site traffic congestion.The applicant is not proposing any changes to the site layout and the property will continue to function with safe and efficient traffic circulation. The parking requirement for the proposed entertainment venue is less than that of the existing Casa Lara restaurant. The proposed entrainment venue is required to have 83 parking spaces while the existing Casa Lara restaurant is required to have 102 parking spaces. Because Casa Lard restaurant is proposed to remain open, the shopping center parking requirement does not change. The shopping center is fully occupied and has a largely underutilized parking lot with 584 parking spaces shared by all tenants. The Clock Tower Shopping center is lawful nonconforming regarding parking. Based on the existing mix of uses,the shopping center is required to have 789 parking spaces while only 584 parking spaces exist. Most importantly,the proposed events at the entertainment venue will be organized during late evening hours on Fridays and Saturdays when almost all other tenants in the shopping center area closed. As such, the proposed facility will have almost all of the existing parking spaces available for its customers. - 12 - Recommendation & Findings of Fact Petitions 35-25 and 50-25 February 2,2026 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 proposed entertainment venue would operate during late evening hours on Fridays and Saturdays when restaurant operation winds down, and when most other tenants in the shopping center are closed.As such,the proposed entertainment venue would have access to almost all parking spaces within the shopping center. All activities and performances related to the proposed venue would be held on the interior of the building. The applicant has already started hosted several live performances without any negative effect on surrounding uses. The Elgin Police Department noted that the entertainment venue has so far not generated any calls for service. The proposal would not have any negative effect 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 & Zoning Commission recommend approval of Petitions 35-25 and 50-25, subject to the following conditions: 1. Substantial conformance to the Development Application submitted by Antunez Group DBA Casa Lara, as applicant, and Paul and Carol Butera, as property owners, received October 20,2025,and supporting documents including: a. Undated Statement of Purpose&Compliance Clarifications—Casa Lara(Revised), dated received January 22,2026 b. Architectural plan set for Casa Lara Restaurant 7 Clock Tower Drive Elgin,Illinois 60120, consisting of sheets: A100, E100, E101, and E102, prepared by Francisco - 13 - Recommendation & Findings of Fact Petitions 35-25 and 50-25 February 2,2026 X. Paladins Architecture Planning Design-Build, dated December 16, 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. Any event on the Subject Property 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 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. 3. Any event on the Subject Property 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. 4. The events are hereby authorized for only the indoor tenant space described within the associated application for conditional use.However,said events may be established on the Subject Property outside the building as an authorized permitted use,provided the specific event is established and operates in compliance with the temporary use provisions of Section 19.90.015, and the applicant is subject to all such provisions including but not limited to the number and duration and requirement for a separate permit for each outdoors event. 5. The Subject Property or a portion thereof may be used for an event contractually reserved for a group of persons to celebrate a special event, such as an anniversary, birthday, graduation, retirement, or wedding, or to participate in an educational, civic, social, or business-related event, such as a class,conference, meeting, seminar,or workshop,where the primary emphasis of the event is the event itself or its participants or beneficiaries and not any entertainment provided. 6. All street graphics must meet the requirements of Chapter 19.50 Street Graphics of the Elgin Municipal Code. - 14 - Recommendation & Findings of Fact Petitions 35-25 and 50-25 February 2, 2026 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 four(4)yes,one(1)no, and zero(0)abstentions. Two members were absent. Respectfully Submitted, s/Nancy Abuali Nancy Abuali,Chairman Pro-Tem Planning&Zoning Commission s/Damir Latinovic Damir Latinovic,AICP; Secretary Planning&Zoning Commission - 15 - • . 1Ilp - . Subject Property100 eft. er . \14.,•.0.1, r, Petition #35-25 e' II) V.- . ill. *400(01‘..a ago ` `` St � fps. N4r0.* : t• 40Ik vi _0. - , Nel# -r 4 F . ti kilt 41 I._,l.L ,-,,i . '4 V•,.:fit 3 • • A , _, . r s,c r ``, j He's i -' ,.. *at %5.‘$1•' 04; el itS \ .. Ili . . A .4 • ' <4 4P '''llitirc",*; .- ,_ • '. , * 1 • • 1. ♦ e - 1 . f ' " , si_I t o eSSA 11.14, As, .: , _ 1 ..., ... , , .... _ so. o .*li It ir , I - , :,,- ri�a laiii) EXHIBIT A Aerial / Location Map A --AL, 0 150 300 ELGIN I ' I ` I THE CRY N M SWUM Feet RC3 RC3 ., Pd y� O' (96). pCC @Ca °„, CQ Zoning ElRC1 -RESIDENCE CONSERVATION 1 Subject Property Petition #35-25 j_-iiiii11I1I El RC2-RESIDENCE CONSERVATION 2 \---n RC3-RESIDENCE CO NSERVATION 3 aPRC-PLANNED RESIDENCE CONSERVATIONNa��p laSFR1 -SINGLE FAMILY RESIDENCE 1 a SFR2-SINGLE FAMILY RESIDENCE 2 a PSFR1 -PLANNED SINGLE FAMILY RESIDENCE 1ra PSFR2-PLANNED SINGLE FAMILY RESIDENCE 2 TFR-TWO FAMILY RESIDENCE a aPTFR-PLANNED TWO FAMILY RESIDENCE P�►�+ = MFR-MULTIPLE FAMILY RESIDENCE PCC2 ElPMFR-PLANNED MULTIPLE FAMILY RESIDENCE = 11 RB-RESIDENCE BUSINESS 1 Q PRB-PLANNED RESIDENCE BUSINESS aNB-NEIGHBORHOOD BUSINESS ElPNB-PLANNED NEIGHBORHOOD BUSINESS ✓ -AB-AREA BUSINESS - PAB-PLANNED AREA BUSINESS C, - CC 1 -CENTER CITY 1 , A - CC2-CENTER CITY 2 I. PCC-PLANNED CENTER CITY IVtS94 ElPCC2-PLANNED CENTER CITY 2 MFR = ORI-OFFICE RESEARCH INDUSTRIAL 0 PORI-PLANNED OFFICE RESEARCH INDUSTRIAL linGI-GENERAL INDUSTRIAL It ...._ ___ MilPGI -PLANNED GENERAL INDUSTRIAL Tlmessq , 1721 CI-COMMERCIAL INDUSTRIAL EiiiCF-COMMUNITY FACILITY RC3 011 PCF-PLANNED COMMUNITY FACILITY EXHIBIT B N Zoning Map A ...AL, 0 200 400 ELGIN i ' i ' THE Cm THE B IN T SUVPBS Feet S o' e \ Subject Property VNSt' Petition#35-25 Nil° I. , 41. or 00 --------\------- 1 0 : A ------------- st Ill't 0624126002 Sill ':,. 10 *so(Ace\ T1111111. 0 f \ "P (0 n \ \ \ \ \\ s EXHIBIT C N Parcel Map A 0 150 300 ELGIN 1 ' 1 ' I THE OTT IN THE SUBURBS- Feet EXHIBIT D SITE LOCATION 7 Clock Tower Plaza Petition 35-25 and 50-25 Ai MI --" sue ,�c �-,. .- �`_ i,' till, .-. '",,,,,.I;,„1,..' , ••••••: 1 31 n" i : IL' I S.% ' ,\\\S\,.''...''.'' ' '1''‘‘.'S..10:,,.7,,,.....v.,_....\cl.‘.: .i .,:-:. C oc Tower .,';, ,�, ,- • , Shopping Center dig .y. P.� \ • . •, Subject tenant space 1111- y 46L 40,40,,,,,, 7 Clock Tower Plz /�\ 7 �' Vim: '- Site area map with zoning overlay •:,. - ---tea _' : -I + •�, '. /"� t- _ '► �([a a °,P Natw .,fr . . „T^• Y . f� l• itit, IA •'' 1 - -E��-� ,,per J"ri '�_ _'y �. �P . Al lsdr t.'. - i -aS .. ♦ .i —y._ >.„: oaf :,/\^ --'-co„' ..., .',A^\� `arc '11‘ '', , - , V._.• l'. ib.,.. ."::':.41/01t: -\,.. sil..::*..‘ '.l'\';:‘ )\' arareinani 1 9 a . . .iii A y F'. `. % .: +mil j* .Pe.. tr.*, ,..,- '1,`',.r ' .„t;' ',‘,,4',' ---- ,-.4"-fklop!...., ..U1,111.1 .1.1- - . . .. Tye. ` ' k. A. - IaT Bird's eye view looking north EXHIBIT D SITE LOCATION 7 Clock Tower Plaza Petition 35-25 and 50-25 :'-k-:'" ' ' ',Aro` - .. _ -- .....,. -44174:$.I. ` WelUn9� - r, PP ave.J or � 11'G� .. �j%fb .+� ' Na • ♦ 414+ Subject property ` • . 11 ,de.:00000rit # 1- y +� *, r }� uaSe. ,r 7.ik p- 44:j,,, 141;,, ....:a: . .41- di 6 - - r,-;f., i eisik Bird's eye view looking east / -...!...-.''.•9..,-'''-',.....a 1.I I a • - - - •., L ate: fa 4 --- . , 4,.. ..., ,_ - __ ....... , , , _ ,... _ __ .. irlk , ., #4 Front elevation of 7 Clock Tower Plaza tenant space