HomeMy WebLinkAboutG77-08 •
Ordinance No. G77-08
AN ORDINANCE
GRANTING A CONDITIONAL USE FOR A DRINKING PLACE AND
AN OUTDOOR EATING AND DRINKING FACILITY
IN THE CC2 CENTER CITY DISTRICT
(231 Douglas Avenue)
WHEREAS, written application has been made requesting conditional use approval for a
drinking place and outdoor eating and drinking facility in the CC2 Center City District; and
WHEREAS, the Zoning and Subdivision Hearing Board conducted a public hearing after
due notice by publication and has submitted its findings of fact and recommended approval; and
WHEREAS, the City Council of the City of Elgin concurs in the findings and
recommendation of the Zoning and Subdivision Hearing Board.
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY
OF ELGIN, ILLINOIS:
Section 1. That the City Council of the City of Elgin hereby adopts the Findings of
Fact, dated November 5, 2008, made by the Zoning and Subdivision Hearing Board, a copy of
which is attached hereto and made a part hereof by reference as Exhibit A.
Section 2. That a conditional use to permit the establishment of a drinking place and
outdoor eating and drinking facility in the CC2 Center City District at 231 Douglas Avenue and
legally described as follows:
Lots 27, 28, and 29 and the Northerly Half of the Vacated Alley Lying Southerly of
the adjoining Said Lot, Except the North 60 Feet thereof, in Phineas J. Kimball
Jr.'s Second Addition to Elgin, in the City of Elgin, Kane County, Illinois
(Property commonly known as 231 Douglas Avenue).
be and is hereby granted subject to the following conditions:
1. Substantial conformance with the Statement of Purpose and Conformance,
submitted with the development application and cover letter submitted by
Joseph Mastrangelo, dated May September 22, 2008.
2. Compliance with all applicable codes and ordinances.
Section 3. That the conditional use granted herein shall expire if not established within
one year from the date of passage of this ordinance.
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Section 4. That this ordinance shall be in full force and effect immediately after its
passage in the manner provided by law.
jeUtri
Ed Schock, Mayor
Presented: December 3, 2008
Passed: December 3, 2008
Omnibus Vote: Yeas: 6 Nays: 0
Recorded: December 4, 2008
Published:
Attest:
Diane Robertson, City Cl
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November 5, 2008
FINDINGS OF FACT
Zoning and Subdivision Hearing Board City of Elgin, Illinois
SUBJECT
Consideration of Petition 48-08 Requesting a Conditional Use in the CC2 Center City District, to
Permit the Establishment of a Drinking Place, and Outdoor Eating and Drinking Facility; Property
Located at 231 Douglas Avenue,by Castlewood Ventures L.L.C., as Applicant, and John and Linda
Haight, as Owners.
GENERAL INFORMATION
Requested Action: Conditional Use Approval
Current Zoning: CC2 Center City District
Existing Use: Vacant Commercial Building
Property Location: 231 Douglas Avenue
Applicants: Castlewood Ventures L.L.C.
Owners: John and Linda Haight
Staff Coordinator: Denise Momodu, Associate Planner
LIST OF EXHIBITS
A. Location Map (see attached)
B. Zoning Map (see attached)
C. Parcel Map (see attached)
D. Aerial Photo (see attached)
E. Environmental Photo (see attached)
F. Site Photos (see attached)
G. Statement of Purpose and Conformance (see attached)
EXHIBIT
Findings of Fact Zoning and Subdivision Hearing Board
Petition 48-08 November 5, 2008
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H. Development Plan (see attached)
I. Draft Conditional Use Ordinance (see attached)
J. Related Correspondence (see attached)
BACKGROUND
An application has been filed by Castlewood Ventures L.L.C.,requesting a conditional use to permit
the establishment of a drinking place, and an outdoor eating and drinking facility in the CC2 Center
City District. The subject property is located at 231 Douglas Avenue(reference Exhibits A,B,C,D,
E and F).
The applicant is proposing to operate a restaurant and sports bar with banquet room facilities at the
subject property. The proposed restaurant will televise major sporting events. The applicant also
proposes to provide seating on an outdoor patio which currently exists at the east entrance of the
building. Hours of operation would be Monday through Sunday from 10:00 a.m. to 2:00 a.m., and
will be controlled by the requirements of the liquor license. The proposed restaurant is a permitted
use in this zoning district. However, the proposed sale of alcohol and outdoor eating and drinking
facility are conditional uses, and require a public hearing and City Council approval.
The purpose and intent of the provisions for conditional use approval is to recognize that there are
certain uses which cannot be properly classified without individual review and consideration
(reference Exhibits G, H, I and J).
GENERAL FINDINGS
After due notice, as required by law,the Zoning and Subdivision Hearing Board conducted a public
hearing in consideration of Petition 48-08 on November 5, 2008. Testimony was presented at the
public hearing in support of the application. No objectors were present. The Community
Development Group submitted a Variation Review dated October 31, 2008.
The Zoning and Subdivision Hearing Board has made the following general findings:
A. Zoning History Standard. The suitability of the subject property for the intended
conditional use with respect to the length of time the property has remained undeveloped or
unused in its current zoning district.
Findings. The subject property is suitable for the intended conditional use with respect to
the length of time the property has remained undeveloped or unused in its current zoning
district.
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Findings of Fact Zoning and Subdivision Hearing Board
Petition 48-08 November 5, 2008
1927: E Commercial District
1950: D Commercial District
1960: E Commercial District
1962: B3 Service Business District
1992: B4 General Service District
Present: CC2 Center City District
In 2002, a conditional use for a nightclub and an outdoor eating and drinking facility was
approved for the subject property, but has since been abandoned since that business has
ceased to operate since 2005. Since 2005, another restaurant use has occupied the building.
However, that restaurant did not request a liquor license and therefore the conditional use
was determined to have been abandoned since 2005. The building has been vacant since the
Fall of 2007.
B. Surrounding Land Use and Zoning Standard. The suitability of the subject property for
the intended conditional use with respect to consistency and compatibility with surrounding
land use and zoning.
Findings. The subject property maybe suitable for the intended conditional use with respect
to consistency and compatibility with surrounding land use and zoning.
The properties located north, south and east of the subject property are zoned CC2 Center
City District, and are developed with a mix of residential, commercial, retail and service
businesses.
The property to the west of the subject property is zoned PCF Planned Community Facility
District, and is developed with The Centre of Elgin.
C. Trend of Development Standard. The suitability of the subject property for the intended
conditional use with respect to its consistency with an existing pattern of development or an
identifiable trend of development in the area.
Findings: The subject property is suitable for the intended conditional use with respect to the
trend of development standard.
The subject property is located on the edge of the traditional downtown, which is developed
with a mix of business, residential and institutional uses.
D. Zoning District Standard. The suitability of the subject property for the intended
conditional use with respect to the length of time the property has remained undeveloped or
unused in its current zoning district.
Findings. The subject property is suitable for the intended conditional use with respect to
the length of time the property has remained undeveloped or unused in its current zoning
district.
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Findings of Fact Zoning and Subdivision Hearing Board
Petition 48-08 November 5, 2008
The purpose of the CC2 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. The CC2 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. 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.
STANDARDS FOR CONDITIONAL USES
The Zoning and Subdivision Hearing Board has made the following findings concerning the
standards for conditional uses:
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 the
site characteristics standard.
The subject property is a regularly shaped parcel containing approximately 17,500 square feet
of lot area. The property is improved with a commercial building and a patio area located at
the rear of the building and paved vehicle use area.
B. Sewer and Water Standard. The suitability of the subject property for the intended
conditional use with respect to the availability of adequate municipal water, wastewater
treatment, and storm water control facilities.
Findings.The subject property is suitable for the intended conditional use with respect to the
sewer and water standard.
The subject property is served by municipal water, sanitary sewer and storm water control
services.
C. Traffic and Parking Standard. The availability 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
traffic and parking standard.
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Findings of Fact Zoning and Subdivision Hearing Board
Petition 48-08 November 5, 2008
The subject property is located at the southeast corner of Kimball Street and Douglas
Avenue. Kimball Street is an arterial street serving the east side of Elgin. Douglas Avenue
is a local street serving the downtown and the adjoining residential neighborhoods.
The subject property has 45 off street parking stalls on site. However, within the CC2
Zoning District,land uses located within 800 feet of a municipal off street parking facility are
not required to provide off street parking. A city-owned parking garage is located 400 feet
from the subject property.
D. Comprehensive Plan Standard. The suitability of the subject property for the intended
conditional use with respect to conformance to the goals, objectives, and policies of the
official comprehensive plan.
Findings. The subject property is suitable for the intended conditional use with respect to
the Comprehensive Plan Standard.
The subject property is designated as "Community Mixed Use Center" by the City's
Comprehensive Plan and Design Guidelines dated 2005. 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+ dwelling units per acre), employment, educational, civic, and office uses,
combined with a cultural and entertainment center focus that extends activities throughout
the day. The proposed land uses are in keeping with the objectives and policies of this
comprehensive plan designation.
E. 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.
No evidence has been submitted or found that the proposed conditional use will be located,
designed, or operated in a manner that will exercise undue detrimental influence on itself or
surrounding property.
SUMMARY OF FINDINGS, UNRESOLVED ISSUES, AND ALTERNATIVES
The Zoning and Subdivision Hearing Board has developed or identified the following findings,
unresolved issues, and alternatives:
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Findings of Fact Zoning and Subdivision Hearing Board
Petition 48-08 November 5, 2008
A. Summary of Findings.
Positive Attributes: The proposed restaurant with an accessory outdoor eating and drinking
facility, and live entertainment are customary and traditional component land uses. If
approved, the proposed conditional uses will help the new restaurant expand its services to
its customers, and help the City realize its plans for the development of quality entertainment
and destination land uses within the downtown.
B. Summary of Unresolved Issues.
There are no unresolved issues.
C. Summary of Alternatives.
Other than an approval, a denial,or an approval with some combination of conditions, there
are no substantive alternatives.
DECISION
The Zoning and Subdivision Hearing Board recommends the approval of Petition 48-08. On a
motion to recommend approval of the conditional use, subject to the following conditions,the vote
was six (6) yes and zero (0) no:
1. Substantial conformance with the Statement of Purpose and Conformance, submitted with
the development application, submitted by Joseph Mastrangelo, dated October 10, 2008.
2. Compliance with all applicable codes and ordinances.
Therefore, the motion to recommend approval of Petition 48-08 was adopted.
Respectfully Submitted,
s/ Robert Langlois
Robert Langlois, Chairman
Zoning and Subdivision Hearing Board
s/ Denise Momodu
Denise Momodu, Secretary
Zoning and Subdivision Hearing Board
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Findings of Fact
Petition 48-08 Zoning and SubdivisioNnoHveemarbienrg513, 2o0aord8
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EXHIBIT A Location Map
N
Department of Comm uni 1800 F e et
900 0 900
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ty
November 5,2008 D evelopment
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7
Findings of Fact Zoning and Subdivision Hearing Board
Petition 48-08 November 5, 2008
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Zoning Classification 7MMI= II
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Residence Conservation 3 i
Q Planned Residence Conservation M.
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Q Single Family Residence 1 _■ ■ ■
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Q Single Family Residence 2
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Q Two Family Residence
Q Multiple Family Residence 1
sal Planned Multiple Family Residence Mr
Q Residence Business 1_ �
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Planned Residential Business
Neighborhood Business I-- =
Sim Planned Neighborhood Business
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- Center City I i.=
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- Planned Center City
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® Community Facility , '11.- .i1
Fox River Preservation ►
- Planned Center City 2
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Planned Single Family Residence 1
Q Planned Two Family Residence � � _ �,
EXHIBIT B Zoning Map
N
r Department of Community Development 300 0 300 B00 Feet
November 5,2008
8
Findings of Fact Zoning and Subdivision Hearing Board
Petition 48-08 November 5, 2008
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Subject Property
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Petition 48-08
231 Douglas Av.
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EXHIBIT C
Parcel Map A
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r Department of Community Development 40 0 40 80 Feet
November 5,2008
9
Findings of Fact Zoning and Subdivision Hearing Board
Petition 48-08 November 5, 2008
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EXHIBIT D Aerial Map n
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Department of Community Development 80 0 60 120 F eet
November 5,2008
10
Findings of Fact Zoning and Subdivision Hearing Board
Petition 48-08 November 5, 2008, .
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EXHIBIT E Environmental Map A
100 Year Floodplain
Department of Community D evelopment 200 0 200 400 Feet
N ov ern be r 5,2008
11