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HomeMy WebLinkAboutG32-17 Ordinance No. G32-17 AN ORDINANCE GRANTING A CONDITIONAL USE FOR A PHYSICAL FITNESS FACILITY IN THE PAB PLANNED AREA BUSINESS DISTRICT AND ARC ARTERIAL ROAD CORRIDOR OVERLAY DISTRICT (1341 B Manor Court) WHEREAS, written application has been made requesting conditional use approval to establish a physical fitness facility at 1341 B Manor Court; and WHEREAS, the zoning lot with the building containing the premises at 1341 B Manor Court is legally described herein (the "Subject Property"); and WHEREAS,the Subject Property is located within the PAB Planned Area Business District and ARC Arterial Road Corridor Overlay District, and a physical fitness facility is listed as a conditional use within the PAB Planned Area Business District; and WHEREAS, the Planning and Zoning Commission conducted a public hearing concerning said application on June 5, 2017 following due notice 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 a conditional use in the PAB Planned Area Business District and ARC Arterial Road Corridor Overlay 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 June 5, 2017, 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 physical fitness facility is hereby granted for the property commonly known as 1341 B Manor Court and commonly identified by Kane County Property Identification Number (PIN) 06-10-451-019, and legally described as follows: Lot 2 in Wing Park Manor Addition-Resubmission No. 1 being a subdivision of Lots 1, 2, 3, 4, 5, 6, 7, 8, 9, 10, 11, 12, 13, 14, 15, 16, 17, 18, 19, 20, 21, 22 and 23 in Block 4 of Wing Park Manor Addition (Except that part of Lots 1 and 23 dedicated for public highway as shown on plat of dedication recorded July 14, 1976 as Document Number 1370262), in the City of Elgin, Kane County, Illinois. 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 Nichol Sharp, as applicant, and Elgin Improvements LLC, as property owner, received April 14, 2017 and supporting documents including: a. Undated Conditional Use Statement of Purpose and Conformance, received April 14, 2017; b. Undated site plan, received April 14, 2014; c. Undated Floor Plan-Existing, received April 14, 2017; d. Undated Floor Plan-Proposed, received April 14, 2017; e. Undated Wing Park Shopping Center plan, received April 14, 2017; f. ALTA/ACSM Land Title Survey, prepared by Republic National Land Surveyors, dated February 6, 2014; g. Master Site Plan, prepared by Jacob & Hefner Associates, Inc., dated January 22, 2010; h. Landscape Development Plan, prepared by David R. McCallum Associates, Inc. dated February 12, 2010, last revised April 12, 2010; and i. Undated two-page Plans for Signs, received April 14, 2017. 2. All street graphics must comply with the zoning ordinance requirements. 3. Compliance with all applicable codes and ordinances. Section 4. That this ordinance shall be full force and effect upon its passage in the manner provided by law. 7 David J. Kapt , Ma or - 2 - Presented: July 26, 2017 Passed July 26, 2017 Omnibus Vote: Yeas: 9 Nays: 0 Recorded: July 26, 2017 Published: July 27, 2017 AAtte . Dewis, City - 3 - June 5, 2017 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 09-17, an application by Nichol Sharp, as applicant, and Elgin Improvements LLC,as property owner,requesting approval of a conditional use to establish a physical fitness facility at the property located at 1341 B Manor Court, zoned PAB Planned Area Business District and ARC Arterial Road Corridor Overlay District. GENERAL INFORMATION Petition Number: 09-17 Requested Action: Approval of a Conditional Use Current Zoning: PAB Planned Area Business District, & ARC Arterial Road Corridor Overlay District Existing Use: Partially occupied multi-tenant commercial building Proposed Use: Physical Fitness Facility (Mixed Martial Arts School) Property Location: 1341 B Manor Court Applicant: Nichol Sharp Owner: Elgin Improvements LLC Staff Coordinator: Damir Latinovic AICP, Senior Planner Exhibit A Recommendation & Findings of Fact Petition 09-17 June 5, 2017 LIST OF EXHIBITS ATTACHED A. Aerial/Location Map B. Zoning Map C. Parcel Map D. Site Location E. Development Application and Attachments BACKGROUND Nichol Sharp, as applicant, and Elgin Improvements LLC, as property owner, are requesting a conditional use to establish a physical fitness facility at the property located at 1341 B Manor Court, zoned PAB Planned Area Business District and ARC Arterial Road Corridor Overlay District. The applicant is proposing to open SBG Illinois mixed martial arts school. The applicant is proposing to occupy approximately 4,400-square feet of commercial space within the 6,100-square foot outlot building that is part of Wing Park Shopping Center. The center is located at the southeast corner of N. McLean Boulevard and Wing Street, and is also bounded by Weston Avenue on the east and Eagle Drive on the south. The subject outlot building is located on the east side of the property in rear of the shopping center with an accessory parking lot and direct access to Weston Avenue. One other commercial space exists within the same outlot building, and it is currently used for storage purposes for the La Michoacana restaurant. The applicant is proposing minor interior renovation to accommodate one closed-off workout studio and an area for the dressing room. Most of the interior space will be devoted to a large open space suitable for mixed martial arts classes. The applicant is not proposing any exterior changes, except for new wall graphics. The wall graphics will meet the zoning ordinance requirements. There are 50 SBG martial arts schools located across the US, Canada, Europe, Asia, and Africa. The school offers children-specific classes and classes designed for families. The proposed hours of operation will be 7 am—9 pm Monday through Friday and 8 am—5 pm on Saturday.The facility will be closed on Sundays. The proposed physical fitness facility is listed as a conditional use in the PAB Planned Area Business District, requiring the review and recommendation by the Planning and Zoning Commission and approval by the City Council. The Community Development Department offers the following additional information: -2 - Recommendation & Findings of Fact Petition 09-17 June 5, 2017 A. Property History.The subject property was annexed to the city in 1954. Upon annexation, the property was zoned D Commercial. The existing multi-tenant commercial shopping center was constructed in 1959. In 1962, the property was rezoned to B1 Retail Business District, and in 1992 it was rezoned again 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. In 2010,the property was rezoned to PAB Planned Area Business District to accommodate the construction of the Walgreens building on the north side of the property along Wing Street. In 2013, the PAB District was amended to allow for the construction of Safelite AutoGlass motor vehicle repair shop. B. Surrounding Land Use and Zoning. The subject commercial tenant space is located on the southern lot of the two-lot Wing Park Shopping Center. The north lot is also zoned PAB Planned Area Business District and is improved with a Walgreens building and the accessory parking lot. The property to the north across Wing Street is zoned CF Community Facility District and is home to Illinois Park School, a pre-school and an elementary school. The properties to the east across Weston Avenue are zoned RC 1 Residence Conservation District and are improved with single-family homes. The property to the south across Eagle Drive is zoned CF Community Facility District and is improved with a church building (Calvary Lutheran Church)and the accessory parking lot.The properties to the west across N. McLean Boulevard are zoned AB Area Business District and ARC Arterial Road Corridor Overlay District and are improved with one- and two-story office buildings and single-family homes. C. Comprehensive Plan. The subject property is designated as "Highway Commercial" by the City's 2005 Comprehensive Plan and Design Guidelines. Areas designated Highway Commercial typically serve surrounding neighborhood areas, but also larger trade areas connected by the arterial street system. They may include all of the commercial uses found in the mixed-use centers. In addition, they typically include highway-serving uses such as fast food restaurants, auto-oriented uses such as tire stores, service stations, auto parts stores, and other stand-alone retail uses. These commercial areas are generally auto dominated with few pedestrian amenities. D. Zoning District. The purpose and intent of the PAB Planned Area Business District, established by Ordinance No. G 19-10, is to provide a planned commercial environment, subject to the provisions of Chapter 19.60 Planned Developments, of the Elgin Municipal Code, 1976 as amended.The PAB District is most similar to the AB Area Business District, which is established to provide commodities and services to several neighborhoods, and in - 3 - Recommendation & Findings of Fact Petition 09-17 June 5, 2017 some instances to a communitywide or regional supporting population. These zoning districts are limited by the applicable site design regulations to an intermediate scale of development relative to NB Neighborhood Business Districts and the CC1 Center City District. E. Trend of Development. The subject property is located within an established multi-tenant shopping center. The businesses that have historically located on the property include a mix of commercial, retail, restaurants, recreational and some office uses. The shopping center currently includes Walgreens and Family Dollar retail stores, a barber shop, and Little Caesars, La Michoacana and Big Apple Bagels restaurants, among others. FINDINGS After due notice as required by law, the Planning & Zoning Commission conducted a public hearing in consideration of Petition 09-17 on June 5, 2017. Testimony was presented at the public hearing in support of the application. The Community Development Department submitted a Conditional Use Review and Written Findings & Recommendation to the Planning & Zoning Commission dated June 5, 2017. The Community Development Department and the Planning & Zoning Commission have made the following findings regarding this application against the standards for conditional uses outlined within § 19.65.030: 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 proposed use will occupy the existing 4,400-square foot vacant commercial space with an existing 6,100-square foot outlot building that is part of the Wing Park Shopping Center. The building is located in rear of the shopping center with adjacent accessory parking and direct access to Weston Avenue. The applicant is not proposing to make any exterior changes to the existing building. No existing site features including topography, watercourses, vegetation, and property improvements exist that would have a negative impact on the proposed conditional use. B. Sewer and Water Standard. The suitability of the subject property for the intended conditional use with respect to the availability of adequate water, sanitary treatment, and storm water control facilities. -4 - Recommendation & Findings of Fact Petition 09-17 June 5, 2017 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 property and the subject commercial space are currently served by municipal water, sanitary sewer,and storm water systems. The applicant is not proposing any changes to the existing sewer and water utilities or to the storm water control facilities.The existing sewer, water, and storm water facilities can adequately service the proposed use. C. Traffic and Parking Standard. The suitability of the subject property for the intended conditional use with respect to the provision of safe and efficient on-site and off-site vehicular circulation designed to minimize traffic congestion. Findings. The subject property is suitable for the intended conditional use with respect to the provision of safe and efficient on-site and off-site vehicular circulation designed to minimize traffic congestion. The property was originally developed in the late 1950s with direct access to four adjacent roadways: N. McLean Boulevard on the west, Wing Street on the north, Weston Avenue on the east, and Eagle Drive on the south. With multiple access driveways and a signalized intersection at N. McLean Boulevard and Wing Street, the property maintains a safe and efficient on-site and off-site vehicular circulation. The proposed use is located within an outlot building in rear of the main shopping center buildings, and will benefit from having direct access to Weston Avenue and an adjacent parking lot. The approximately 63,000-square foot commercial center, including Walgreens, includes a total of 313 parking spaces. Based on the projected peak demand with three concurrent classes of ten students and a total of six employees, the proposed use is required to provide a total of 14 parking spaces. With the proposed use and the current mix of commercial uses within the shopping center, the entire property is required to have a total of 305 parking spaces. With 313 parking spaces on site, the property will continue to meet the 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 proposed martial arts school will serve several surrounding neighborhoods and the entire communitywide population. In addition, the use, located in rear of the existing shopping center,represents a good transitional use adjacent to the single family residences to the east. All business activity will be conducted on the interior with no proposed changes to the exterior of the building, except for new wall graphics. The hours of operation are consistent with those of surrounding businesses. No evidence has - 5 - Recommendation & Findings of Fact Petition 09-17 June 5, 2017 been submitted or found that the proposed use will be located or operated in a manner that will exercise undue detrimental impact on surrounding properties. E. Historic Preservation Standard. Where applicable, the conditional use shall make possible an efficient contemporary use of, or a compatible improvement to a designated landmark or property located in a designated historic district while preserving those portions and features of the property which are significant to its historic, architectural, and cultural values to an historic preservation plan. Findings. This standard is not applicable. The subject property is neither designated as a local historic landmark nor is it located within a locally designated historic district. RECOMMENDATION The Community Development Department and the Planning & Zoning Commission recommend approval of Petition 09-17, subject to the following conditions: 1. Substantial conformance to the Development Application submitted by Nichol Sharp, as applicant, and Elgin Improvements LLC, as property owner, received April 14, 2017 and supporting documents including: a. Undated Conditional Use Statement of Purpose and Conformance, received April 14, 2017; b. Undated site plan, received April 14, 2014; c. Undated Floor Plan-Existing, received April 14, 2017; d. Undated Floor Plan-Proposed, received April 14, 2017; e. Undated Wing Park Shopping Center plan, received April 14, 2017; f. ALTA/ACSM Land Title Survey,prepared by Republic National Land Surveyors, dated February 6, 2014; g. Master Site Plan, prepared by Jacob & Hefner Associates, Inc., dated January 22, 2010; h. Landscape Development Plan, prepared by David R. McCallum Associates, Inc. dated February 12, 2010, last revised April 12, 2010; and i. Undated two-page Plans for Signs, received April 14, 2017. 2. All street graphics must comply with the zoning ordinance requirements. 3. 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, zero (0) - 6 - Recommendation & Findings of Fact Petition 09-17 June 5, 2017 no, and zero (0) abstentions. Two members were absent. Respectfully Submitted, s/Robert Siliestrom Robert Siljestrom, Chairman Planning&Zoning Commission s/Damir Latinovic Damir Latinovic, AICP; Secretary Planning& Zoning Commission - 7 - �pres`4 Subject Property r cues°e�f Petition 09-17 m Harlan$Ave amp Kaskaskia Ave •A .w Y V- Illinois.P,kwy J - II� Eagle Rd -Eagle EXHIBITA Aerial/Location Map N W+E s Map prepared by City of Elgin o 60 120 240 360 480 i Feet Department of Community Development a C�'Aress � RC1 0 FR y MFR CF m PCF IF c Qo Subject Property VVRC Petition 09-17 Kaskaskia Ave Legend ORC1 Residence Conservation 1 Q RC2 Residence Conservation 2 AB PAB ORC3 Residence Conservation 3 OPRC Planned Residence Conservation QSFR1 Single Family Residence 1 OPSFR1 Planned Single Family Residence 1 WY O SFR2 Single Family Residence 2 PSFR2 Planned Single Family Residence 2 TRF Two Family Residence PTRF Planned Two Family Residence -MFR Multiple Family Residence Q -PMFR Planned Multiple Family Residence O RB Residence Business QPRB Planned Residential Business -NB Neighborhood Business CF RC1 -PNB Planned Neighborhood Business -AB Area Business -PAB Planned Area Business -CC1 Center City 1 -CC2 Center City 2 -PCC Planned Center City /r FR -ORI Office Research Industrial -PORI Planned Office Research Industrial -GI General Industrial RB -PGI Planned General Industrial Cl Commercial Industrial `j"`FR {� -CF Community Facility CF -PCF Planned Community Facility RCZ EXHIBIT Zoning Map N W+E S Map prepared by City of Elgin 0 60 120 240 360 480 Department of Community Development Feet f Subject Property 1341 Manor Ct. Unit B Petition 09-17 Kaskaskia Ave L7 Q Manor Ct — -------------------- Illinois Pkwy 0610451019 m a� J Eagle Rd Eagle Dr EXHBIIT C Parcel Map N A City of Elgin 0 25 50 100 150 200 Department of Community Development Feet y RW SUBJECT PROPERW t _201h Pi,SOrreEo'y EXHIBIT D SITE LOCATION 1341 B Manor Court Petition 09-17 r n Street View Looking Northeast 1 Street View Looking Southeast EXHIBIT D SITE LOCATION 1341 B Manor Court Petition 09-17 Y CvF Walgreens West Elevation fr' Shopping Center South Elevation EXHIBIT D SITE LOCATION 1341 B Manor Court Petition 09-17 Fsfi e- k �lmmil� 1341 Manor Ct Outlot Building —North Elevation �*��'�. �ro xrswv�' °*�^�- . -�w�^�r'-�'• tee+ ,e e 1341 Manor Ct Outlot Building – Southeast Elevation