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HomeMy WebLinkAboutG55-18Ordinance No. G55 -18 AN ORDINANCE GRANTING A CONDITIONAL USE TO ESTABLISH AN AMUSEMENT AND RECREATIONAL SERVICE NOT ELSEWHERE CLASSIFIED IN THE AB AREA BUSINESS DISTRICT AND ARC ARTERIAL ROAD CORRIDOR OVERLAY DISTRICT (1005 North Randall Road) WHEREAS, written application has been made requesting conditional use approval to establish an amusement and recreational service not elsewhere classified (indoor multi -sport practice facility specializing in baseball and softball) at 1005 North Randall Road; and WHEREAS, the zoning lot with the building containing the premises at 1005 North Randall Road is legally described herein (the "Subject Property "); and WHEREAS, the Subject Property is located within the AB Area Business District and ARC Arterial Road Corridor Overlay District, and an amusement and recreational service not elsewhere classified is listed as a conditional use within the AB Area Business District; and WHEREAS, the Planning and Zoning Commission conducted a public hearing concerning said application on August 6, 2018 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 a conditional use 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 August 6, 2018, 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 an amusement and recreational service not elsewhere classified is hereby granted for the property commonly known as 1005 North Randall Road, and commonly identified by Kane County Property Index Number 06 -09- 154 -002, and legally described as follows: LOT 564 IN VALLEY CREEK UNIT NO. 14, BEING A SUBDIVISION OF PART OF SECTION 9. TOWNSHIP 41 NORTH, RANGE 8 EAST OF THE THIRD PRINCIPAL MERIDIAN, ACCORDING TO THE PLAT THEREOF RECORDED JUNE 15, 1992 AS DOCUMENT 92K42893 IN THE RECORDER'S OFFICE OF KANE COUNTY, ILLINOIS. ALSO KNOWN AS: THAT PART OF SECTION 9, TOWNSHIP 41 NORTH, RANGE 8 EAST OF THE THIRD PRINCIPAL MERIDIAN, DESCRIBED AS FOLLOWS: BEGINNING AT THE INTERSECTION OF THE EASTERLY RIGHT OF WAY LINE, AS MONUMENTED, OF RANDALL ROAD WITH THE NORTHERLY LINE OF ROYAL BOULEVARD, ACCORDING TO VALLEY CREEK UNIT NUMBER 4, BEING A SUBDIVISION OF PART OF SAID SECTION 9; THENCE NORTH EASTERLY; ALONG THE SAID EASTERLY RIGHT OF WAY LINE, AS MONUMENTED, OF RANDALL ROAD, BEING ALONG A CURVE TO THE LEFT HAVING A RADIUS OF 15,696.23 FEET AND A CHORD BEARING OF NORTH 20° 52° 47" EAST, AN ARC DISTANCE OF 607.81 FEET; THENCE SOUTH 69° 26' 25" EAST, A DISTANCE OF 532.14 FEET; THENCE SOUTH 200 33'35" WEST PERPENDICULAR TO THE LAST DESCRIBED COURSE, A DISTANCE OF 62.34 FEET; THENCE SOUTH 69° 26' 25" EAST, PERPENDICULAR TO THE LAST DESCRIBED COURSE, A DISTANCE OF 482.96 FEET: THENCE SOUTH 20° 33' 35" WEST PERPENDICULAR TO THE LAST DESCRIBED COURSE, A DISTANCE OF 639.53 FEET TO THE NORTHERLY LINE OF ROYAL BOULEVARD, ACCORDING TO THE AFORESAID VALLEY GREEK BOULEVARD, BEING ALONG A CURVE TO THE RIGHT HAVING A RADIUS OF 444.47 FEET AND CHORD BEARING NORTH 710 050 10" WEST AN ARC DISTANCE OF 357.46 FEET: THENCE SOUTHWESTERLY ALONG THE SAID NORTHERLY LINE OF ROYAL BOULEVARD, BEING ALONG A CURVE TO THE LEFT, TANGENT TO THE LAST DESCRIED CURVE, HAVING A RADIUS OF 1139,00 FEET, AN ARC DISTANCE OF 329.33 FEET; THENCE NORTH 64'36'46" WEST TANGENT TO THE LAST DESCRIBED CURVE, A DISTANCE OF 352.35 FEET TO THE POINT OF BEGINNING, EXCEPTING THEREFROM THE FOLLOWING DESCRIBED PROPERTY: LOT 563 IN VALLEY CREEK UNIT NO. 14, BEING A SUBDIVISION OF PART OF SECTION 9, TOWNSHIP 41 NORTH, RANGE 8 EAST OF THE THIRD PRINCIPAL 2 MERIDIAN, ACCORDING TO THE PLAT THEREOF RECORDED JUNE 15, 1992 AS DOCUMENT 92K42893 IN THE RECORDER'S OFFICE OF KANE COUNTY, ILLINOIS. (commonly known as 1005 North Randall Road) Section 3. That the conditional use for the Subject Property as authorized by this ordinance shall be subject to the following additional conditions: Substantial conformance to the Development Application submitted by It Starts with the Turf, as applicant, and Kane Holdings, as property owner, received July 5, 2018, and supporting documents including: a. Undated Conditional Use Statement of Purpose and Conformance, received July 26 2018; b. ALTA/ACSM Land Title Survey, prepared by Michael F. Feldbusch R. L. S., dated October 22, 2010, last revised December 8, 2010; c. Undated Existing and Proposed floor plans, received June 27, 2018; and d. Undated four -page photographs, received June 27, 2018. 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. 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 in full force and effect upon its passage in the manner provided by law. Zzy aZ' David J. Kapt m, or Presented: September 26, 2018 Passed: September 26, 2018 Omnibus Vote: Yeas: 8 Nays: 0 Recorded: September 26, 2018 Published: September 28, 2018 Attest: imberly Dewis, Cit Cl rk EXHIBIT A August 6, 2018 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 25 -18, an application by It Starts with the Turf, as applicant, and Kane Holdings LLC, as property owner, are requesting a conditional use to establish an amusement and recreational service not elsewhere classified (indoor training facility for baseball and softball) at the property commonly referred to as 1005 North Randall Road. The property is zoned AB Area Business District and ARC Arterial Road Corridor Overlay District. GENERAL INFORMATION Petition Number: Property Location: 1005 N. Randall Road Requested Action: Conditional Use for an amusement and recreational service not elsewhere classified 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 space Proposed Use: Amusement and recreational service not elsewhere classified (Indoor practice facility for baseball and softball) Applicant: It Starts with the Turf Owner Kane Holdings Staff Coordinator: Damir Latinovic, AICP, Senior Planner Recommendation & Findings of Fact Petition 25 -18 August 6, 2018 Exhibits Attached: A. Aerial /Location May B. Zoning Man C. Parcel May D. Site Location E. Development Application and Attachments F. Draft Ordinance BACKGROUND It Starts with the Turf, as applicant, and Kane Holdings LLC, as property owner, are requesting a conditional use to establish an amusement and recreational service not elsewhere classified (indoor training facility for baseball and softball) at the property commonly referred to as 1005 North Randall Road. The property is zoned AB Area Business District and ARC Arterial Road Corridor Overlay District. The subject property is part of a larger, multi -tenant shopping center located on the east side of N. Randall Road between Royal Boulevard to the south and Fletcher Drive to the north. The subject 15,159- square foot commercial space is part of the former Walmart store that was largely filled by Russo Power Equipment. The subject commercial space is located immediately north of and adjacent to Russo's and is currently vacant. The applicant is proposing to establish an indoor multi -sport facility specializing in baseball and softball training. The facility would have 11 pitching and batting cages with retractable netting. The retractable netting for the individual pitching and batting cages could be removed to allow for larger open space for other sports and conditioning. The facility would provide a variety of training opportunities for both baseball and softball players that include one -on -one lessons, weekend camps, weekly classes, as well as extensive training programs for travel teams and organizations. -2- Recommendation & Findings of Fact Petition 25 -18 August 6, 2018 Figure 2: Proposed Floor Plan The facility would be open year - round. The initial hours of operation would be 1:00 pm — 11:00 pm Monday -Friday and 8:00 am — 11:00 pm on Saturdays and Sundays. Up to six staff members would be present during anticipated peak times on Saturdays. Staff members would include current and former baseball and softball players and coaches. The applicant would complete only minor interior renovation to accommodate the use. A new multi -sport indoor turf surface would be installed along with retractable netting. A small waiting/seating area would be designated near the entrance along with a small retail shop. Per the zoning ordinance, the proposed use is required to provide a total of 39 parking spaces (one parking space per employee, plus three parking spaces per each pitching/batting cage). With the proposed use and the current mix of uses within the entire shopping center, a total of 810 parking spaces are required. With a total of 1,181 parking spaces on site, the shopping center will continue to meet the parking requirement. -3- Recommendation & Findings of Fact Petition 25 -18 August 6, 2018 The proposed amusement and recreational service not elsewhere classified is listed as a conditional use in the AB 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: A. Property History. The subject property was annexed to the city in 1978. Upon annexation, the property was zoned B -3 Service Business District. In 1992 it 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 property was subdivided in 1996 as part of Valley Creek Subdivision. The existing commercial building was constructed in 1992. B. Surrounding Land Use and Zoning. The subject property is part of a larger shopping center located on the east side of Randall Road between Fletcher Drive on the north and Royal Boulevard on the south. The center is home to Russo Power Equipment, Carmina's Restaurant and Banquets, and Bumblebee Play Cafe among others. The properties adjacent to the east are also zoned AB Area Business District and are improved with three multi- tenant office buildings primarily occupied with medical offices. The property to the south is zoned AB Area Business District and ARC Arterial Road Corridor Overlay District and is improved with a one -story commercial building (Home Depot) and accessory parking. M Recommendation & Findings of Fact Petition 25 -18 August 6, 2018 The property adjacent to the north, part of the same shopping center, is improved with a multi -tenant commercial building and is occupied with Bumblebee Play Cafe, Royal Liquor and Wine liquor store, and Phoenix Athletics fitness facility. The properties further to the north across Fletcher Drive are zoned PRC Planned Residence Conservation District and are improved with Millcreek Townhomes residential development. The property to the west across Randall Road is zoned PCF Planned Community Facility District and ARC Arterial Road Corridor Overlay District, and is improved with an institutional building and accessory parking and open space areas home to Harvest Bible Chapel and Harvest Christian Academy. C. Comprehensive Plan. The subject property is designated as Corridor Commercial by the City's 2018 Comprehensive Plan and Design Guidelines, which was recently adopted by the City Council. 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 and intent of the AB Area Business District is to provide commodities and services to several neighborhoods, and in some instances to a community wide 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 within an established multi-tenant shopping center that was developed in the mid- 1990s. Most recent development within the shopping center includes the renovation of the former Walmart store for Russo Power Equipment retail store, a 10,000- square foot physical fitness facility (Phoenix Athletics), and a 22,000- square foot cafe /restaurant with indoor play equipment for children (Bumblebee Play Cafe). Other existing commercial tenants include Carmina's Restaurant and Banquets, Royal Cleaners and Royal Liquor and Wine retail stores. The property can accommodate additional potential outlot buildings closest to Randall Road. To the east, the shopping center is adjacent to three multi -tenant office buildings developed in the early -2000s that are primarily occupied by medical office uses. FINDINGS After due notice as required by law, the Planning & Zoning Commission conducted a public hearing in consideration of Petition 25 -18 on August 6, 2018. Testimony was presented at the -5- Recommendation & Findings of Fact Petition 25 -18 August 6, 2018 public hearing in support of the application. The Community Development Department submitted a Conditional Use and Written Findings & Recommendation to the Planning & Zoning Commission dated August 6, 2018. The Community Development Department and the Planning & Zoning Commission have made the following findings regarding this application against the standards for conditional uses outlined within § 19.65.030: STANDARDS FOR CONDITIONAL USE A. Site Characteristics Standard. The suitability of the subject property for the intended conditional use with respect to its size, shape, significant features including topography, watercourses, vegetation, and existing improvements. Findings. The subject property is suitable for the intended conditional use with respect to its size, shape, significant features including topography, watercourses, vegetation, and existing improvements. The proposed use will occupy an existing 15,159 - square foot vacant commercial tenant space part of an existing shopping center along N. Randall Road commercial corridor. The applicant is not proposing to make exterior changes to the building except for a new wall graphic which will be required to meet the zoning ordinance requirements. No existing site features including topography, watercourses, vegetation, and property improvements exist that would have a negative impact on the proposed conditional use. B. Sewer and Water Standard. The suitability of the subject property for the intended conditional use with respect to the availability of adequate water, sanitary treatment, and storm water control facilities. Findings. The subject property is suitable for the intended conditional use with respect to the availability of adequate water, sanitary treatment, and storm water control facilities. The property and the subject commercial space are currently served by municipal water, sanitary sewer, and storm water systems. The applicant is not proposing any changes to the existing sewer and water utilities. The existing sewer and water facilities can adequately serve the proposed use. C. Traffic and Parking Standard. The suitability of the subject property for the intended conditional use with respect to the provision of safe and efficient on -site and off-site vehicular circulation designed to minimize traffic congestion. Findings. The subject property is suitable for the intended conditional use with respect to the provision of safe and efficient on -site and off -site vehicular circulation designed to minimize traffic congestion. The property is part of a multi -tenant shopping center with M Recommendation & Findings of Fact Petition 25 -18 August 6, 2018 access to Fletcher Drive to the north and Royal Boulevard to the south, both of which provide access to Randall Road. The property maintains a safe and efficient on -site and off -site vehicular circulation. The proposed use will not have any negative effect on the existing on -site and off -site traffic circulation. The existing shopping center is partially occupied. The existing tenants include Carmina's Restaurant and Banquets, Russo's Power Equipment, Royal Cleaners, Royal Liquor and Wine, Phoenix Athletics, and Bumblebee Play Cafe. All properties and tenants in the shopping center enjoy cross parking and access easement rights. Per the zoning ordinance, the proposed use is required to provide a total of 39 parking spaces (one parking space per employee, plus three parking spaces per each pitchingibatting cage). With the proposed use and the current mix of uses within the entire shopping center, a total of 810 parking spaces are required. With a total of 1181 parking spaces on site, the shopping center 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. All business activities will be conducted on the interior. The hours of operation are consistent with those of surrounding businesses. The applicant is not proposing to make any exterior changes to the building except for a new wall graphic which will meet zoning ordinance requirements. No evidence has been submitted or found that the proposed use will be located or operated in a manner that will exercise undue detrimental impact on surrounding properties. The proposal represents a desirable use that will contribute to the diversity of uses and vibrancy of the area along N. Randall Road commercial corridor, and will further the revitalization of the existing shopping center. 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. -7- Recommendation & Findings of Fact Petition 25 -18 August 6, 2018 RECOMMENDATION The Community Development Department and the Planning & Zoning Commission recommend approval of Petition 25 -18, subject to the following conditions: 1. Substantial conformance to the Development Application submitted by It Starts with the Turf, as applicant, and Kane Holdings, as property owner, received July 5, 2018, and supporting documents including: a. Undated Conditional Use Statement of Purpose and Conformance, received July 26, 2018; b. ALTA/ACSM Land Title Survey, prepared by Michael F. Feldbusch R. L. S., dated October 22, 2010, last revised December 8, 2010; c. Undated Existing and Proposed floor plans, received June 27, 2018; and d. Undated four -page photographs, received June 27, 2018. 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. 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 six (6) yes, zero (0) no, and zero (0) abstentions. All members were present. Respectfully Submitted, s/ Robert Siliestrom Robert Siljestrom, Chairman Planning & Zoning Commission s/ Damir Latinovic Damir Latinovic, AICP; Secretary Planning & Zoning Commission EXHIBIT Aerial /Location Map wE Map prepared by City of Elgin o ss iso zso aso szFeet Department of Community Development EXHIBIT Zoning Map AA�� WQiY�E YWS Map prepared by City of Elgin 0 80 160 320 480 640 Department of Community Development i Feet �a �c Q' 'q-0 "e&v 0609154002 Subject Property 1005 N Randall Rd. Petition 25 -18 A n m A x v EXHBIIT C Parcel Map N A City of Elgin o 375 75 150 225 300 Department of Community Development Feet EXHIBIT D SITE LOCATION 1005 N. Randall Road Petition 25 -18 Aerial Map EXHIBIT D SITE LOCATION 1005 N. Randall Road Petition 25-18 4 Aft Bird's Eye View Looking North r Bird's Eye View Looking East EXHIBIT D SITE LOCATION 1005 N. Randall Road Petition 25 -18 Subject commercial space currently vacant Building previously occupied by Walmart 3 EXHIBIT D SITE LOCATION 1005 N. Randall Road Petition 25 -18 44 I;J Bumblebee Playcafe at 1015 N. Randall Rd Phoenix Athletics at 1029 N. Randall Rd n