G71-00 Ordinance No. G71-00
few AN ORDINANCE
GRANTING A CONDITIONAL USE FOR
A PACKAGE LIQUOR SALES ESTABLISHMENT
(824 South McLean Boulevard)
WHEREAS, written application has been made for a
conditional use for a package liquor sales establishment
within the NB Neighborhood Business District at 824 South
McLean Boulevard; 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 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 for package liquor
sales at 824 South McLean Boulevard and legally described as
follows :
THAT PART OF THE NORTHWEST QUARTER OF SECTION
27, TOWNSHIP 41 NORTH, RANGE 8 EAST OF THE THIRD
PRINCIPAL MERIDIAN DESCRIBED AS FOLLOWS : COMMENCING
AT THE NORTHWEST CORNER OF SAID QUARTER; THENCE
EASTERLY ALONG THE NORTH LINE OF SAID QUARTER
1293 . 18 FEET TO THE MOST NORTHERLY NORTHEAST CORNER
OF COLLEGE GREEN, UNIT 2 , BEING A SUBDIVISION IN
THAT PART OF THE NORTHWEST QUARTER OF SECTION 27 AND
PART OF THE NORTHEAST QUARTER OF SECTION 28 ,
TOWNSHIP 41 NORTH, RANGE 8 EAST OF THE THIRD
PRINCIPAL MERIDIAN, ALL IN KANE COUNTY, ILLINOIS;
THENCE SOUTHEASTERLY ALONG AN EASTERLY LINE OF SAID
COLLEGE GREEN, UNIT 2 , A DISTANCE OF 364 . 70 FEET TO
A POINT WHERE THE NORTHERLY RIGHT OF WAY LINE OF
COLLEGE GREEN DRIVE MEETS SAID EASTERLY LINE OF SAID
COLLEGE GREEN, UNIT 2 , FOR THE POINT OF BEGINNING;
THENCE NORTHEASTERLY ALONG THE NORTHERLY RIGHT OF
WAY LINE OF COLLEGE GREEN DRIVE A DISTANCE OF 460 . 82
FEET TO A POINT WHERE THE NORTHERLY RIGHT OF WAY
LINE OF COLLEGE GREEN DRIVE MEETS THE WESTERLY RIGHT
OF WAY LINE OF MCLEAN BOULEVARD; THENCE SOUTHERLY
ALONG SAID WESTERLY RIGHT OF WAY LINE OF MCLEAN
BOULEVARD A DISTANCE OF 508 . 01 FEET TO A POINT WHERE
THE WESTERLY RIGHT OF WAY LINE OF MCLEAN BOULEVARD
MEETS THE NORTHERLY RIGHT OF WAY LINE OF TORREY
PINES DRIVE; THENCE EAST ALONG THE SAID NORTHERLY
RIGHT OF WAY LINE OF TORREY PINES DRIVE A DISTANCE
OF 339 . 14 FEET TO AN EASTERLY LINE OF COLLEGE GREEN,
UNIT 2 ; THENCE NORTHERLY ALONG THE EASTERLY LINE OF
COLLEGE GREEN UNIT 1 , A DISTANCE OF 108 . 74 FEET TO
AN ANGLE IN SAID EASTERLY LINE; THENCE NORTHWESTERLY
ALONG THE EASTERLY LINE OF SAID COLLEGE GREEN, UNIT
1, FORMING AN ANGLE OF 198 DEGREES 03 MINUTES 22
SECONDS WITH THE LAST DESCRIBED COURSE (MEASURED
COUNTER-CLOCKWISE THEREFROM) 360 . 88 FEET, TO THE
POINT OF BEGINNING, IN THE CITY OF ELGIN, KANE
COUNTY, ILLINOIS . (PROPERTY COMMONLY KNOWN AS 824
SOUTH MCLEAN BOULEVARD)
be and is hereby granted subject to the following conditions :
1 . Substantial conformance to the Statement
of Purpose, submitted by Meerambika Corporation.
2 . Substantial conformance to the Interior
Layout prepared by Bhupendra Patel, dated July 26,
2000 .
3 . Compliance with all other 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.
Section 4 . That this ordinance shall be in full force
and effect immediately after its passage in the manner
provided by law.
;a' %/CI
Ed Schock, Mayor
Presented: November 29, 2000
Passed: November 29, 2000
Omnibus Vote : Yeas 6 Nays 0
Recorded: November 30 , 2000
Published:
Attest :
Atuivvr.--
rk Dolonna Mecum, City Clerk
�r�• October 18, 2000
(f
FINDINGS OF FACT
Zoning and Subdivision Hearing Board City of Elgin, Illinois
SUBJECT
Consideration of Petition 56-00 Requesting a Conditional Use for a Package Liquor Sales
Establishment in a PNB Planned Neighborhood Business District; Property Located at 824 South
McLean Boulevard by Meerambika Corporation, as Applicant, and Jilcar Development, LLC.,
Owner.
GENERAL INFORMATION
Requested Action: Conditional Use Approval
Current Zoning: PNB Planned Neighborhood Business District
Intended Use: Package Liquor Sales
Property Location: 824 South McLean Boulevard
Applicant: Meerambika Corporation
Owner: Jilcar Development, Incorporated
Staff Coordinator: Jennifer Becker
LIST OF EXHIBITS
A. Location Map (see attached)
B. Zoning Map (see attached)
C. Parcel Map (see attached)
D. Aerial Photo (see attached)
E. Statement of Purpose and Conformance, submitted by (see attached)
Meerambika Corporation, undated
Exhibit A
I
Findings of Fact Zoning and Subdivision Hearing Board .
Petition 56-00 October 18, 2000
F. Site Plan and Interior Tenant Space Layout (see attached)
G. Draft Conditional Use Ordinance (see attached)
BACKGROUND
An application has been filed by Meerambika Corporation requesting a conditional use for package
liquor sales within a PNB Planned Neighborhood Business District. The subject property is located
at 824 South McLean Boulevard(reference Exhibits A, B, C and D).
The subject property is located within a Planned Neighborhood Business District. The subject
property was rezoned to PNB Planned Neighborhood Business District in 1998 prior to the
development of the site with a retail center. The planned development granted some departures from
the site design regulations of the Neighborhood Business District regarding access,landscaping and
lighting. Other than the specific departures granted, the occupancy of the building by individual
tenants is subject to the standards of the Neighborhood Business District. The applicant proposes to
establish a package liquor sales establishment in a 2,934 square foot tenant space located within the
existing retail center. Package liquor sales are a conditional use within the PNB Planned
Neighborhood Business District(reference Exhibits E and F).
The retail center is developed with a motor vehicle repair facility(for which a separate conditional
use was granted in 1998),a day spa,general retail stores,and a bakery outlet/distribution center. A
portion of the specific tenant space which is the subject of this review is currently occupied with a
retail tobacco store. The applicant is proposing to expand into the tenant space located north of and
adjacent to the existing tobacco store to add package liquor sales. The resulting business will be a
Payless Tobacco and Liquor site. The total leased space will be 2,934 square feet. (See Exhibit G).
GENERAL FINDINGS
After due notice,as required by law,the Zoning and Subdivision Hearing Board held a public hearing
in consideration of Petition 56-00 on October 18, 2000. The applicant testified at the public hearing
and presented documentary evidence in support of the application. Objectors to the petition appeared
at the public hearing. Written objection to the petition has been submitted. The Community
Development Group submitted a Conditional Use Review dated September 8, 2000.
The Zoning and Subdivision Hearing Board has made the following findings concerning the standards
for a conditional use:
-2-
Findings of Fact Zoning and Subdivision Hearing Board
Petition 56-00 October 18, 2000
A. Zoning History Findings. The subject property was zoned as follows for the years listed:
1927 Out of City
1950 Out of City
1960 Out of City
1962 Out of City
1992 B-1 Business District
Present PNB Planned Neighborhood Business District
B. Surrounding Land Use and Zoning Findings. The subject property is located within a
Planned Neighborhood Business District located on South McLean Boulevard. South
McLean Boulevard has developed with a mix ofuses. The property to the north is zoned NB
Neighborhood Business District. A single family development zoned RC1 Residence
Conservation District is located to the immediate west and south. The area located northeast -
of the subject property, immediately across South McLean Boulevard, is zoned CF
Community Facility District, and is developed with the Easter Seals Facility and an Elgin
Township facility. The area located southeast ofthe subject property,also immediately across
South McLean Boulevard, is zoned ORI Office, Research and Industrial, and is developed
with a mixture of office and warehousing uses and a mobile home park.
C. Trend of Development Findings. With one or two exceptions, the South McLean
Boulevard corridor has developed with a compatible mix of complementary land uses.
D. Zoning District Findings. The purpose ofthe PNB Planned Neighborhood Business District
is to provide for commercial areas which supply daily convenience commodities and services
to a neighborhood population. The subject site developed in conformance to these standards,
in regards to scale and function.
E. Site Characteristics Standard. The suitability of the subject property for the intended
conditional use 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 conditional use with respect to
the site characteristics standard.
The subject property is a regularly shaped parcel containing 4.6 acres of lot area. The site is
developed with a 39,000 square foot building, and associated off street parking and loading
areas. No significant natural features exist.
•
-3-
' R
•
Findings of Fact Zoning and Subdivision Hearing Board
Petition 56-00 October 18, 2000
F. 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 stormwater control
services.
G. 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 traffic and parking standard.
The retail center is located adjacent to South McLean Boulevard,a major north-south arterial
on the City's west side. The retail center was designed to operate efficiently as a
neighborhood retail center and is located at the periphery of an established residential
neighborhood and situated along a major arterial. The retail center is located on a corner site
along South McLean Boulevard and Tony Pines Drive. Access to the site can be made via
arterial and collector streets. It is not necessary to travel through the existing residential
neighborhoods to access the site.
Adequate off-street parking is supplied for the tenants in existence and for the proposed
package liquor sales use.
H. 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 ofthe zoning
ordinance.
The existing retail center is located at the periphery of an established neighborhood and offers
a range of commercial and service businesses which to support the surrounding
neighborhood. The addition of the proposed package liquor sales is a suitable use for a
neighborhood center.
-4-
•
Findings of Fact Zoning and Subdivision Hearing Board
'. " Petition 56-00 October 18, 2000
SUMMARY OF FINDINGS, UNRESOLVED ISSUES,AND ALTERNATIVES
The Zoning and Subdivision Hearing Board has developed or identified the following findings,
unresolved issues, and alternatives:
A. Summary of Findings.
Location, Design, and Operation. 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 introduction of a package liquor sales establishment within an existing
neighborhood retail center is consistent with the intent ofthe Neighborhood Business District
standards. The retail center is located at the periphery of an existing neighborhood which
offers a mix of commercial convenience and service businesses. The addition of the package
liquor sales is consistent with the operation of a neighborhood business center.
The retail center is located on a major arterial street at the edge of an existing neighborhood.
f; The proposed use can operate as a convenience to the surrounding residential areas without
placing undue stress on the adjacent neighborhoods in the form of increased traffic generation.
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.
RECOMMENDATION
The Zoning and Subdivision Hearing Board recommends the approval of Petition 56-00, subject to
the following conditions:
1. Substantial conformance to the Statement of Purpose, submitted by Meerambika
Corporation.
2. Substantial conformance to the Interior Layout prepared by Bhupendra Patel, dated
.► July 26, 2000.
-5-
Findings of Fact Zoning and Subdivision Hearing Board .
Petition 56-00 October 18, 2000
3. Sales of liquor limited to the hours of 8 A.M.to 8 P.M.Mondays through Saturdays,
and 9 A.M. to 6 P.M. on Sundays.
4. Compliance with all other applicable codes and ordinances.
On a motion to recommend approval of Petition 56-00, the vote was four(4)yes and three (3) no.
Therefore, the motion to recommend approval of Petition 56-00 was adopted.
J.U6CA/
Ralph Tiberi, Chairman -
Zoning and Subdivision Hearing Board
p2„,
Lauren Kieck, Secretary
Zoning and Subdivision Hearing Board
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SCALE IN FEET
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MFR MULTIPLE FAMILY RESIDENCE CC1 CENTER CITY 1 PORT PLANNED OFFICE RESEARCH
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