G65-02 Ordinance No . G65-02
AN ORDINANCE
GRANTING A CONDITIONAL USE FOR A DRIVE THROUGH WINDOW
(1151 Lillian Street)
WHEREAS, written application has been made for a conditional
use for a drive through window in the NB Neighborhood Business
District at 1151 Lillian Street; 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 a drive through window
in the NB Neighborhood Business District at 1151 Lillian Street and
legally described as follows :
LOT 1 AND THE EAST 22 FEET OF LOTS 2 , 3 , AND 4 IN
BLOCK 62 IN SOUTH WASHINGTON HEIGHTS, A SUBDIVISION OF
PART OF THE NORTHEAST QUARTER OF SECTION 22 , TOWNSHIP 41
NORTH, RANGE 8 EAST OF THE THIRD PRINCIPAL MERIDIAN, IN
KAND COUNTY, ILLINOIS .
be and is hereby granted subject to the following conditions :
1 . Substantial conformance to the Statement of
Purpose and Conformance submitted by Adam Garcia,
undated.
2 . Substantial conformance to the Site Plan,
prepared by the Community Development Group, dated
August 12 , 2002 .
3 . Substantial conformance to the Landscape Plan,
prepared by the Elgin City Employees Credit Union, and
rft. dated September 13 , 2002 .
4 . Substantial conformance to the Sign Plan,
prepared by the Elgin City Employees Credit Union, and
dated September 13 , 2002 .
5 . Substantial conformance to the Elevations,
prepared by the Community Development Group, as
supplemented by the Exterior Building Plan for 1151
Lillian, and dated September 17, 2002 .
6 . The drive through window shall only be
permitted in conjunction with the operation of a credit
union.
7 . 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.
r -
E. Schock, Mayor
Presented: September 25, 2002
Passed: September 25, 2002
Vote : Yeas : 6 Nays : 0
Recorded: September 26, 2002
Published:
Attest :
Dolonna Mecum, City Clerk
August 21, 2002
FINDINGS OF FACT
Zoning and Subdivision Hearing Board City of Elgin,Illinois
SUBJECT
Consideration of Petition 37-02 Requesting a Conditional Use for a Planned
Development to Permit the Establishment of a Credit Union with a Drive Through
Window in the NB Neighborhood Business District; Property Located at 1151 Lillian
Street by the Elgin City Employees Credit Union, as Applicant, and Z Investments,
L.L.C., as Owner.
GENERAL INFORMATION
Requested Action: Conditional Use Approval
Current Zoning: NB Neighborhood Business District
Intended Use: Credit Union with a Drive Through Window
Property Location: 1151 Lillian Street
Applicant: Elgin City Employees Credit Union
Owner: Z Investments, L.L.C.
Staff Coordinator: Lauren Kieck, Planner
LIST OF EXHIBITS
A. Location Map (see attached)
B. Zoning Map (see attached)
C. Parcel Map (see attached)
D. Aerial Photograph (see attached)
E. Site Photographs (see attached)
F. Statement of Purpose and Conformance (see attached)
G. Draft Conditional Use Ordinance (see attached)
Exhibit A
Findings of Fact Zoning and Subdivision Hearing Board
Petition 37-02 August 21, 2002
BACKGROUND
An application has been filed by the Elgin City Employees Credit Union, requesting
conditional use approval for a drive through window in the NB Neighborhood Business
District. The subject property is located at 1151 Lillian Street (reference Exhibits A, B, C,
D and E).
The applicant proposes to establish a branch location at the subject property for the Elgin
City Employees Credit Union. The applicant would like to install a drive through
window on the west building wall to accept deposits only. It should be noted that the
Credit Union does not deal in cash, and does business only with members of the Credit
Union. The credit union hours of operation will be Monday through Friday from 9:00
a.m. through 5:00 p.m., and possibly a few hours on Saturday morning.
In exchange for the requested conditional use, the applicant has agreed to improve the
existing parking lot by removing some of the pavement, and installing some additional
landscaping. Drive through windows are a conditional use in the NB Neighborhood
Business District (reference Exhibits F and G).
GENERAL FINDINGS
After due notice, as required by law, the Zoning and Subdivision Hearing Board
conducted a public hearing in consideration of Petition 37-02 on August 21, 2002. The
applicant testified at the public hearing and presented documentary evidence in support of
the application. Objectors spoke at the public hearing. Written correspondence has been
submitted. The Community Development Group submitted a Conditional Use Review
dated August 12, 2002.
The Zoning and Subdivision Hearing Board has made the following findings concerning
the standards for a conditional use for a planned development:
A. Site Characteristics Standard. The suitability of the subject property for the
intended conditional use for a planned development, with respect to its size, shape
and any existing improvements.
Findings: The subject property is suitable for the proposed planned development
with respect to the site characteristics standard.
The subject property is an irregularly shaped property containing approximately
10,000 square feet of lot area. The property is improved with a commercial
building and paved vehicle use areas.
2
Findings of Fact Zoning and Subdivision Hearing Board
Petition 37-02 August 21, 2002
B. Sewer and Water Standard. The suitability of the subject property for the
intended conditional use for a planned development with respect to the
availability of adequate water, sanitary treatment and stormwater control
facilities.
Findings: The subject property is suitable for the proposed planned development
with respect to the sewer and water standard.
The subject property is served with municipal water, sanitary sewer, and storm
water control facilities.
C. Traffic and Parking Standard. The suitability of the subject property for the
intended conditional use for a planned development 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 proposed planned development
with respect to the traffic and parking standard.
The subject property is located just west of the intersection of South Street and
Lillian Street. Lillian Street is a collector Street west of the subject property, and
rilbk ends where it intersects with South Street. Adjacent to and east of the subject
property, South Street is a local street. South Street becomes a collector street
after it intersects with Lillian Street just east of the subject property.
Off street parking will be provided in conformance with the zoning ordinance.
D. Zoning History Standard. The suitability of the subject property for the
proposed planned development 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 for a
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 as follows for the years listed:
1927: Out of City
1950: Out of City
1960: D Commercial District
1962: B-1 Retail Business District
1992: B-1 Retail Business District
Present: NB Neighborhood Business District
The subject property was annexed and zoned D Commercial District in 1956. The
subject property has been used for various retail and service land uses over the
years, with the most recent land use being a travel agency.
3
Findings of Fact Zoning and Subdivision Hearing Board
Petition 37-02 August 21, 2002
E. Surrounding Land Use and Zoning Standard. The suitability of the subject
property for the intended conditional use for a planned development with respect
to consistency and compatibility with surrounding land use and zoning.
Findings: The subject property may be suitable for the proposed planned
development with respect to the surrounding land use and zoning standard.
The areas to the north and west are zoned NB Neighborhood Business District,
and are developed with convenience retail and service land uses. The areas to the
south and east are zoned RC2 Residence Conservation District and are developed
with single family residences.
F. Trend of Development Standard. The suitability of the subject property for the
intended conditional use for a planned development 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 proposed planned development
with respect to the trend of development standard.
The subject property is located on the edge of a neighborhood business center
providing convenience goods and services to the surrounding residential
neighborhoods.
G. Zoning District Standard. The suitability of the subject property for the
intended conditional use for a planned development with respect to conformance
to the provisions for the purpose and intent, and the location and size of a zoning
district.
The purpose of the NB Neighborhood Business District is to provide for
commercial areas supplying daily convenience commodities and services to a
neighborhood population. The scale of development of an NB zoning district is
limited by the applicable site design regulations due to its function and resulting
close proximity to residences.
Findings. The subject property is suitable for the intended conditional use for a
planned development with respect to conformance to the provisions for the
purpose and intent, and the location and size of a zoning district.
The proposed credit union is allowable as a permitted use within the NB zoning
district, while drive through windows are allowable only as a conditional use.
The credit union will be operated and designed in a manner that will not adversely
impact itself or the surrounding area.
elk
4
Findings of Fact Zoning and Subdivision Hearing Board
Petition 37-02 August 21, 2002
H. Conditional Use for a Planned Development Standard. The suitability of the
subject property for the intended conditional use for a planned development with
respect to conformance to the provisions for the purpose and intent of planned
developments.
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.
The purpose and intent of the provisions for planned developments is to
accommodate unique development situations. For planned developments as a
conditional use, the planned development should demonstrate the following
characteristics:
1. An opportunity to realize a development of demonstrated need with
respect to the types of environment available to the public, that would not
be possible under the strict application of the other chapters of this title.
2. The public benefit realized by the establishment of the planned
development is greater than if the property were to remain subject to the
standard requirements of the zoning district in which it is located.
3. Extraordinary conditions or limitations governing site design, function,
operation, and traffic are imposed on the planned development.
Findings: The subject property is suitable for the intended conditional use for a
planned development with respect to conformance to the purpose and intent of a
conditional use for a planned development.
The proposed conditional use for a planned development is in substantial
conformance with the purpose and intent of the planned development provisions.
The applicant has agreed to improve the existing parking lot by removing some of
the pavement and installing some additional landscaping in exchange for the
requested conditional use.
Comprehensive Plan Standard. The suitability of the subject property for the
intended conditional use for a 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 proposed planned development
with regard to the comprehensive plan standard.
The subject property is designated as a "Neighborhood Center" by the Official
Comprehensive Plan of Elgin (1983). This designation represents those areas of
the city designated as appropriate areas for businesses providing daily
convenience goods and commodities. The proposed credit union is appropriate
for this designation.
5
• Findings of Fact Zoning and Subdivision Hearing Board
Petition 37-02 August 21, 2002
J. Natural Preservation Standard. The suitability of the subject property for the
intended conditional use for a 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 proposed planned development
with regard to the natural preservation standard.
The subject property does not contain any natural feature worth of preservation.
K. Internal Land Use Standard. The suitability of the subject property for the
intended conditional use for a 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 proposed planned development
with regard to the internal land use standard.
No evidence has been submitted or found that the proposed planned development
will be located, designed, or operated in a manner that will exercise undue
detrimental influence on itself or surrounding property. The zoning ordinance
typically requires a minimum of 10 stacking stalls for drive through windows,
while only three stacking stalls could be provided for the drive through window at
the subject property. Because the credit union does not deal in cash, and serves a
limited membership, it has been determined by the Community Development
Group that three stacking stalls will be sufficient to serve the proposed credit
union.
PLANNED DEVELOPMENT DEPARTURES AND EXCEPTIONS
A planned development may be granted certain departures from the normal standards,
regulations, requirements, and procedures of the Elgin Zoning Ordinance. The applicant
is requesting the following departure from the standard requirements of the NB
Neighborhood Business District:
Section 19.45.130 (K) Stacking Lanes. The zoning ordinance typically requires a
minimum of 10 stacking stalls for a drive through facility. Only three stacking stalls are
proposed for the drive through window.
SUMMARY OF FINDINGS, UNRESOLVED ISSUES,AND ALTERNATIVES
The Zoning and Subdivision Hearing Board has developed or identified the following
findings, unresolved issues, and alternatives:
6
Findings of Fact Zoning and Subdivision Hearing Board
Petition 37-02 August 21, 2002
A. Summary of Findings.
1. Positive Attributes. The granting of the requested conditional use will
allow the Elgin City Employees Credit Union to open a branch location to
better serve its members. If approved, the drive through window will
allow the Credit Union to more efficiently serve its customers at the new
location.
2. Zoning District. 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.
B. Summary of Unresolved Issues.
There are no unresolved issues.
C. Summary of Alternatives.
Other than approval, denial, or an approval with some combination of conditions,
there are no substantive alternatives.
RECOMMENDATION
The Zoning and Subdivision Hearing Board hereby recommends approval/denial of
Petition 37-02. On a motion to recommend approval of Petition 37-02, subject to the
following conditions, the vote was five (5) yes and zero (0)no:
1. Substantial conformance to the Statement of Purpose and Conformance
submitted by Adam Garcia, undated.
2. Substantial conformance to the Site Plan, prepared by the Community
Development Group, dated August 12, 2002, and the provision of
landscaping as determined by the Community Development Group.
3. The drive through window shall only be permitted in conjunction with the
operation of a credit union.
4. Compliance with all other applicable codes and ordinances.
Therefore, the motion to recommend approval of Petition 37-02 was adopted.
7
Findings of Fact Zoning and Subdivision Hearing Board
Petition 37-02 August 21, 2002
Ra ph iberi, Chairman
Zoning and Subdivision Hearing Board
CS diftA,64
David Sundland, Secretary
Zoning and Subdivision Hearing Board
rft.
8
1151 LILLIAN
STATEMENT OF PURPOSE AND CONFORMANCE FOR CONDITIONAL USE
The Elgin City Employees Credit Union is asking that a conditional use be granted to
allow a one lane drive-up window with no roof or canopy on the west side of the building
at 1151 Lillian. The Credit Union is not open for business to the public,but by
membership only. To be eligible for membership you must be a City of Elgin employee
or family member of an employee. This location will be a branch with our main location
remaining in the basement of City Hall.
II. A drive-up window would help our business to better serve it's customers. Our credit
union does not deal in cash; we accept deposits of any kind but withdrawals at the office
are issued by check only. Additionally a drive-up will reduce the need for customer
parking at a site with limited parking available.
III.
A. The site will support a drive-up window with very little or no back up at the window
since we do not deal in cash. Although the site already contains a large amount of green
space and shrubbery,we would be willing to add additional landscaping if necessary as
the City sees fit.
B. Sewer and Water are already hooked up to the site and this conditional use will have no
affect on the existing service.
C. There is currently parking along the west side of the building and a driving lane between
the parking and the property line. The drive-up window will change the driving lane to
the immediate west of the building and the parking between the drive-up lane and the
property line.
D. The subject property is well suited for a drive-up window to meet the needs of our
business as previously stated.
s
'-'‘
r
Ave wu -e- -7
i'
\ . 52.5 t'\ _ ______
0
----7 50.
,
\ ,
\ ■ \
\ \
\s
\ 1 1
\ 1
N) ( ;
,,cc-1,- , . . \
1 N '
k V ,,,,,,
, -7: \, --......., ril
............. 1 P .
p wt \..\\
..,. `)- \ • ,
1 Id p '. , \
1--- x \
c. ,,A .
z z- '
.\ . 7X-1:-
-"I -- \ \ \ ±
.e... •
\
t 'l ,
\, \
t .
g. • \
. •\
\ . ,
\ 2 \
\ - '\N:_._•
/.. i ../....„ . . . _
--‘,
/ 1 ,
Avek)u -a ----)
i
52.5 t\ --- ;
, 50. 0 \' So,c7 I
. ..--------'
. , \
..---
, .
\ \
\ \
, \ 1/J.... ... "...."•■■■•*■■■•■•
,k
i 1 1
a t
iii‘
is .1,■ ).
•t Ct. '' ' ,
\ ...4.'‘ ■-J. .
N. eh • \ . .
- .
■ u\
,,xt eC2C _
CV• O ‘th \ \:\ .'°°/#,A. \ ± ° .
' •\ \a t -
(i141
.NZ V
N
t•
*c
N , . (3 . 09 ME -_/\- a)
A
A l__7" i t ,i.E. , 1 ' --L-
/aCA /V
.5741-)94 /L.
% \ s tc-,44 C F
8409 ,ue BQowN ,AAdeL To 8 4D6 e
gee-A 4,Qe-z /8' 5/ eiaAt)
L'. Ty 8-644,04 oyed� 44,0
-.9rY/rY d Q W Q °R
�l 0,4 17,_.? 000' -fig
(7....9 a'9 7 OP
rYti 78
(y(>7 c•,, ig
g t71/ a99 (7 bill .
.........98 c2..i. _..? 7e.,/
r)' 91 ' 9 Y /J s/ X
y a '��..1aw M 4 4 j , ,3f. y , _ ‘,.1
i ! "u
A a
j
y.
ti ° aN
d
yy
i
{ � _
t
•
r
•
y, . fie -
, 0#.- ortrze.....7106 itiat. t ,.. .
Z wig : � J
\ 1, 4 �� - .1� 1 •
I ` ', ani�
t 41 , ii.i ;I. C t.\,‘ lk, v•""tni :* \N,_,- -46 „J.. .., _ „,.. .
,... ., , ,-=‘,,.._\, ....„. ..,„, _,, .
•■ . .....11111111.1111111111111111.111° - ,_ ) ,,,---4-%>121 >----
1: 1 kt.LI j Al 1,4/4k ;or.' j r a _ ....--f/.0
\\'' 1 ..„....4.44
o \t, i t4111 /- [ I.... 0 f..._Li fr__,_., / -:I e•40 .-: ''*----t.'. ,
qI hi! ri. ), .,. \
4f , `ti i i J .., �
"'yam". ' .1., - 42."""1.4111°�0 f 11,\
=.... 144 r-
�•z 0.tri‘ir4,ti ...! j j air , 10 , •4-J�
R
-4)
t
ELGIN CITY EMPLOYEES
iIII
'I 4 e . 4\ CREDIT UNION
-- 1151 LILLIAN ST. (847) 31- 41
- 11, � 9 67 ii Oink
I
I .4 (Chartered 1935
S/Gti , -'ffe
.• BUILDING ELEVATIONS
Petition 37-02
•
•
, t
n
•
L View of North Building Elevation View of South Building Elevation
I
x
View of East Building Elevation View of West Building Elevation
EXTERIOR BUILDING PLAN FOR 1151 LILLIAN
The only change to the exterior of the building will be the installation of the drive-up window on
the west elevation. Other repairs to be done will include replacing the old plate glass windows
and door on the south elevation with new windows and door of similar size, and the mansard
roof which is sagging at the southeast corner. The paint color of the building will remain in an
earth tone.
Prepared by the Elgin City Employees Credit Union 9/17/02
fek