G88-02 I
Ordinance No. G88-02
AN ORDINANCE
GRANTING A CONDITIONAL USE FOR A SECONDHAND MERCHANDISE STORE
IN THE CC1 CENTER CITY DISTRICT
(70 and 72 South Grove Avenue)
WHEREAS, written application has been made for a conditional
use for a secondhand merchandise store in the CC1 Center City
District at 70 and 72 South Grove Avenue; 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 6, 2002 , made by the
(0". 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 secondhand
merchandise store in the CC1 Center City District at 70 and
72 South Grove Avenue and legally described as follows :
LOT 11 AND THE NORTH 4 FEET OF LOT 12 (EXCEPT FOR
THAT PART INCLUDED IN RIVERSIDE AVENUE) IN BLOCK 21 OF
THE ORIGINAL TOWN OF ELGIN, ON THE EAST SIDE OF THE FOX
RIVER, IN THE CITY OF ELGIN, KANE COUNTY, ILLINOIS .
be and is hereby granted subject to the following conditions :
1 . Substantial conformance to the Statement of
Purpose and Conformance, submitted by Community Crisis
Center, undated.
2 . Substantial conformance to the First Floor
Plan, prepared by Dahlquist and Lutzow Architects, Ltd. ,
and dated October 8, 2002 .
3 . Substantial conformance to the proposed Sign
Plan dated October 30 , 2002 .
�.. 4 . 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.
E. choc , Mayor
Presented: December 18 , 2002
Passed: December 18, 2002
Omnibus Vote : Yeas : 7 Nays : 0
Recorded: December 19, 2002
Attest :
9 -&;& Q
Dolonna Mecum, City Clerk
eft
em.
November 6, 2002
FINDINGS OF FACT
Zoning and Subdivision Hearing Board City of Elgin
SUBJECT
Consideration of Petition 58-02 Requesting Conditional Use Approval for a Secondhand
Merchandise Store in the CC1 Center City District; Property Located at 70 and 72 South
Grove Avenue by the Community Crisis Center, as Applicant, and Rollie Bray, as
Owner.
GENERAL INFORMATION
Requested Action: Conditional Use Approval
Current Zoning: CC1 Center City District
Intended Use: Secondhand Merchandise Store
Property Location: 70-72 South Grove Avenue
Applicant: Community Crisis Center
Owner: Rollie Bray
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 58-02 November 6, 2002
BACKGROUND
An application has been filed by the Community Crisis Center requesting conditional use
approval for a secondhand merchandise store. The subject property is located at 70 and
72 South Grove Avenue (reference Exhibits A, B, C, D and E).
The applicant proposes to relocate and expand the "Reruns" store currently located at 74
South Grove Avenue. This store specializes in selling donated goods restricted to
household items, furniture, glassware, books, linens, and other similar merchandise. The
store, therefore, is classified as a secondhand merchandise store. In the CC1 District,
secondhand merchandise stores are classified as a conditional use (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 58-02 on November 6, 2002. The
applicant testified at the public hearing and presented documentary evidence in support of
the application. No objectors spoke at the public hearing and no written correspondence
has been submitted. The Community Development Group submitted a Conditional Use
rib.* Review dated October 29, 2002.
The Zoning and Subdivision Hearing Board has made the following general findings:
A. Zoning History Findings. The subject property was zoned as follows for the
years listed:
1927 E Commercial District
1950 E Commercial District
1962 B-2 Central Business District
1992 B-2 Central Business District
Present CC 1 Center City District
B. Surrounding Land Use and Zoning Findings. The subject property is located
within the CC 1 Center City District which is developed with a variety of service
and retail land uses.
C. Trend of Development Findings. The subject property is located within the
traditional downtown, which is developed with a mix of business, residential and
institutional uses.
D. Zoning District Findings. The purpose of the CC1 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 CC 1 zoning district provides for a concentration of finance, service, retail,
civic, office, and cultural uses in addition to complementary uses such as hotels,
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Findings of Fact Zoning and Subdivision Hearing Board
Petition 58-02 November 6, 2002
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.
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 an irregularly shaped parcel containing 12,880 square feet
of lot area. The property is improved with a two story building and an accessory
parking area. The subject property contains no natural features.
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 s suitable for the intended conditional use with
respect to the traffic and parking standard.
The subject property is located between South Grove Avenue and Riverside
Drive. South Grove Avenue and Riverside Drive are local streets serving the
downtown.
Off street parking will be provided in conformance with the Off Street Parking
Ordinance.
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•
Findings of Fact Zoning and Subdivision Hearing Board
• Petition 58-02 November 6, 2002
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.
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.
Used merchandise stores often have a stigma attached to them, sometimes being
associated with urban decline. The applicant is well aware of this and is
committed to establishing and maintaining their shop in a manner that should
remain compatible with the downtown, as it continues on the road to
revitalization. More specifically, the applicant plans a customary and traditional
retail appearance for the store, including signs, window displays, and interior
displays and shelving.
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.
1. Positive Attributes. The approval of the proposed conditional use will
allow the continued operation of an existing business which adds to the
retail mix within the traditional downtown.
2. Location, Design, and Operation. Used merchandise stores often have a
stigma attached to them, sometimes being associated with urban decline.
The applicant is well aware of this and is committed to establishing and
maintaining their shop in a manner that should remain compatible with the
downtown, as it continues on the road to revitalization. More specifically,
the applicant plans a customary and traditional retail appearance for the
store, including signs, window displays, and interior displays and
shelving.
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Findings of Fact Zoning and Subdivision Hearing Board
Petition 58-02 November 6, 2002
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 the approval of Petition
58-02. On a motion to recommend approval of Petition 58-02, 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 Community Crisis Center, undated.
2. Substantial conformance to the First Floor Plan, prepared by Dahlquist
rik and Lutzow Architects, Ltd., and dated October 8, 2002.
3. Substantial conformance to the proposed Sign Plan dated October 30,
2002.
4. Compliance with all other applicable codes and ordinances.
Therefore, the motion to recommend approval of Petition 58-02 was adopted.
'ke)/
Robert Langloi. • airm p
Zoning and Subdivision Hearing Board
4,401P
David Sundland, Secre
Zoning and Subdivision He: 'ng Board
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