G51-06 Ordinance No. G51-06
AN ORDINANCE
GRANTING A CONDITIONAL USE FOR A CONCESSION STAND
(750 Summit Street)
WHEREAS,written application has been made for a conditional use for a concession stand
for property located within the CF Community Facility District at 750 Summit 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
WHEREAS, the City Council of the City of Elgin has considered 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 April 19, 2006, 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 to permit a concession stand in the CF Community
Facility District located at 750 Summit Street, and legally described as follows:
PARCEL ONE:
PART OF THE SOUTHWEST QUARTER OF SECTION 15,TOWNSHIP
41 NORTH, RANGE 8 EAST OF THE THIRD PRINCIPAL MERIDIAN,
DESCRIBED AS FOLLOWS:
THAT PART OF THE SOUTHWEST 1/4 OF SECTION 7,TOWNSHIP 41
NORTH, RANGE 9, EAST OF THE THIRD PRINCIPAL MERIDIAN,
DESCRIBED AS FOLLOWS: COMMENCING AT A POINT ON THE NORTH
LINE OF GRAND AVENUE, IN THE CITY OF ELGIN, KANE COUNTY,
ILLINOIS,AT A POINT WHERE SAID LINE INTERSECTS THE WEST LINE OF
SAID SECTION 7, SAID POINT BEING AT THE SOUTHWEST CORNER OF
LOT 8 IN BLOCK 5 OF HIGHLAND PARK ADDITION TO ELGIN, KANE
COUNTY,ILLINOIS,THENCE EAST ON THE NORTHERLY LINE OF GRAND
AVENUE EXTENDED 604 FEET, THENCE NORTH PARALLEL WITH THE
EAST LINE OF SAID SECTION 7, 1195 FEET, THENCE EASTERLY TO A
POINT ON THE WEST LINE OF SAID SECTION N7 WHICH IS 1175 FEET 6
INCHES NORTH OF THE PLACE OF BEGINNING,THENCE SOUTH ON THE
SECTION LINE TO THE PLACE OF BEGINNING, ALL IN COOK COUNTY,
ILLINOIS (PROPERTY COMMONLY KNOWN AS 750 SUMMIT STREET).
be and is hereby granted subject to the following conditions:
1. Substantial conformance with the Conditional Use Application and Statement of
Purpose, prepared by the Elgin American Little League, dated April 10, 2006.
2. Substantial conformance with the Site Plan and Elevations prepared by Fox Valley
Design Works, dated November 22, 2005 and revised on March 31, 2006.
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.
—c(c%Zd
Ed Schock, Mayor
Presented: June 28, 2006
Passed: June 28, 2006
Omnibus Vote: Yeas: 7 Nays: 0
Recorded: June 29, 2006
Published:
Attest:
A 3i4 11 • u
Dolonna Mecum, City Clerk
r
May 17, 2006
FINDINGS OF FACT
Zoning and Subdivision Hearing Board City of Elgin, Illinois
SUBJECT
Consideration of Petition 24-06 Requesting a Conditional Use for a Planned Development to
Construct a New Concession Stand within the CF Community Facility District and the ARC Arterial
Road Corridor Overlay District; Property Located at 750 Summit Street by Elgin American Little
League, as Applicant, and the City of Elgin, as Owner.
BACKGROUND
Requested Action: Conditional Use Approval
Current Zoning: CF Community Facility District and
ARC Arterial Road Corridor District
rExisting Use: Park and Concession Stand
Property Location: 750 Summit Street
Applicant: Elgin American Little League
Owner: City of Elgin
Staff Coordinator: Sarosh Saher,Urban Design&Preservation Specialist
LIST OF EXHIBITS
A. Location Map (see attached)
B. Zoning Map (see attached)
C. Parcel Map (see attached)
D., Aerial Photo (see attached)
E. Environmental Map (see attached)
F. Site Photos • (see attached)
Findings of Fact Zoning and Subdivision Board '
Petition 23-06 May 17, 2006
G. Statement of Purpose and Construction Drawings (see attached)
H. Draft Conditional Use Ordinance (see attached)
I. Standards for Conditional Uses (see attached)
BACKGROUND
An application has been filed by the Elgin American Little League,requesting a conditional use for a
planned development.The subject property is located at 750 Summit Street(see exhibits A,B,C,D,
E, and F).
The applicant is proposing to construct a new 88'x46'building to be used as concession stand that
will replace an existing concession building on site. The new building will be constructed of split
faced concrete masonry block with a covered concrete pavilion. The new concession stand will
contain areas for the sale of prepackaged food,a meeting room,restroom facilities and storage space.
The proposed construction is located within an arterial road overlay district requiring a public
hearing and City Council approval(see exhibits G,H,I, and 3).
GENERAL FINDINGS
After due notice, as required by law, the Zoning and Subdivision Hearing Board held a public
hearing in consideration of Petition 23-06 on May 17, 2006. The applicant testified at the public
hearing and presented documentary evidence in support of the application. Public testimony was
presented at the public hearing. Written correspondence has been submitted. The Community
Development Group submitted a Conditional Use Review, dated April 14, 2006.
The Zoning and Subdivision Hearing Board has made the following general findings.
A. Site Characteristics Standard. The suitability of the subject property for the intended
zoning district with respect to its size, shape, significant natural features (including
topography,watercourse and vegetation), and existing improvements.
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Findings. The subject property is suitable for the intended zoning district with respect to the
site characteristics standard.
• The subject property is a regularly shaped parcel containing 8.5 acres of lot area. The site is
currently developed with baseball fields and various accessory structures,including multiple
light standards of'various heights. The existing concession stand is located towards the
northern end of the park.
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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
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• Findings of Fact Zoning and Subdivision Board
Petition 23-06 May 17, 2006
municipal water,•wastewater treatment, and storm water control facilities.
Findings. The subject property is suitable for the intended conditional use for a planned
development with respect to the sewer and water standard.
The subject property is served by municipal water, sanitary sewer and stormwater control
services and are used to serve the existing concession stand. The proposed concession stand
will not require any additional water or sewer connections.
• 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 intended conditional use for a planned
development with respect to the traffic and parking standard.
The subject property is located at the northwest corner of Summit Street and Hiawatha
Avenue. Summit Street is an arterial street serving Elgin's east side. Hiawatha Avenue is a
local,street which also serves the east side of Elgin.
Access to the facility is currently provided off Hiawatha Avenue through an unpaved parking
lot. A total of 65 parking stalls are available on the property.
D. Zoning History. Standard. The suitability of the subject property 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.
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
1950 Out
1962 Open Space
1992 Open Space
2001: CF Community Facility District and
ARC Arterial Road Corridor Overlay District
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 is suitable for the intended conditional use for a planned
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Findings of Fact Zoning and Subdivision Board '
Petition 23-06 May 17, 2006
development with respect to consistency and compatibility with surrounding land use and
zoning.
The area to the north of the subject property is zoned MFR Multiple Family Residence
District and is developed with apartments. Northwest of the subject property is a TFR Two
Family Residence District developed with duplexes. Directly west of the subject property is
an RC2 Residence Conservation District developed with single family residences. South of
the subject property is a CF Community Facility District developed with park. The area east
of the subject property is zoned AB Area Business District and is developed with commercial
land uses.
F. 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.
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:
rik 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 provision for the purpose and intent,and the
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location and size of a zoning district.
The purpose of the CF Community Facility District is to recognize a major land use category
and pattern of development that exists within the city, and to provide standards for the
location and requirements for site design of community facilities.
The purpose of the ARC Arterial Road Corridor District is to provide for public comment,
improvements to properties that meeting the threshold requirements of properties along the
Arterial Road Corridors,with respect to enhancement of the design of new structures and site
features.
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Accessory structures are permitted within the CF Community Facility District. The
concession stand is an accessory structure to the baseball fields located on the property.The
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•
• Findings of Fact Zoning and Subdivision Board
• Petition 23-06 May 17, 2006
new concession stand is proposed to be constructed in split faced concrete masonry block
with a covered concrete pavilion.The new concession stand will contain areas for the sale of
prepackaged food, a meeting room, restroom facilities that meet the requirements of the
Americans with Disabilities Act(ADA) and storage space for food and cleaning supplies.
Landscaping will be provided along one side of the pavilion that is attached to the structure.
Following the construction of the building,the applicant is also proposing to pave and stripe
the existing unpaved parking lot located to the east of the proposed concession stand.
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.
The new concession stand is proposed to be constructed in split faced concrete masonry
block with a covered concrete pavilion.The new concession stand will contain areas for the
sale of prepackaged food,a meeting room,restroom facilities that meet the requirements of
r. the Americans with Disabilities Act(ADA)and storage space for food and cleaning supplies.
Landscaping will be provided along one side of the pavilion that is attached to the structure.
Following the construction of the building,the applicant is also proposing to pave and stripe
the existing unpaved parking lot located to the east of the proposed concession stand.
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
On a motion to recommend approval, subject to the following conditions,the vote was four(4)yes
and zero (0)no:
1. Substantial conformance with the Conditional Use Application and Statement of
Purpose,prepared by the Elgin American Little League,dated April 10, 2006.
2. Substantial conformance with the Site Plan and Elevations prepared by Fox Valley
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•
Findings of Fact Zoning and Subdivision Board '
Petition 23-06 May 17, 2006
Design Works, dated November 22, 2005 and revised on March 31, 2006.
3. Compliance with all other applicable codes and ordinances.
Therefore,the motion to recommend approval was adopted.
Respectfully submitted,
32E Lakitte4A roper.
Robert Langlois, Chairman
Zoning and Subdivision Hearing Board
Yrt,„A
Lauren Pruss, Secretary '
Zoning and Subdivision Hearing Board
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