G28-11 •
Ordinance No. G28-11
•
AN ORDINANCE
GRANTING A CONDITIONAL USE FOR A PHYSICAL FITNESS FACILITY
IN THE AB AREA BUSINESS DISTRICT
(24 Tyler Creek Plaza)
WHEREAS, written application has been made requesting conditional use approval for a
physical fitness facility in the AB Area Business District; 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 with 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 July 6, 2011, 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 the establishment of a physical fitness
facility in the AB Area Business District at 24 Tyler Creek Plaza and legally described as
follows:
Parcel A:
Lots 1 through 6 in Tyler Creek Plaza Subdivision, being a subdivision of part of
the East half of the Southwest quarter of Section 3, Township 41 North, Range 8
East of the Third Principal Meridian, in the City of Elgin, Kane County, Illinois,
according to the Plat thereof registered August 24, 1983 as Document No.
1650586 with the Registrar of Titles of Kane County, Illinois.
Parcel B:
That part of fractional Section 3, Township 41 North, Range 8 East of the Third
Principal Meridian, described as follows: Commencing at the intersection of the
center line of Sleepy Hollow Road with the center line of Big Timber Road;
thence Northerly along the center line of Sleepy Hollow Road 882.12 feet for the
place of beginning; thence Easterly and parallel with the center line of Big Timber
Road 405.44 feet; thence Southerly at right angles to the last described course
395.0 feet to a point on the North line extended Westerly of Lot 1 of Big Timber
Corner Unit No. l; thence Westerly along said North line extended Westerly
398.72 feet to the center line of Sleepy Hollow Road; thence Northerly along said
center line 395.05 feet to the place of beginning, being situated in the City of
• Elgin, Kane County, Illinois (Property commonly known as Tyler Creek Plaza).
• be and is hereby granted subject to the following conditions:
1. Substantial conformance with the Statement of Purpose and Conformance and
attachments, prepared by Attorney James M. Bolz, dated May 18, 2011, and last revised
July 6, 2011.
2. The physical fitness facility will be restricted to the tenant space at 24 Tyler Creek Plaza
located within the Tyler Creek Plaza Shopping Center.
3. There shall be no restriction on the hours of operation should the business owners choose
to extended the operation to a 24-hour physical fitness facility.
4. The facility will be given the opportunity to hold weightlifting tournaments in the future
without amending this conditional use ordinance.
5. All graphics must meet the requirements of Chapter 19.50 Street Graphics of the Elgin
Municipal Code.
6. Compliance with all 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.
azllotrrr A'Z Q'00&
David J. Kapta' , Ma r
Presented: August 10, 2011
Passed: August 10, 2011
Omnibus Vote: Yeas: 7 Nays: 0 °
Recorded: August 10, 2011
�pBSFWAjIN�� .
Published: August 12; 2011
Attest: 4%
Kimberly Dewis, City Clerk
•
PETITION 13-11
24 TYLER CREEK PLAZA
FRANK'S HOUSE OF STEEL, INC.
FINDINGS OF FACT
July 6, 2011
FINDINGS OF FACT
Zoning and Subdivision Hearing Board City of Elgin,Illinois
SUBJECT
Consideration of Petition 13-11 Requesting a Conditional Use in the AB Area Business District,
to Permit the Establishment of a Physical Fitness Facility; Property Located at 24 Tyler Creek
Plaza, by Frank Hernandez, d/b/a Frank's House of Steel, Inc., as Applicant and Elgin Interstate
Associates, as Owners.
GENERAL INFORMATION
Requested Action: Conditional Use Approval
Current Zoning: AB Area Business District
Existing Use: _ Vacant Commercial Tenant Space
Property Location: 24 Tyler Creek Plaza
Applicant: Frank Hernandez, d/b/a Frank's House of Steel, Inc.
Owner: Elo-in Interstate Associates
Staff Coordinator: Denise Momodu, Associate Planner
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 Photo (see attached)
F. Site Photos (see attached)
G. Application, Statement of Purpose and Floor Plan (see attached)
Findings of Fact Zoning and Subdivision Hearing Board
Petition 13-11 July 6, 2011
Planned Multiple Family Residence District and is currently vacant.
The area to the east of the subject property is zoned PRC Planned Residence
Conservation District and is developed with the Hunter's Ridge Apartments.
The area to the south is zoned GI General Industrial District and is developed with
industrial uses.
The proposed physical fitness facility is in keeping with the land uses and zoning
designation that exists in the area that surrounds it.
C. Trend of Development. The subject property is located within a commercial area that
offers business, personal services and retail uses.
D. Zoning District. The purpose of the AB Area Business district is to provide commodities
and services to several neighborhoods, and in some instances to a communitywide 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 center city district.
The proposed business will provide for a physical fitness facility to weightlifters in the
Elgin area to exercise and work out. The facility is proposed to be open seven days a
week, but will not be a 24 hours a day facility. There will be no showers, saunas or hot
tubs, but bathrooms and locker rooms will be provided on the premises.
E. Comprehensive Plan Standard. The subject property is designated as "Highway
Commercial" by the City's Comprehensive Plan and Design Guidelines dated 2005.
Areas designated Highway Commercial typically serve surrounding neighborhood areas,
but also larger trade areas connected by the arterial street system. They may include all
of the commercial uses found in the mixed-use centers. In addition, they typically
include highway-serving uses. These commercial areas are generally auto dominated
with few pedestrian amenities. The proposed land use is in keeping with the objectives
and policies of this comprehensive plan designation.
STANDARDS FOR CONDITIONAL USES
The Zoning and Subdivision Hearing Board has made the following findings concerning the
conditional use standards:
A. Site Characteristics Standard. The suitability of the subject propery,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 characteri stics standard.
3
Findings of Fact Zoning and Subdivision Hearing Board
Petition 13-11_ July 6, 2011
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 and subject to the provisions of Title 20 of the Elgin Municipal
Code entitled "Historic Preservation. "
Findings: The subject property is suitable for the intended conditional use with respect to
the historic preservation standard.
The subject property is not located within a designated historic district. Additionally, no
exterior changes to the building are contemplated at this time.
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.
Positive Attributes: Approval of the requested conditional use to establish the proposed
physical fitness facility at 24 Tyler Creek Plaza will allow the applicant to offer physical
fitness services to weightlifters in the Elgin area.
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.
DECISION
The Zoning and Subdivision Hearing Board recommends the approval of Petition 13-11, subject
to the following conditions:
1. Substantial conformance with the Statement of Purpose and Conformance and
attachments, prepared by Attorney James M. Bolz-, dated May 18, 2011, and last revised
July 6, 2011.
2. The physical fitness facility will be restricted to the tenant space at 24 Tyler Creek Plaza
located within the Tyler Creek Plaza Shopping Center.
3. There shall be no restriction on the hours of operation should the business owners choose
5
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Zoning Classification
Residence Conservation 1
0 Residence Conservation 2 r
Residence Conservation 3 I
Planned Residence Conservation
Single Family Residence 1 ;
Single Family Residence 2
0 Planned Single Family.Residence � > a!
0 Two Family Residence
0 Multiple Family Residence
Q Planned Multiple Family Residence
0 Residence Business
0 Planned Residential Business \
Neighborhood Business
0 Planned Neighborhood BusinessTa 4 s,
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Center City 2
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0 Office Research Industrial
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Community Facility °:i-, t ` � s k
Fox River Preservation r � Y
® Planned Center City 2 y� ,; a
Planned Single Family Residence 1 pRC
Planned Two Family Residence
IT B Zoning Map
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Department of Community Development 200 0 200 400 Feet
July 6,2011
Subject Property
0603376023 Petition 13-11
24 Tyler Creek Plaza
0603376032
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0603376015 0603376016
0603376017
0603376019
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IT c Parcel Map
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Department of Community Development 100 0 100 200 Feet
July 6, 2011
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IT E Environmental Map
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Department of Community Development 0 100 Year Floodplain 300 0 300 600 Feet
July 6, 2011
SITE PHOTOS
24 Tyler Creek Plaza
PETITION 13-11
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View of Subject Building, looking East View of Entrance to Tenant Space, looking East
4
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View from Tenant Space, looking No View from Tenant Space, looking South
EXHIBIT F