G26-14 Ordinance No. G26-14
AN ORDINANCE
GRANTING A CONDITIONAL USE TO PERMIT A
PACKAGE LIQUOR SALES ESTABLISHMENT
IN THE AB AREA BUSINESS DISTRICT
(1817 Larkin Avenue)
WHEREAS, written application has been made requesting conditional use approval for
package liquor sales establishment in the AB Area Business District; and
WHEREAS, the Planning & Zoning Commission 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 Planning &Zoning Commission.
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 7, 2014, made by the Planning & Zoning Commission, 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 package liquor sales establishment in
the AB Area Business District at 1817 Larkin Avenue and legally described as follows:
PARCEL ONE:
Lots 6, 7, 8 and 9 in Fox River Hills, Map No. 4 (except that part described as follows:
beginning at the Southwesterly corner of said Lot 6; thence Northerly along the Westerly
line of said Lot 6, 74.27 feet; thence Northeasterly 269.99 feet to a point on the Easterly
line of said Lot 9, 137.52' Northerly of the Southeasterly corner of said Lot 9; thence
Southerly along said Easterly line 137.52 feet to said Southeasterly corner, thence
Westerly along the Southerly line of said Lots 6, 7, 8 and 9, 261.33 feet to the point of
beginning), in the City of Elgin, Kane County, Illinois.
PARCEL TWO:
That part of Lots 6, 7, 8 and 9 in Fox River Hills, Map No. 4, described as follows:
beginning at the Southwesterly corner of said Lot 6; thence Northerly along the Westerly
line of said Lot 6, 74.27 feet; thence Northeasterly 269.99 feet to a point on the Easterly
line of said Lot 9, 137.52' Northerly of the Southeasterly corner of said Lot 9; thence
Southerly along said Easterly line 137.52 feet to said Southeasterly corner, thence
Westerly along the Southerly line of said Lots 6, 7, 8 and 9 261.33 feet to the point of
beginning, in the City of Elgin, Kane County, Illinois. (Property commonly known as
1817 Larkin Avenue).
be and is hereby granted subject to the following conditions:
1. Substantial conformance with the Application and Statement of Purpose and
Conformance, submitted by Larkin's Discount Liquor, LLC dated received
February 19, 2014. In the event of any conflict between such Statement of
Purpose and Conformance and this ordinance or other applicable city ordinances,
this ordinance or other applicable city ordinances shall supersede and control.
2. Substantial conformance to the Plat of Survey submitted by Larkin's Discount
Liquor, LLC dated received February 19, 2014.
3. Substantial conformance to the interior photographic examples submitted by
Larkin's Discount Liquor, LLC dated received February 19, 2014.
4. Substantial conformance to "Exhibit B" aerial photograph submitted by Larkin's
Discount Liquor, LLC dated received February 19, 2014.
5. Substantial conformance to "Exhibit C" Area PIan — Gross Area, prepared by
Allen Pepa Architects, dated January 16, 2014 and submitted by Larkin's
Discount Liquor, LLC dated received February 19, 2014.
6. Substantial conformance to "Exhibit D" I" Floor Plan Layout prepared by Allen
Pepa Architects dated February 7, 2014 and submitted by Larkin's Discount
Liquor, LLC dated received February 19, 2014.
7. All graphics must meet the requirements of Chapter 19.50 Street Graphics of the
Elgin Municipal Code.
8. The conditional use granted herein is limited to tenant space at 1817 Larkin
Avenue.
9. 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.
David J. Kap n, M or
Presented: May 14, 2014
Passed: May 14, 2014
Omnibus Vote: Yeas: 8 Nays: 0
Recorded: May 14, 2014
Published: May 16, 2014 URBSFLUMIN,
Attest:
Kimber�Dewis, ler
April 7, 2014
PLANNING & ZONING COMMISSION
RECOMMENDATION AND FINDINGS OF FACT
Coninitini(N Development Departiiieiit OtN of Elgin, IL
OVERVIEW
Larkin's Discount Liquor, LLC requests Conditional Use Approval to permit a package liquor
sales establishment within an AB Area Business District. The property is located at 1817 Larkin
Avenue.
GENERAL INFORMATION
Petition Number 08-14
Recommendation: APPROVE, subject to conditions outlined at the conclusion of this
Report(See Recommendation Detail)
Applicant: Larkin's Discount Liquor LLC
History: After due notice as required by law,the Planning&Zoning
Commission held a public hearing and considered Petition 08-14
on April 7, 2014. The applicant submitted a Statement of Purpose
Conformance dated received February 19, 2014 and testified at the
public hearing_
Staff Coordinator: Dave Waden, Senior Planner
List of Exhibits: A Aerial/Location Map
B Zoning Map
C Parcel Map
D. Site Photos
E Statement of Purpose and Conformance Application
F. Draft Conditional Use Ordinance
G Related Correspondence
BACKGROUND & PROJECT DETAIL
Larkin's Discount Liquor, LLC is requesting approval for the establishment of a package liquor
store; the subject property is located at 1817 Larkin Avenue.
Exhibit A
Recommendation & Findings of Fact Planning & Zoning Commission
Petition 08-14 April 7, 2014
The applicant proposes to establish an approximate 2,268 square foot liquor store at the east end
of an existing strip commercial center which formally housed the Blockbuster Video store. The
proposed store is located at the southwest corner of Larkin Avenue and 2"d Street. The former
Blockbuster Video store is being divided into three commercial rental units in which the
proposed Larkin's Discount Liquor is one of them.
The applicant plans on offering a significant wider selection of craft beers and specialty wines
not offered by other stores within the vicinity of the subject property. The display space within
the store will be devoted to wine (40%), craft beer (20%), spirits (15%), beer (15%), and non-
alcoholic beverages, tobacco, candy, peanuts, snacks, and lotto tickets (10%). The store will
include a ten (10) door walk-in cooler with glass face reach-in doors for beer, and a six (6) door
reach-in cooler for craft beer. The middle aisles will consist of new black gondola metal
shelving, twenty-four (24) foot custom made wood shelving for wines, ceramic tile flooring
throughout and a custom made oak front counter.
The stores hours of operation will be 9:00 am to 11:00 pm, seven days per week, subject to local
restrictions. The store will be designed as a destination store given the extensive selection of
craft beer and specialty wines that will be offered. Employee parking will take place in the rear
of the building and retail parking will take place in the surface parking lot that fronts the store
and fronts Larkin Avenue.
The land use is classified as a conditional use in this AB Area Business District and as such,
requires conditional use approval through the public hearing process and city council approval.
STANDARDS FOR CONDITIONAL USES
In the review of their packet material, which is a part of the record of the April 7, 2014 public
hearing, and during their discussion during the same public hearing, Planning & Zoning
Commission members considered the following 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 is suitable for the intended conditional use with respect to the site
characteristics standard. The subject property is located within an existing multiple tenant
commercial building and surface parking lot. The subject property is rectangular in shape
and is approximately 1.8lacres in size.
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
2
Recommendation & Findings of Fact Planning & Zoning Commission
Petition 08-14 April 7, 2014
the sewer and water standard. The subject property is served by municipal water and
sanitary sewer.
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 is suitable for the intended conditional use with respect to
the traffic and parking standard. The subject property is located at the southwest corner of
Larkin Avenue and 2nd Street. Larkin Avenue is an arterial road which serves the west
side of Elgin. 2nd Street is a local street serving the surrounding neighborhoods. Access is
available into the subject property from Larkin Avenue and there are two access points
off of 2nd Street.
Off street parking is provided in conformance with the zoning ordinance.
D. Comprehensive Plan Standard. The suitability of the subject property for the intended
conditional use with respect to conformance to the goals, objectives, and policies of the
official comprehensive plan.
Findings. The subject property is suitable for the intended conditional use with respect to
the Comprehensive Plan Standard. The proposed use meets the comprehensive plan
standard. The subject property is designated "Highway Commercial" in the City's
Comprehensive Plan and Design Guidelines dated 2005. Areas designated Highway
Commercial typically serves 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
such as fast food restaurants, auto-oriented uses such as tire stores, service stations, auto
parts stores, and other stand-alone retail uses. These commercial areas are generally auto
dominated with few pedestrian amenities.
E. 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 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.
F. Historic Preservation Standard. Where applicable, the conditional use shall make
possible an efficient contemporary use of, or a compatible improvement to a designated
landmark or property located in a designated historic district while preserving those
portions and features of the property which are significant to its historic, architectural,
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Recommendation & Findings of Fact Planning & Zoning Commission
Petition 08-14 April 7, 2014
and cultural values to an historic preservation plan.
Findings. This standard is not applicable. The subject property is not located within a
historic district nor is it a historic landmark.
RECOMMENDATION DETAIL
On a motion to recommend approval of Petition 08-14, the Planning & Zoning Commission
voted five (5)yes, zero (0) no.
If the city council was to approve Petition 08-14,the following conditions would be appropriate:
1. Substantial conformance with the Application and Statement of Purpose and
Conformance, submitted by Larkin's Discount Liquor, LLC dated received
February 19, 2014. In the event of any conflict between such Statement of
Purpose and Conformance and this ordinance or other applicable city ordinances,
this ordinance or other applicable city ordinances shall supersede and control.
2. Substantial conformance to the Plat of Survey submitted by Larkin's Discount
Liquor, LLC dated received February 19, 2014.
3. Substantial conformance to the interior photographic examples submitted by
Larkin's Discount Liquor, LLC dated received February 19, 2014.
4. Substantial conformance to "Exhibit B" aerial photograph submitted by Larkin's
Discount Liquor, LLC dated received February 19, 2014.
5. Substantial conformance to "Exhibit C" Area Plan — Gross Area, prepared by
Allen Pepa Architects, dated January 16, 2014 and submitted by Larkin's
Discount Liquor, LLC dated received February 19, 2014.
6. Substantial conformance to "Exhibit D" 1st Floor Plan Layout prepared by Allen
Pepa Architects dated February 7, 2014 and submitted by Larkin's Discount
Liquor, LLC dated received February 19, 2014.
7. All graphics must meet the requirements of Chapter 19.50 Street Graphics of the
Elgin Municipal Code.
8. The conditional use granted herein is limited to tenant space at 1817 Larkin
Avenue.
9. Compliance with all applicable codes and ordinances.
s/ Bob Siljestrom
4
Recommendation & Findings of Fact Planning & Zoning Commission
Petition 08-14 April 7, 2014
Bob Siljestrom, Chairman
Planning&Zoning Commission
s/Sarosh Saher
Sarosh Saher, Secretary
Planning & Zoning Commission
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Planned Two Family Residence a
EXHIBIT B Zoning Map N
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Department of Community Development
Subject Property
1817 Larkin Ave
Petition 08-14
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EXHBIIT C Parcel Map N
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City of Elgin 0 15 30 60 90 120
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SITE LOCATION EXHIBIT
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