G47-15 Ordinance No. G47-15
AN ORDINANCE GRANTING
A CONDITIONAL USE FOR A SOCIAL SERVICE AGENCY/MEMBERSHIP
ORGANIZATION IN THE CC1 CENTER CITY DISTRICT
(73 Riverside Drive Units A and B)
WHEREAS, written application has been made for a conditional use at 73 Riverside
Drive Units A and B; and
WHEREAS, zoning lot with the building containing the premises at 73 Riverside Drive
comprises of the properties at 66-74 South Grove Avenue and 73 Riverside Drive, which lot is
legally described herein (the "Subject Property"); and
WHEREAS, the Subject Property is located within the CC1 Center City District and
social service agency/membership organization is a listed conditional use within the CC 1 Center
City District; and
WHEREAS, the Planning and Zoning Commission conducted a public hearing
concerning said application on August 3, 2015 following due notice by publication; and
WHEREAS, the Community Development and the Planning and Zoning Commission
have submitted their Findings of Fact concerning said application; and
WHEREAS, the Community Development and the Planning and Zoning Commission
recommend approval of said application, subject to the conditions articulated below; and
WHEREAS, the City Council of the City of Elgin, Illinois, has reviewed the findings and
recommendations of the Community Development Department and the Planning and Zoning
Commission; and
WHEREAS, the City of Elgin is a home rule unit and as a home rule unit may exercise
any power and perform any function pertaining to its government and affairs; and
WHEREAS, zoning, including, but not limited to, this ordinance granting a conditional
use in the CC1 Center City District pertain to the government and affairs of the city.
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 August 3, 2015, and the recommendations made by the Community Development
Department and the Planning and 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 for a social service agency/membership
organization is hereby granted for the property commonly known as 73 Riverside Drive Units A
and B, contained within the zoning lot at 66-74 South Grove Avenue and 73 Riverside Drive
commonly identified by Kane County Property Identification Numbers (PIN) Numbers 06-14-
433-026, 06-14-433-027, 06-14-433-028 and 06-14-433-029, and legally described as follows:
Parcel 1. The Southerly 33 feet of that part of Lot 10 in Block 21 in the original town 2
Elgin, on the East side of Fox River, lying Easterly of the Easterly line of Riverside Avenue, in
the city of Elgin, Kane County, Illinois
Parcel 2. Lot 11 and the North 4 feet of Lot 12 (except 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
Section 3. That the conditional use for the Subject Property as authorized by this
ordinance shall be subject to the following additional conditions:
1. Substantial conformance to the Development Application and Attachments, submitted
by Elgin Alano Club as applicant and Spring Lane Investments LLC as owner, dated
received May 22, 2015 and consisting of the following exhibits:
a. Statement Purpose prepared by Elgin Alano Club, Inc.
b. Site location exhibit entitled "Floor Plan — 73 Riverside Dr." depicting the
tenant spaces proposed to be occupied by the applicant
c. Sign plan entitled "Sign Plan— 73 S Riverside Dr." depicting the location and
design of wall mounted graphics proposed to be installed on the building
d. Key Plans and Architectural Building Survey, Sheet A.3 prepared by Euro
MasterWorks, Inc. dated July 9, 2012.
In the event of any conflict between the foregoing documents and the provisions of
this ordinance or other applicable city ordinances, the provisions of this ordinance or
other applicable city ordinances shall supersede and control.
2. Substantial conformance with the Security and Occupancy Narrative prepared by the
Elgin Alano Club, Inc. dated August 24, 2015 including the Basement Floor Plan
modified to include the locations of security cameras to provide for the security and
safety of its members and property. In the event of any conflict between such
documents and the terms of this ordinance or other applicable city ordinances, the
terms of this ordinance or other applicable city ordinances shall supersede and
control.
3. Elgin Alano Club shall agree to grant access to the easterly half of Unit A to the
tenant of the restaurant located on the floor above known as Dog's Paw Brewing, for
the purpose of maintenance of its grease traps and beverage operational equipment
located within such space and in conformance with the document entitled
"Amendment to Lease Agreement" undertaken between Elgin Alano Club, as tenant
and Spring Lane Investments LLC as owner.
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4. The social service agency/membership organization shall be restricted to Units A and
B located within the property at 73 Riverside Drive. In the event the tenant of the
restaurant located on the floor above known as Dog's Paw Brewing, exercises its
intentions to retain occupancy of the easterly half of Unit A, the Elgin Alano Club
will be permitted occupancy of the available space within Unit C for use in a manner
similar to that conducted within Units A and B. Prior to occupancy of this space, all
necessary permits for build-out and occupancy shall be obtained from the city.
5. Compliance with all applicable codes and ordinances.
Section 4. That this ordinance shall be full force and effect upon its passage in the
manner provided by law.
David J. Ka min, 'ayor
Presented: December 2, 2015
Passed: December 2, 2015
Vote: Yeas: 7 Nays: 2
Recorded: December 2, 2015 ` �.
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Published: December 4, 2015 �'� '/Ftmt%
Attest: 8' t.tt4 17,1
Ae-
imberly Dewis, Ci y Clerk C4..i I OA
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August 3, 2015
RECOMMENDATION & FINDINGS OF FACT
OF THE COMMUNITY DEVELOPMENT DEPARTMENT AND
THE PLANNING & ZONING COMMISSION
CITY OF ELGIN, ILLINOIS
SUBJECT
Recommendation and findings of fact for Petition 13-15, an application by Elgin Alano Club,
Inc., for a conditional use at 73 Riverside Drive, Units A & B. The applicant is requesting a
conditional use to establish a social service agency/membership organization on the premises.
GENERAL INFORMATION
Petition Number: 13-15
Requested Action: Approval of a Conditional Use
Current Zoning: CC 1 Center City District
Existing Use: Partially vacant, two story commercial building
Property Location: 73 Riverside Drive,Units A& B
Applicant: Elgin Alano Club, Inc.
Owner: Spring Lane Investments, LLC
Staff Coordinator: Sarosh Saher,AICP, Senior Planner
LIST OF EXHIBITS ATTACHED
A. Aerial/Location Map
B. Zoning Map
C. Parcel Map
D. Site Photos
E. Development Application and Attachments
F. Draft Conditional Use Ordinance
G. Related Correspondence
Exhibit A
Findings of Fact
Petition 13-15
August 3, 2015
BACKGROUND
Elgin Alano Club proposes to rent approximately 4,260 square feet of tenant space within units
A & B of the commercial building located at 73 Riverside Drive. The tenant space is located on
the lower level of the building and is only accessible to the exterior from Riverside Drive.
The applicant proposes to establish a private, non-profit 501 (c) 3 charitable organization
dedicated to serving the needs of the recovery community in Elgin and the surrounding areas.
The club's mission is to provide a safe environment where the people participating in 12-step
recovery programs can meet, socialize and find support for their efforts. Membership is open to
any interested person on any 12-step program. The club's hours of operation will be from 9 a.m.
to 9 p.m., 7 days a week and 365 days a year. Members of the club pay dues for access and use
of the facility to conduct their 12-step meetings, host workshops, private 1-on-1 consultation
sessions and social activities and events such as open speaker meetings, movie/game nights and
special programs. There are currently 58 members enrolled in the Elgin Alano Club. The 12-step
meetings are set up to accommodate an average of between 3 to 45 people per hour. At its
current location at 11 North Union Street on the west side, the club currently conducts 15
separate meetings occurring on a weekly basis. No changes to the exterior of the building except
for new wall graphics are proposed by the applicant.
The land use for a social service agency or a membership organization is listed as a conditional
use in the CC 1 Center City District, and requires a public hearing and City Council approval.
The Community Development Department offered the following additional information for the
consideration of the Planning&Zoning Commission:
A. Zoning History. The subject property was originally classified as E Commercial District
in 1927. The property was reclassified to B2 Central Business District in 1962. In 1992,
the property was classified within the CC 1 Center City District as part of a
comprehensive amendment to the zoning ordinance and in 2000 it was included within
the Center City Preservation Overlay Zoning District to provide for the implementation
of the Riverfront/Center City Master Plan.
In 1996, the property was granted a conditional use for the establishment of a child care
center within the subject tenant space and the upper floor at 74 South Grove Avenue.
Subsequently, in 2008, the property was granted a conditional use for the establishment
of a drinking place within the main tenant space at 74 South Grove Avenue.
The building on the property known as the Columbia Block dates back to 1893 and was
constructed for retail/commercial uses in downtown Elgin. The building was constructed
with its primary facade and entrance facing South Grove Avenue. Over time, and as
additional tenant spaces were created, the rear of the building was also provided with
entrances to tenant spaces.
2
Findings of Fact
Petition 13-15
August 3, 2015
B. Surrounding Land Use and Zoning. The areas surrounding the subject property are
zoned CC1 Center City District and PCC Planned Center City District and are developed
with a mix of residential, office, commercial, and retail uses.
The area located west of the subject property is zoned CF Community Facility District.
The area was formally a parking deck and has recently been redeveloped as the Riverside
Drive Promenade.
C. Comprehensive Plan. The subject property is designated as "Community Mixed Use"by
the City's Comprehensive Plan and Design Guidelines dated 2005. The plan states that,
"Community Mixed-Use Centers provide focus, identity, and convenient goods and
services, as well as some employment, for a number of surrounding neighborhoods in a
larger trade area. The ideal community mixed-use center should be between 30-100 acres
of commercial, office, entertainment, medium density residential, and institutional uses
accessed by arterial streets and transit service. The center would have parcels and
buildings scaled to pedestrians, small enough to encourage parking once and walking to
more than one destination. Off-street parking is shared and on-street parking helps to
contribute to the intimate scale of well-functioning pedestrian environments. Parking
located between and behind buildings permits people to walk more safely and
comfortably between uses that front sidewalks rather than large parking lots.
Downtown Elgin functions as a unique community mixed-use center within the planning
area. It is the historic and traditional heart of the community. Recommended land uses
include a compatible mix of residential (30 plus du/ac), employment, educational, civic,
and office uses, combined with a cultural and entertainment center focus that extends
activities throughout the day. Pedestrian, bicycle, transit, and vehicular circulation
systems are coordinated and efficient. Streets and places are designed to encourage
pedestrian activity.
D. Zoning District. The purpose of the CC 1 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, 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.
E. Trend of Development. The subject property is located within an area that has
developed with a mix of commercial, retail, restaurants, and residential uses. Several
businesses have opened in the immediate area, including Chooch's Pizza, Elgin Books,
Realty World and Habitat for Humanity.
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Findings of Fact
Petition 13-15
August 3, 2015
FINDINGS
After due notice as required by law, the Planning and Zoning Commission conducted a public
hearing in consideration of Petition 13-15 on August 3, 2015. Testimony was presented at the
public hearing in support of the application. The Community Development Department
submitted a Conditional Use for Planned Development Review to the Planning & Zoning
Commission dated August 3, 2015.
The Community Development Department and the Planning & Zoning Commission have made
the following general findings against the standards for a conditional use for planned
development as outlined within § 19.60.040:
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 proposed use meets the site characteristics standard in that this standard
evaluates only the site at which the use is proposed. The site is approximately 18,890
square feet in land area (0.43 acre) and is improved with a 22,295 square foot two story
building. The building is constructed to the lot line on its east, north and south sides. The
open space that exists on the west side of the property is paved in asphalt with one
landscape planter containing a mature tree.
The improvements on the property are characteristic of development within the center
city or core of downtown Elgin.
B. Sewer and Water Standard. The suitability of the subject property for the intended
conditional use with respect to the availability of adequate water, sanitary treatment, and
storm water control facilities.
Findings. The conditional use meets the sewer and water standard as the subject
property is currently served by municipal water, sanitary sewer and storm water systems.
C. Traffic and Parking Standard. The suitability 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 proposed use meets the traffic and parking standard. The property has
frontage on Riverside Drive and South Grove Avenue. Both streets are local streets
serving the various businesses and amenities of downtown Elgin.
Access to the building is provided primarily from South Grove Avenue. However, due to
the location of the subject tenant space at the lower level, the only means of access and
egress is provided at three locations on Riverside Drive.
4
Findings of Fact
Petition 13-15
August 3, 2015
The zoning ordinance does not require off-street parking to be provided by any land use
within the CC1 district. Currently the westerly frontage of the property along Riverside
drive is constructed with a depressed curb providing for up to five off-street parking
spaces for automobiles as well as for the loading and un-loading of equipment, supplies
and garbage pick-up. However, it should be noted that public on-street parking is
provided on South Grove Avenue and within the 500-space parking garage on Fulton
Street located within 300 feet of the subject property.
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 conditional use meets the location, design, and operation standard. 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.
The activities proposed within the tenant space will be conducted within the hours of
9:00am and 9:00pm. These activities are generally passive in nature consisting of
meetings and social activities creating a minimal impact on adjacent tenant spaces. The
immediately adjacent tenant located on the upper floor is the recently established brewery
and restaurant known as "Dog's Paw Brewing."
Access to and from the property will be given only to key-holding members of the club
and the premises will be opened approximately 30 minutes prior to a meeting or
scheduled event. Since there are no paid staff or attendants proposed to occupy the
premises at all times, onsite security cameras will be used at the entrance and office area
to monitor activity into and out of the tenant space. Finally all activities of the
organization will be conducted on the interior of the premises.
E. 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,
and cultural values to an historic preservation plan.
Findings.This standard is not applicable as the subject property is neither designated as a
local historic landmark nor is it located within a locally designated historic district.
However, it should be noted that the property along with those located within downtown
Elgin was recently listed in the National Register of Historic Places. No regulation
accompanies this designation.
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Findings of Fact
Petition 13-15
August 3, 2015
RECOMMENDATION
With respect to Petition 13-15 for the property at 73 Riverside Drive, the Planning & Zoning
Commission recommends approval of the Conditional Use subject to the following conditions:
1. Substantial conformance to the Development Application and Attachments, submitted by
Elgin Alano Club as applicant and Spring Lane Investments LLC as owner, dated
received May 22, 2015 and consisting of the following exhibits:
a. Statement Purpose prepared by Elgin Alano Club, Inc.
b. Site location exhibit entitled "Floor Plan — 73 Riverside Dr." depicting the tenant
spaces proposed to be occupied by the applicant
c. Sign plan entitled "Sign Plan — 73 S Riverside Dr." depicting the location and
design of wall mounted graphics proposed to be installed on the building
d. Key Plans and Architectural Building Survey, Sheet A.3 prepared by Euro
MasterWorks, Inc. dated July 9, 2012.
2. The social service agency/membership organization shall be restricted to Units A and B
located within the property at 73 Riverside Drive.
3. Compliance with all applicable codes and ordinances.
On a motion to recommend approval, subject to the conditions outlined above for each
subdivision,the vote was six (6) yes and one (1)no:
Respectfully Submitted,
s/Robert Siljestrom
Robert Siljestrom, Chairman
Planning&Zoning Commission
s/Sarosh Saher
Sarosh Saher, Secretary
Planning&Zoning Commission
6
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SITE LOCATION EXHIBIT: D
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