G52-16 Ordinance No. G52-16
AN ORDINANCE GRANTING
A CONDITIONAL USE FOR A MEMBERSHIP
ORGANIZATION IN THE CC1 CENTER CITY DISTRICT
(72 South Grove Avenue)
WHEREAS, written application has been made for a conditional use at 72 South Grove
Avenue; and
WHEREAS, the zoning lot with the building containing the premises at 72 South Grove
Avenue also includes those premises commonly referred to as 68-74 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 a
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 November 7, 2016 following due notice by publication; and
WHEREAS, the Community Development Department and the Planning and Zoning
Commission have submitted their Findings of Fact concerning said application; and
WHEREAS, the Community Development Department 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,zoning,including,but not limited to,this ordinance granting a conditional use
in the CC1 Center City District,pertains 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 November 7, 2016, 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 membership organization is hereby granted for
the property commonly known as 72 South Grove Avenue, contained within the zoning lot
commonly referred to as 68-74 South Grove Avenue and 73 Riverside Drive, more specifically
identified by Kane County Property Identification Numbers(PIN)06-14-433-027,06-14-433-028,
and 06-14-433-029, and legally described as follows:
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, submitted by Got Robot?,
as applicant, and Ben Glunz of Angulers Holdings LLC, as property owner, received
September 28, 2016 and the supporting documents including:
a. Undated Conditional Use Statement of Purpose and Conformance prepared by
Got Robot?;
b. Undated two-page floor plans titled "got robot? — Conditional Use — Floor
Plan"; and
c. Undated one-page building plan titled "got robot: - Conditional Use — Plat of
Survey".
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.
2. 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.
1/4/' ,. ic
David J. Ka.ain, ayor
Presented: December 21, 2016
Passed December 21, 2016
Vote: Yeas: 8 Nays: 0 Abstain: 1
Recorded: December 21, 2016 .fies mo,„, ,`eiy=:
Published: December 21, 2016 `-`' �
1.),..&/46 - , E• ./
Kimberly Dewis ty Clerk
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November 7, 2016
RECOMMENDATION & FINDINGS OF FACT
OF THE COMMUNITY DEVELOPMENT DEPARTMENT AND
THE PLANNING & ZONING COMMISSION
CITY OF ELGIN, IL
OVERVIEW
Provided herein are the written findings and recommendation of the Community Development
Department and the Planning & Zoning Commission regarding Petition 28-16, an application by
Got Robot?as applicant,and Ben Glunz of Anguleris Holdings LLC as owner,requesting approval
of a conditional use to establish a membership organization at the property located at 72 S. Grove
Avenue located in the CC1 Center City District.
GENERAL INFORMATION
Petition Number: 28-16
Requested Action: Approval of Conditional Use
Current Zoning: CC 1 Center City District
Existing Use: Vacant storefront within a two-story multi-tenant commercial
building
Proposed Use: Membership Organization
Property Location: 72 S. Grove Avenue
Applicant: Got Robot?
Owner: Anguleris Holdings LLC
Staff Coordinator: Damir Latinovic, AICP, Senior Planner
LIST OF EXHIBITS
A. Aerial/Location Map
B. Zoning Map
C. Parcel Map
Exhibit A
Recommendation & Findings of Fact
Petition 28-16
November 7, 2016
D. Site Location
BACKGROUND
Got Robot?, a private membership organization, is seeks to occupy approximately 2,500 sq. ft. of
ground floor commercial space at 72 S.Grove Avenue.The commercial space,which fronts Grove
Avenue with rear access to S. Riverside Drive, is currently vacant.
Got Robot? is an organization dedicated to development of youth through use of robotics. The
organization serves kids (currently approximately 25 members) from elementary school through
high school with the goal of developing interpersonal, communication, technical, design,
programming, and building skills through the challenge of robotics. With the assistance from
parents and other volunteers (coaches), the club currently consists of three age-specific teams
(elementary and two junior-high school age teams)that compete against other robotics teams and
clubs.
The space will be used for office, meetings, robotic assembly, and other design, build, and
programming functions of the club teams. The club hours will be primarily weekday evenings and
Saturdays.
The multi-tenant, two- and three-story building is partially occupied with commercial and office
uses. The basement level is occupied by Elgin Alano Club, a social services organization with
access from S. Riverside Drive. The ground-floor commercial spaces fronting Grove Avenue
include three storefronts: Dog's Paw restaurant (74 S. Grove Ave), proposed Got Robot? (72 S.
Grove Ave),and a vacant storefront currently used as accessory storage for the second-floor office
use(70 S. Grove Ave). The rear of the ground floor with access from S. Riverside Drive includes
Bea's Touch of Style hair salon(69 S. Riverside Dr) and a common lobby with elevator access for
all tenants. The second floor is occupied by Anguleris Technology, a software company,while the
third floor is occupied by Elgin Tech Center, a co-working office space.
The property includes five surface parking stalls accessed from S.Riverside Drive.As the property
is zoned CC 1 Center City District, the new use is exempt from providing any additional on-site
parking. The existing on-site parking is used by customers of various businesses while building
employees that drive park in the City surface parking lot one-half block to the south.
The proposed membership organization use is listed as a conditional use in the CC1 Center City
District, and it requires a recommendation by the Planning & Zoning Commission and approval
by the City Council.
The Community Development Department offered the following additional information for the
consideration of the Planning and Zoning Commission:
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Recommendation & Findings of Fact
Petition 28-16
November 7, 2016
A. Property 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 CC 1 Center City District as part of a comprehensive amendment
to the zoning ordinance.
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 façade and entrance facing S. Grove Avenue. Over time, and as additional
tenant spaces were created, the rear of the building was also provided with entrances to
tenant spaces.
The particular storefront at 72 S. Grove Avenue was most recently occupied in 2010 and
2011 by a retail/office space and storage area for the Chicago Bandits, a professional
softball team. Prior to that, the space received a conditional use for a second-hand
merchandise store, Reruns, in 2002.
B. Surrounding Land Use and Zoning. The properties adjacent to the north, south, and
across Grove Avenue to the east are also zoned CCl Center City District, while the
Riverwalk property directly across Riverside Drive is zoned CF Community Facility
District and is part of the Riverside Drive Promenade. All surrounding properties are
developed with a mix of residential, office, commercial, and retail uses.
C. Comprehensive Plan. The subject property is designated as "Community Mixed Use"by
the City's 2005 Comprehensive Plan and Design Guidelines. The intent of the Community
Mixed Use Center is to 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 center would have parcels and buildings scaled to pedestrians, small enough to
encourage parking once and walking to more than one destination. The recommended uses
include a compatible mix of residential, employment, education, civic, and office uses,
combined with a cultural and entrainment center focus that extends activities throughout
the day.
D. Zoning District. The purpose of the CC1 Center City District is to facilitate the
implementation of the official comprehensive plan for the city center, 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 the downtown area that has
historically been developed with a mix of commercial, retail, restaurants, and residential
- 3 -
Recommendation & Findings of Fact
Petition 28-16
November 7, 2016
uses. The businesses that have recently opened in the area include Chooch's Pizza and
Dog's Paw restaurants and Elgin Books bookstore.
FINDINGS
After due notice as required by law, the Planning & Zoning Commission conducted a public
hearing in consideration of Petition 28-16 on November 7, 2016. Testimony was presented at the
public hearing in support of the application. The Community Development Department submitted
a Conditional Use Review and Written Findings & Recommendation to the Planning & Zoning
Commission dated November 7, 2016.
The Community Development Department and the Planning & Zoning Commission have made
the following findings regarding this application against the standards for conditional uses outlined
within § 19.65.030:
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. The proposed use is
located within an existing building with no proposed exterior changes to the site. The
existing building is located to the property line on the east, north, and south sides with a
five stall parking lot in the rear along the west property line.The building location is similar
to that of other surrounding buildings within the downtown area and can adequately serve
the proposed use.
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 proposed use meets the sewer and water standard. The property and the
subject commercial space are currently served by municipal water, sanitary sewer, and
storm water systems. The applicant is not proposing any changes to the existing sewer and
water utilities.
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. Main pedestrian access to the
-4 -
Recommendation & Findings of Fact
Petition 28-16
November 7, 2016
subject commercial space is provided from South Grove Avenue.The rear of the space also
has access to the common lobby accessed from South Riverside Drive.
The zoning ordinance does not require off-street parking to be provided by any land use
within the CC 1 district. The westerly frontage of the property along Riverside Drive is
constructed with a depressed curb with access for up to five off-street parking spaces that
are also used for loading and un-loading of equipment, supplies, and garbage pick-up. The
applicant is not proposing to make any changes to the existing on-site parking lot. The
employees and visitors of Got Robot? are expected to utilize the city-owned parking lot
one-half block to the south.
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 proposed use meets the location, design, and operation standard. No
evidence has been submitted or found that the proposed conditional use will be located or
operated in a manner that will exercise undue detrimental impact on surrounding
properties.
All activities of the club will be conducted on the interior. The hours of operation are
consistent with those of other downtown businesses. The club will primarily be occupied
weekday afternoons and early evenings and Saturday during the day.
The proposed youth robotics membership organization is consistent with the purpose and
intent of the CC 1 Center City District.The proposed establishment will add to the vibrancy
of the area by filling an existing vacant space and contribute to the diversity of uses in the
downtown core. The proposed use fits within the urban pedestrian-oriented environment.
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. The subject property is neither designated as a
local historic landmark nor is it located within a locally designated historic district.
However, the property is part of the recently established Downtown Elgin Commercial
National Register Historic District. While no City or State regulations are associated with
this designation,the applicant does not propose any changes to the exterior of the building.
- 5 -
Recommendation & Findings of Fact
Petition 28-16
November 7, 2016
RECOMMENDATION
The Community Development Department and the Planning & Zoning Commission recommend
approval of Petition 28-16, subject to the following conditions:
1. Substantial conformance to the Development Application, submitted by Got Robot? as
applicant and Ben Glunz of Angulers Holdings LLC as property owner received September
28, 2016 and supporting documents including:
a. Undated Conditional Use Statement of Purpose and Conformance prepared by Got
Robot?;
b. Undated two-page floor plans titled "got robot? — Conditional Use— Floor Plan";
and
c. Undated one-page building plan titled "got robot: - Conditional Use — Plat of
Survey".
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.
2. Compliance with all applicable codes and ordinances.
The vote of the Planning&Zoning Commission on the motion to recommend approval, subject to
the conditions outlined by the Community Development Department, was seven(7) yes, zero (0)
no, and zero (0) abstentions. No members were absent.
Respectfully Submitted,
s/Robert Siljestrom
Robert Siljestrom, Chairman
Planning&Zoning Commission
s/Damir Latinovic
Damir Latinovic, AICP; Secretary
Planning&Zoning Commission
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EXHIBITA Aerial/Location Map N
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Legend
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OPlanned Single Family Residence.
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Residence Business Mg '
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Area Business
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-Planned General Industrial
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-Planned Community Facility
-Community Facility
-Fox River Preservation
-Planned Center City 2
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Planned Two Family Residence �`
EXHIBITB Zoning Map "
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Petition 28-16
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EXHBIIT C Parcel Map N
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EXHIBIT D
SITE LOCATION
72 S Grove Avenue
Petition 28-16
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EXHIBIT D
SITE LOCATION
72 S Grove Avenue
Petition 28-16
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