G1-17 Ordinance No. G1-17
AN ORDINANCE GRANTING
A CONDITIONAL USE FOR AN AMUSEMENT AND
RECREATIONAL SERVICE CENTER
IN THE CI COMMERCIAL INDUSTRIAL DISTRICT
(1019 East Chicago Street)
WHEREAS, written application has been made requesting conditional use approval to
establish an amusement and recreational service at 1019 East Chicago Street; and
WHEREAS,the zoning lot with the building containing the premises at 1019 East Chicago
Street is legally described herein(the "Subject Property"); and
WHEREAS, the Subject Property is located within the CI Commercial Industrial District
and an amusement and recreational service use is listed as a similar use within the CI Commercial
Industrial District; and
WHEREAS, the amusement and recreational service use as described in the written
application for a conditional use at 1019 East Chicago Street is most similar to the amusement
park use listed as a conditional use within the CI Commercial Industrial District; and
WHEREAS,the Planning and Zoning Commission conducted a public hearing concerning
said application on December 5, 2016 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 CI Commercial Industrial 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 December 5, 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 an "amusement and recreational service, not
elsewhere classified (7999)" and for a "parking lot [SR]" is hereby granted for the property
commonly known as 1019 East Chicago Street and commonly identified by Kane County Property
Identification Numbers (PIN) Numbers 06-18-401-016, 06-18-401-019, 06-18-401-020 and 06-
18-401-025, and legally described as follows:
That part of Lot 8 of the Plat of the County Clerk's Subdivision of unsubdivided lots in
Section 18, Township 41 North, Range 9, East of the Third Principal Meridian, described
as follows:commencing at the intersection of the Southerly right of way line of State Route
19 with the Westerly line of said Lot 8: Thence Southwesterly along the Westerly line of
said Lot 8,a distance of 150.00 feet; Thence Southeasterly parallel with the Southerly right
of way line of State Route 19, a distance of 150.00 feet for the point of beginning; Thence
Northeasterly parallel with the Westerly line of said Lot 8, a distance of 150.00 feet to the
Southerly right of way line of State Route 19; Thence Southeasterly along said Southerly
right of way line a distance of 521.00 feet; Thence Southerly parallel with the West line
of the Southeast Quarter of Section 18 aforesaid, a distance of 150.00 feet; Thence
Southeasterly parallel with the Southeasterly right of way line of State Route 19,a distance
of 150.00 feet; Thence Southerly parallel with the West line of the Southeast Quarter of
Section 18 aforesaid, a distance of 440.00 feet; Thence Westerly parallel with the South
line extended Easterly of the Southwest Quarter of said Section 18, and parallel with said
South line,a distance of 618, 26 feet; Thence Northerly at right angles to the last described
course, a distance of 306, 36 feet; Thence Northerly a distance of 405, 43 feet to the point
of beginning, in Cook County, Illinois.
Section 3. That the conditional uses 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 David P.Frayer
and Kendal L. Frayer Revocable Trust dated August 9, 2012, as applicant, and
Advocate Sherman Hospital, as property owner, received October 21, 2016 and
supporting documents including:
a. Undated Conditional Use Statement of Purpose and Conformance prepared by
David P. Frayer and Kendal L. Frayer Revocable Trust dated August 9, 2012,
received October 21, 2016;
b. Plat of Survey,prepared by Gremeley & Biedermann, Inc. dated June 15, 1994;
c. Undated Existing Site Plan, received October 21, 2016;
d. Urban Air Elgin, IL proposed floor plan, prepared by Nove Studios, dated
November 18, 2016;
e. Mezzanine floor plan, prepared by Nove Studios, dated November 18, 2016;
f. Monument sign plans, prepared by Legacy Signs of Texas, dated November 29,
- 2 -
2016, subject to revisions for compliance with City's street graphics
requirements;
g. Undated Urban Air Adventure Park wall graphic plan,received October 21,2016;
and
h. Undated Existing Floor Plan, received November 6, 2016.
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 the Site Plan with staff notes added November 9, 2016.
3. The existing chain link fence with partial barbed wire on top shall be removed prior to
the issuance of the Certificate of Occupancy.
4. The use of the "parking lot" [SR] by other off-premise uses is permitted only for the
parking of passenger "motor vehicles" [SR] and in so long as the number of parking
spaces on the Subject Property available for the amusement and recreational service
center and/or any other uses located on the Subject Property shall at no time be less
than one hundred and twenty nine (129) or the zoning ordinance requirement for all
uses on the Subject Property, whichever is greater. All parking shall be within a
designated parking space, and at no time shall any vehicle display any outward
appearance that it is for sale or lease.
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. stain,° ayor
Presented: January 11, 2017
Passed January 11, 2017
Omnibus Vote: Yeas: 8 Nays: 0
Recorded: January 11, 2017 OF ELG'
Published: January 13, 2017
Attest: N 4
b,
'mberly Dewis, ity ler
- 3 -
December 5, 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 29-16, an application by
David P. Frayer and Kendal L. Frayer Revocable Trust dated Aug. 9, 2012, as applicant, and
Advocate Sherman Hospital, as owner, requesting approval of a conditional use to establish an
amusement and recreational service center at the property located at 1019 East Chicago Street,
zoned CI Commercial Industrial District.
GENERAL INFORMATION
Petition Number: 29-16
Requested Action: Approval of Conditional Use
Current Zoning: CI Commercial Industrial District
Existing Use: Vacant 95,000 sq. ft. building with accessory surface parking lot
Proposed Use: Amusement and Recreational Service Center
Property Location: 1019 East Chicago Street
Applicant: David P. Frayer and Kendal L. Frayer Revocable Trust dated Aug.
9, 2012
Owner: Advocate Sherman Hospital
Staff Coordinator: Damir Latinovic, AICP, Senior Planner
LIST OF EXHIBITS ATTACHED
A. Aerial/Location Map
B. Zoning Map
Exhibit A
Recommendation & Findings of Fact
Petition 29-16
December 5, 2016
C. Parcel Map
D. Site Location
E. Site Plan with Staff Notes Added: 11/09/2016
F. Applicant's Exhibit 1 submitted during Plan Commission Public Hearing on December 5,
2016
BACKGROUND
The David P. Frayer and Kendal L. Frayer Revocable Trust dated Aug. 9, 2012, as applicant, is
requesting conditional use approval to establish an amusement and recreation service center at
1019 East Chicago Street. The applicant, a franchisee of Urban Air Trampoline Park, is under
contract to purchase the property from the current owner Sherman Advocate Hospital, subject to
City approval of the proposed use. Urban Air Trampoline Park has multiple locations across
several states.
The 10.04-acre property featuring a 95,512—square foot building is currently vacant. The
approximately 20-foot high, one-story building was most recently used as Advocate Hospital's
outpatient medical office and training center. The building is surrounded by a 443-space surface
parking lot accessed via one full driveway from East Chicago Street. The existing parking lot is
partially being used by nearby School District U-46 transportation division bus drivers as off-site
parking and by area automobile dealerships for excess automobile storage through arrangements
with Advocate Sherman Hospital.
The proposed family amusement center would include a trampoline park, black-light laser tag,
warrior obstacle course, black-light bowling, miniature golf, indoor electric go-cart track, and
arcade games. All attractions would be completely indoors.The center would include a sports cafe
serving non-alcoholic beverages and prepared food. The complete details of the cafe kitchen
elements are still being developed. The facility will also include a retail shop selling Urban Air
related merchandise such as t-shirts, glow-in-the-dark items, etc.
The applicant will primarily be completing interior renovations to accommodate the proposed
attractions. In addition, the applicant will complete partial resurfacing of the existing asphalt
parking lot, add new landscaping trees and shrubs to the existing parking lot islands which
currently have little or no landscaping materials, and construct a new monument sign along East
Chicago Street. No changes to the exterior of the building are proposed, except for a conforming
wall sign.
The proposed facility is expected to have up to 20 employees during any one shift. The hours of
operation will be: Monday-Thursday 3pm - 8pm, Friday 12pm - 11pm, Saturday loam - 11pm,
and Sunday 10am - 8pm. The admission fee will vary based on different admission packages and
type of the attraction, but is expected to average approximately$13-$14 for onetime entrance fee.
- 2 -
Recommendation & Findings of Fact
Petition 29-16
December 5, 2016
The proposed amusement and recreation services center use is listed as a similar use in the CI
Commercial Industrial District and is allowed as a conditional use requiring review by the Planning
&Zoning Commission and final determination by the City Council.
The Community Development Department offers the following additional information:
A. Property History.The subject property was annexed in 1962, and upon annexation it was
zoned B3 Service Business District and M1 Limited Manufacturing District. The existing
building on site was constructed in 1965 for Topps Discount Department Store. The
property developed as Elgin Plaza Shopping Center with the 1968 conditional use approval
for a car-wash outlot building and construction of a 15,000-square foot,west-wing building
adjacent to the main building.
The First Chicago National Bank Corporation's Visa-Bank Americard division offices
moved into the building in the mid-1970s and received a variation for a chain link fence
with barbed wire in 1977. In 1982,the entire property was rezoned to B4, General Service
District.
In 1992, the property was classified CI Commercial Industrial with the adoption of the
current Zoning Ordinance. Sherman Health Resource Center medical offices moved into
the building in 1995, demolished the west-wing building(currently greenspace west of the
building) and reconfigured the parking lot to have one access driveway to East Chicago
Street instead of the original two. The medical office moved out of the building in the late
2000s. Since that time, the building has been vacant.
B. Surrounding Land Use and Zoning. The properties adjacent to the west and across East
Chicago Street to the north are zoned CI Commercial Industrial and are occupied by
automobile dealership uses. The property to east is zoned PAB Planned Area Business
District and is also occupied by an automobile dealership. The property to the south is
zoned PRC Planned Residential Conservation District and is improved with a multi-family
townhouse residential use (Oakwood Hills subdivision).
C. Comprehensive Plan. The subject property is designated as "Highway Commercial Use"
by the City's 2005 Comprehensive Plan and Design Guidelines. Areas designated
Highway Commercial typically serve surrounding neighborhood areas, but also larger
trade areas connected by the arterial street system. These commercial areas are generally
auto dominated and have few pedestrian amenities. Uses found in Highway Commercial
areas typically include highway-serving uses such as fast food restaurants, auto-oriented
uses such as tire stores, service stations, auto parts stores, and other general stand-alone
retail uses.
D. Zoning District. The purpose of the CI Commercial Industrial District is to provide for an
existing pattern of development in which certain commercial uses and industrial uses have
- 3 -
Recommendation & Findings of Fact
Petition 29-16
December 5, 2016
located together. The land uses provided for within the CI Commercial Industrial District
are also provided for within other zoning districts, which in general are more in keeping
with the purpose and intent of the Zoning Ordinance, and the goals, objectives and policies
of the Official Comprehensive Plan.
The proposed family amusement center will serve the immediate neighborhoods as well as
the larger community and as such is consistent with both the Comprehensive Plan and the
purpose and intent of the CI zoning district.
E. Trend of Development. The subject property is located along the East Chicago Street
arterial corridor. The development along East Chicago Street between Willard Avenue on
the west and Shales Parkway on the east has been characterized by automobile dealerships,
auto-oriented businesses, and stand-alone retail and restaurant buildings. The applicant is
not proposing to make any exterior changes to the existing 95,000 square-foot building or
the configuration of the accessory parking lot. As such, the proposed amusement center
servicing a larger population area is consistent with other existing auto-oriented uses.
FINDINGS
After due notice as required by law, the Planning & Zoning Commission conducted a public
hearing in consideration of Petition 29-16 on December 5, 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 December 5, 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 subject property is suitable for the intended conditional use with respect to
its size,shape,significant features including topography,watercourses,and vegetation,and
existing improvements. The proposed use will occupy the existing building with no
proposed changes to the site layout. The existing building and site layout is similar and
compatible to the existing trend of development along East Chicago Street. No significant
changes are proposed to the topography of the site or any watercourses affecting the
property. The applicant will install additional trees and landscaping materials within the
parking lot islands to make the property compliant with the current vehicle use area interior
landscape yard requirements.
- 4 -
Recommendation & Findings of Fact
Petition 29-16
December 5, 2016
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 subject property is suitable for the intended conditional use with respect to
the availability of adequate water, sanitary treatment, and storm water control facilities.
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. The existing water and sewer facilities can adequately
serve the proposed use.
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 subject property is suitable 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. The property has one full driveway access to East Chicago
Street, which is a State-controlled right-of-way. The applicant is not proposing to make
any changes to the existing traffic and parking configuration or the parking lot.The existing
driveway access can adequately serve the property and the proposed use.
The proposed use is required to provide 1 parking space per 4 seats and 1 parking space
per employee. Based on the total number of proposed seats and maximum of 20 employees
during any one shift, the proposed use is required to have a total of 129 parking spaces.
With 443 parking spaces existing on the property, the proposed use more than meets the
zoning ordinance requirement for off-street parking. Similarly, the two existing loading
docks in rear of the building will remain and satisfy the one loading space required to be
provided by code.
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 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 or operated in a manner that will exercise undue detrimental impact on
surrounding properties.
- 5 -
Recommendation & Findings of Fact
Petition 29-16
December 5, 2016
All activities will be conducted within the building. The hours of operation are consistent
with those of other surrounding businesses. The amusement center will generate new
activity during weekday evening hours and weekends.
The proposed family amusement center will service the immediate neighborhood as well
as the larger regional population area, which is consistent with other surrounding regional
auto-oriented uses. The applicant will add additional landscaping materials to the site that
will beautify the vacant, underutilized property.
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.
RECOMMENDATION
The Community Development Department and the Planning & Zoning Commission recommend
approval of Petition 29-16, subject to the following conditions:
1. Substantial conformance to the Development Application submitted by David P. Frayer
and Kendal L. Frayer Revocable Trust dated August 9, 2012, as applicant, and Advocate
Sherman Hospital, as property owner, received October 21, 2016 and supporting
documents including:
a. Undated Conditional Use Statement of Purpose and Conformance prepared by
David P. Frayer and Kendal L. Frayer Revocable Trust dated August 9, 2012,
received October 21, 2016;
b. Plat of Survey,prepared by Gremeley& Biedermann, Inc. dated June 15, 1994;
c. Undated Existing Site Plan,received October 21, 2016;
d. Urban Air Elgin, IL proposed floor plan, prepared by Nove Studios, dated
November 18, 2016;
e. Mezzanine floor plan, prepared by Nove Studios, dated November 18, 2016;
f. Monument sign plans, prepared by Legacy Signs of Texas, dated November 29,
2016, subject to revisions for compliance with City's street graphics requirements;
g. Undated Urban Air Adventure Park wall graphic plan, received October 21, 2016;
and
h. Undated Existing Floor Plan, received November 6, 2016.
- 6 -
Recommendation & Findings of Fact
Petition 29-16
December 5, 2016
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 the Site Plan with staff notes added November 9, 2016.
3. The existing chain link fence with partial barbed wire on top shall be removed prior to the
issuance of the Certificate of Occupancy.
4. 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
- 7 -
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INFRP Fox River Preservation
EXHIBITS Zoning Map N
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Map prepared by City of Elgin 0 100 200 400 600 800
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Department of Community Development
Subject Property
FcycgG 1019 E Chicago St.
oSt Petition 29-16
06184010250000
06184010190000
061840101601 0
06184010250000
06184010200000
EXHBIIT C Parcel Map N
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City of Elgin 0 30 60 120 180 240
Department of Community Development I Feet
EXHIBIT D
SITE LOCATION
1019 E Chicago Street
Petition 29-16
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EXHIBIT D
SITE LOCATION
1019 E Chicago Street
Petition 29-16
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EXHIBIT D
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EXHIBIT D
SITE LOCATION
1019 E Chicago Street
Petition 29-16
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SITE PLAN
Staff Notes Added:
11/09/2016 NI
APPLICANT'S EXHIBIT 1 SUBMITTED DURING PLAN COMMISSION HEARING
DEC. 5, 2016
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ACTIVITIES FOR ALL AGES
• Free-Style Fun
• Fitness Classes
• Corporate Events
• Pre-school & Toddler Classes
• Middle School & Teen Night
• School Fundraisers
• Field Trips & Lock-ins
• Birthday Parties & Special Events
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POSITIVE IMPACT ON COMMUNITY
• Employ 45+ Residents 1111 *• Provides a healthy activity for kids •
• Generates Revenue For The City
• Finds use for large vacant building
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JUST A FEW OF OUR AWARDS...
SOCIETY LIFE I
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