G16-17Ordinance No. G16 -17
AN ORDINANCE GRANTING
A CONDITIONAL USE FOR AN AMUSEMENT AND RECREATIONAL SERVICE
NOT ELSEWHERE CLASSIFIED IN THE CC CENTER CITY DISTRICT
(77 Riverside Drive)
WHEREAS, written application has been made requesting conditional use approval to
establish an amusement and recreational service, not elsewhere classified (escape room business)
at 77 Riverside Drive; and
WHEREAS, the zoning lot with the building containing the premises at 77 Riverside Drive
is legally described herein (the "Subject Property "); and
WHEREAS, the Subject Property is located within the CC1 Center City District and an
amusement and recreational service, not elsewhere classified is listed as a similar use within the
CC Center City District; and
WHEREAS, the amusement and recreational service, not elsewhere classified as described
in the written application for a conditional use at 77 Riverside Drive is most similar to the coin
operated amusement establishments (7993) listed as a conditional use within the CC Center City
District; and
WHEREAS, the Planning and Zoning Commission conducted a public hearing concerning
said application on April 3, 2017 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, 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 CC 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 April 3, 2017, 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 (escape room business) is hereby granted for the property commonly known
as 77 Riverside Drive and commonly identified by Kane County Property Identification Number
(PIN) 06 -14- 433 -030, and legally described as follows:
Lot 12 (Except the Northwesterly 4 feet thereof and except that part lying Westerly
of the Easterly line of Riverside Avenue) in Block 21 in the Original Town of Elgin
on East side of 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 Escapade 360
LLC, as applicant, and Rob Jarvis, as property owner, received February 17, 2017 and
supporting documents including:
a. Undated Statement of Purpose and Conformance, received February 17, 2017;
b. 76 -80 South Grove, Elgin, IL building floor plans, prepared by Bristol Design
Group, dated July 28, 2014; and
c. Plat of Survey, prepared by Alan J. Coulson, P.C. Professional Land Surveyors,
dated January 23, 1987;
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. All exterior street graphics must comply with the zoning ordinance requirements.
3. 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. Kaptafh,
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Presented: May 24, 2017
Passed May 24, 2017
Vote: Yeas: 9 Nays: 0
Recorded: May 24, 2017
Published: May 11, 2017
Attes
Y
Kimberly Dewis, City rk
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#,_
April 3, 2017
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 03 -17, an application by
Escapade 360, LLC, as applicant, and Rob Jarvis, as owner, requesting approval of a conditional
use to establish an amusement and recreational service, not elsewhere classified (escape room
business) at the property located at 77 Riverside Drive, zoned CC Center City District.
GENERAL INFORMATION
Petition Number:
Requested Action: Approval of a Conditional Use
Current Zoning: CC 1 Center City District
Existing Use: Partially occupied multi- tenant office building
Proposed Use: Amusement and recreational service, not elsewhere classified
(Escape room business)
Property Location: 77 Riverside Drive
Applicant: Escapade 360, LLC
Owner:
Staff Coordinator: Damir Latinovic, AICP, Senior Planner
LIST OF EXHIBITS ATTACHED
A. Aerial /Location Map
B. Zoning Map
C. Parcel Map
Exhibit A
Recommendation & Findings of Fact
Petition 03 -17
April 3, 2017
D. Site Location
F. Development Application and Attachments
G. Draft Conditional Use Ordinance
BACKGROUND
Escapade 360 LLC, as applicant, and Rob Jarvis, as owner, are requesting approval of a conditional
use to establish an escape room business at the property located at 77 Riverside Drive, zoned CC
Center City District. An escape room is classified as an amusement and recreational service, not
elsewhere classified.
The applicant is proposing to occupy the 3,000 -squre foot third floor unit of the multi - tenant office
and commercial building at 77 Riverside Drive. The subject tenant space is currently vacant. The
property has frontage along Grove Avenue on the east and Riverside Drive on the west. Three
office tenants are currently located on the east side of the building on the ground floor with access
from Grove Avenue (Hernandez Law office, Lifestyle Real Estate office, and Shop and Share retail
store). The west side of the building is currently vacant.
The proposed escape room business is a live action, physical adventure game in which players are
placed in a themed room and have to use elements of the room to find clues and solve a series of
puzzles to "escape" the room within a set time limit. The applicant is proposing to establish two
themed rooms: the Sherlock Adventure and the Da Vinci Experience rooms. Each room would
accommodate up to eight players/participants at any one time with each game lasting
approximately one hour. Themed rooms are booked by an appointment. Once on site, participants
would be met by an employee on the ground floor lobby off of Riverside Drive. The employee
would brief the participants on the rules of the game, introduce them to the room and then monitor
the progress via in -room cameras for the duration of the hour.
The applicant is not proposing to make any significant changes to the tenant space. The applicant
will install a panic button door hardware mechanism on the two themed room doors that allows
participants to open the doors at the press of the button. The door mechanism would also release
and the doors would automatically open in case of the loss of power. The themed rooms would
include a variety of props to assist the game participants to solve the clue of the game. The
applicant is not proposing any changes to the exterior of the building. Any new street graphics will
have to meet the zoning ordinance requirements.
The applicant is not proposing to serve any food or drinks. The proposed business would be open
11 am —10 pm Tuesday — Sunday. A maximum of two employees will be present at any one time,
one per each themed room.
The proposed amusement and recreational service, not elsewhere classified (escape room business)
is listed as a similar use in the CC Center City District, and is allowed as a conditional use,
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Recommendation & Findings of Fact
Petition 03 -17
April 3, 2017
requiring the review and recommendation by the Planning and Zoning Commission and approval
by the City Council.
The Community Development Department offers the following additional information:
A. Property History. The subject property was part of the original town of Elgin subdivision
since the City's incorporation in 1835. The property was originally zoned E Commercial
District in 1927. In 1962, the property was rezoned to B -2 Central Business District, and
in 1992, the property was rezoned to CC 1 Center City District as part of the comprehensive
amendment to the zoning ordinance.
The property has always been occupied with a variety of commercial and office uses.
Previous tenants include offices of the Kane County Health Department and a staffing
agency, among others. Currently, the ground floor tenant spaces with access from Grove
Avenue are home to a law office (Hernandez Law), Shop and Share resale shop, and a real
estate business office. The tenants' spaces accessible from Riverside Drive are currently
vacant.
B. Surrounding Land Use and Zoning. The properties adjacent to the north and across
Grove Avenue to the east are also zoned CC 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. The property adjacent to the south is zoned PCC
Planned Center City District and is currently vacant. All developed properties in the area
include 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 employment opportunities, for a number of sun•ounding 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 CCl 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 CC1 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.
-3-
Recommendation & Findings of Fact
Petition 03 -17
April 3, 2017
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
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 03 -17 on April 3, 2017. Testimony was presented at the public
hearing in support of the application. The Community Development Department submitted a
Conditional Use and Variation Review and Written Findings & Recommendation to the Planning
& Zoning Commission dated April 3, 2017.
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 vacant third floor commercial
space accessible via a common lobby and an elevator from Riverside Drive. The building
on the property was constructed up to the front property line along Grove Avenue and
Riverside Drive as well as to the north side property line. A 14 -foot side yard setback exists
along the south property line. The applicant is not proposing to make any exterior changes
to the existing building.
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.
Recommendation & Findings of Fact
Petition 03 -17
April 3, 2017
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 frontage along Riverside Drive and Grove
Avenue. Main pedestrian access to the subject commercial space is provided from
Riverside Drive where the common lobby and the elevator are located.
The zoning ordinance does not require off - street parking to be provided by any land use
within the CC district. The property does not have any on -site parking. The employees
and visitors are expected to utilize on- street parking or 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 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. All business and game activities will be conducted on the interior. The
hours of operation are consistent with those of surrounding businesses. The applicant is not
proposing to make any exterior changes to the building. No evidence has been submitted
or found that the proposed use will be located or operated in a manner that will exercise
undue detrimental impact on surrounding properties.
The proposed escape room business is consistent with the purpose and intent of the CCl
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 also 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. The
property is, however, 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 03 -17
April 3, 2017
RECOMMENDATION
The Community Development Department and the Planning & Zoning Commission recommend
approval of Petition 03 -17, subject to the following conditions:
1. Substantial conformance to the Development Application submitted by Escapade 360
LLC, as applicant, and Rob Jarvis, as property owner, received February 17, 2017 and
supporting documents including:
a. Undated Statement of Purpose and Conformance, received February 17, 2017;
b. 76 -80 South Grove, Elgin, IL building floor plans, prepared by Bristol Design
Group, dated July 28, 2014; and
c. Plat of Survey, prepared by Alan J. Coulson, P.C. Professional Land Surveyors,
dated January 23, 1987;
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. All exterior street graphics must comply with the zoning ordinance requirements.
3. 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 five (5) yes, zero (0) no,
and zero (0) abstentions. Two members were absent.
Respectfully Submitted,
s/ Robert Siliestrom
Robert Siljestrom, Chairman
Planning & Zoning Commission
s/ Damir Latinovic
Damir Latinovic, AICP; Secretary
Planning & Zoning Commission