G32-17 Ordinance No. G32-17
AN ORDINANCE GRANTING
A CONDITIONAL USE FOR A PHYSICAL FITNESS FACILITY
IN THE PAB PLANNED AREA BUSINESS DISTRICT AND ARC ARTERIAL ROAD
CORRIDOR OVERLAY DISTRICT
(1341 B Manor Court)
WHEREAS, written application has been made requesting conditional use approval to
establish a physical fitness facility at 1341 B Manor Court; and
WHEREAS, the zoning lot with the building containing the premises at 1341 B Manor
Court is legally described herein (the "Subject Property"); and
WHEREAS,the Subject Property is located within the PAB Planned Area Business District
and ARC Arterial Road Corridor Overlay District, and a physical fitness facility is listed as a
conditional use within the PAB Planned Area Business District; and
WHEREAS, the Planning and Zoning Commission conducted a public hearing concerning
said application on June 5, 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 PAB Planned Area Business District and ARC Arterial Road Corridor Overlay 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 June 5, 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 a physical fitness facility is hereby granted for
the property commonly known as 1341 B Manor Court and commonly identified by Kane County
Property Identification Number (PIN) 06-10-451-019, and legally described as follows:
Lot 2 in Wing Park Manor Addition-Resubmission No. 1 being a subdivision of Lots
1, 2, 3, 4, 5, 6, 7, 8, 9, 10, 11, 12, 13, 14, 15, 16, 17, 18, 19, 20, 21, 22 and 23 in
Block 4 of Wing Park Manor Addition (Except that part of Lots 1 and 23 dedicated
for public highway as shown on plat of dedication recorded July 14, 1976 as
Document Number 1370262), 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 Nichol Sharp, as
applicant, and Elgin Improvements LLC, as property owner, received April 14, 2017 and
supporting documents including:
a. Undated Conditional Use Statement of Purpose and Conformance, received April
14, 2017;
b. Undated site plan, received April 14, 2014;
c. Undated Floor Plan-Existing, received April 14, 2017;
d. Undated Floor Plan-Proposed, received April 14, 2017;
e. Undated Wing Park Shopping Center plan, received April 14, 2017;
f. ALTA/ACSM Land Title Survey, prepared by Republic National Land Surveyors,
dated February 6, 2014;
g. Master Site Plan, prepared by Jacob & Hefner Associates, Inc., dated January 22,
2010;
h. Landscape Development Plan, prepared by David R. McCallum Associates, Inc.
dated February 12, 2010, last revised April 12, 2010; and
i. Undated two-page Plans for Signs, received April 14, 2017.
2. All 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.
7
David J. Kapt , Ma or
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Presented: July 26, 2017
Passed July 26, 2017
Omnibus Vote: Yeas: 9 Nays: 0
Recorded: July 26, 2017
Published: July 27, 2017
AAtte . Dewis, City
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June 5, 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 09-17, an application by
Nichol Sharp, as applicant, and Elgin Improvements LLC,as property owner,requesting approval
of a conditional use to establish a physical fitness facility at the property located at 1341 B Manor
Court, zoned PAB Planned Area Business District and ARC Arterial Road Corridor Overlay
District.
GENERAL INFORMATION
Petition Number: 09-17
Requested Action: Approval of a Conditional Use
Current Zoning: PAB Planned Area Business District, &
ARC Arterial Road Corridor Overlay District
Existing Use: Partially occupied multi-tenant commercial building
Proposed Use: Physical Fitness Facility
(Mixed Martial Arts School)
Property Location: 1341 B Manor Court
Applicant: Nichol Sharp
Owner: Elgin Improvements LLC
Staff Coordinator: Damir Latinovic AICP, Senior Planner
Exhibit A
Recommendation & Findings of Fact
Petition 09-17
June 5, 2017
LIST OF EXHIBITS ATTACHED
A. Aerial/Location Map
B. Zoning Map
C. Parcel Map
D. Site Location
E. Development Application and Attachments
BACKGROUND
Nichol Sharp, as applicant, and Elgin Improvements LLC, as property owner, are requesting a
conditional use to establish a physical fitness facility at the property located at 1341 B Manor
Court, zoned PAB Planned Area Business District and ARC Arterial Road Corridor Overlay
District. The applicant is proposing to open SBG Illinois mixed martial arts school.
The applicant is proposing to occupy approximately 4,400-square feet of commercial space within
the 6,100-square foot outlot building that is part of Wing Park Shopping Center. The center is
located at the southeast corner of N. McLean Boulevard and Wing Street, and is also bounded by
Weston Avenue on the east and Eagle Drive on the south. The subject outlot building is located
on the east side of the property in rear of the shopping center with an accessory parking lot and
direct access to Weston Avenue. One other commercial space exists within the same outlot
building, and it is currently used for storage purposes for the La Michoacana restaurant.
The applicant is proposing minor interior renovation to accommodate one closed-off workout
studio and an area for the dressing room. Most of the interior space will be devoted to a large open
space suitable for mixed martial arts classes. The applicant is not proposing any exterior changes,
except for new wall graphics. The wall graphics will meet the zoning ordinance requirements.
There are 50 SBG martial arts schools located across the US, Canada, Europe, Asia, and Africa.
The school offers children-specific classes and classes designed for families. The proposed hours
of operation will be 7 am—9 pm Monday through Friday and 8 am—5 pm on Saturday.The facility
will be closed on Sundays.
The proposed physical fitness facility is listed as a conditional use in the PAB Planned Area
Business District, 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:
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Recommendation & Findings of Fact
Petition 09-17
June 5, 2017
A. Property History.The subject property was annexed to the city in 1954. Upon annexation,
the property was zoned D Commercial. The existing multi-tenant commercial shopping
center was constructed in 1959.
In 1962, the property was rezoned to B1 Retail Business District, and in 1992 it was
rezoned again to AB Area Business District as part of the comprehensive amendment to
the zoning ordinance. In 2001,the property became part of the ARC Arterial Road Corridor
Overlay District.
In 2010,the property was rezoned to PAB Planned Area Business District to accommodate
the construction of the Walgreens building on the north side of the property along Wing
Street. In 2013, the PAB District was amended to allow for the construction of Safelite
AutoGlass motor vehicle repair shop.
B. Surrounding Land Use and Zoning. The subject commercial tenant space is located on
the southern lot of the two-lot Wing Park Shopping Center. The north lot is also zoned
PAB Planned Area Business District and is improved with a Walgreens building and the
accessory parking lot. The property to the north across Wing Street is zoned CF
Community Facility District and is home to Illinois Park School, a pre-school and an
elementary school.
The properties to the east across Weston Avenue are zoned RC 1 Residence Conservation
District and are improved with single-family homes. The property to the south across Eagle
Drive is zoned CF Community Facility District and is improved with a church building
(Calvary Lutheran Church)and the accessory parking lot.The properties to the west across
N. McLean Boulevard are zoned AB Area Business District and ARC Arterial Road
Corridor Overlay District and are improved with one- and two-story office buildings and
single-family homes.
C. Comprehensive Plan. The subject property is designated as "Highway Commercial" 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. 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.
D. Zoning District. The purpose and intent of the PAB Planned Area Business District,
established by Ordinance No. G 19-10, is to provide a planned commercial environment,
subject to the provisions of Chapter 19.60 Planned Developments, of the Elgin Municipal
Code, 1976 as amended.The PAB District is most similar to the AB Area Business District,
which is established to provide commodities and services to several neighborhoods, and in
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Recommendation & Findings of Fact
Petition 09-17
June 5, 2017
some instances to a communitywide or regional supporting population. These zoning
districts are limited by the applicable site design regulations to an intermediate scale of
development relative to NB Neighborhood Business Districts and the CC1 Center City
District.
E. Trend of Development. The subject property is located within an established multi-tenant
shopping center. The businesses that have historically located on the property include a
mix of commercial, retail, restaurants, recreational and some office uses. The shopping
center currently includes Walgreens and Family Dollar retail stores, a barber shop, and
Little Caesars, La Michoacana and Big Apple Bagels restaurants, among others.
FINDINGS
After due notice as required by law, the Planning & Zoning Commission conducted a public
hearing in consideration of Petition 09-17 on June 5, 2017. 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 June 5, 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, vegetation, and
existing improvements.The proposed use will occupy the existing 4,400-square foot vacant
commercial space with an existing 6,100-square foot outlot building that is part of the Wing
Park Shopping Center. The building is located in rear of the shopping center with adjacent
accessory parking and direct access to Weston Avenue. The applicant is not proposing to
make any exterior changes to the existing building. No existing site features including
topography, watercourses, vegetation, and property improvements exist that would have a
negative impact on the proposed conditional 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.
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Recommendation & Findings of Fact
Petition 09-17
June 5, 2017
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 or to the storm water control facilities.The existing sewer,
water, and storm water facilities can adequately service 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 was originally developed in the late 1950s with
direct access to four adjacent roadways: N. McLean Boulevard on the west, Wing Street
on the north, Weston Avenue on the east, and Eagle Drive on the south. With multiple
access driveways and a signalized intersection at N. McLean Boulevard and Wing Street,
the property maintains a safe and efficient on-site and off-site vehicular circulation. The
proposed use is located within an outlot building in rear of the main shopping center
buildings, and will benefit from having direct access to Weston Avenue and an adjacent
parking lot.
The approximately 63,000-square foot commercial center, including Walgreens, includes
a total of 313 parking spaces. Based on the projected peak demand with three concurrent
classes of ten students and a total of six employees, the proposed use is required to provide
a total of 14 parking spaces. With the proposed use and the current mix of commercial uses
within the shopping center, the entire property is required to have a total of 305 parking
spaces. With 313 parking spaces on site, the property will continue to meet the parking
requirement.
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. The proposed martial arts school will serve several surrounding
neighborhoods and the entire communitywide population. In addition, the use, located in
rear of the existing shopping center,represents a good transitional use adjacent to the single
family residences to the east. All business activity will be conducted on the interior with
no proposed changes to the exterior of the building, except for new wall graphics. The
hours of operation are consistent with those of surrounding businesses. No evidence has
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Recommendation & Findings of Fact
Petition 09-17
June 5, 2017
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.
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 09-17, subject to the following conditions:
1. Substantial conformance to the Development Application submitted by Nichol Sharp, as
applicant, and Elgin Improvements LLC, as property owner, received April 14, 2017 and
supporting documents including:
a. Undated Conditional Use Statement of Purpose and Conformance, received April
14, 2017;
b. Undated site plan, received April 14, 2014;
c. Undated Floor Plan-Existing, received April 14, 2017;
d. Undated Floor Plan-Proposed, received April 14, 2017;
e. Undated Wing Park Shopping Center plan, received April 14, 2017;
f. ALTA/ACSM Land Title Survey,prepared by Republic National Land Surveyors,
dated February 6, 2014;
g. Master Site Plan, prepared by Jacob & Hefner Associates, Inc., dated January 22,
2010;
h. Landscape Development Plan, prepared by David R. McCallum Associates, Inc.
dated February 12, 2010, last revised April 12, 2010; and
i. Undated two-page Plans for Signs, received April 14, 2017.
2. All 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 four(4) yes, zero (0)
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Recommendation & Findings of Fact
Petition 09-17
June 5, 2017
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
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ORC1 Residence Conservation 1
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ORC3 Residence Conservation 3
OPRC Planned Residence Conservation
QSFR1 Single Family Residence 1
OPSFR1 Planned Single Family Residence 1 WY
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PSFR2 Planned Single Family Residence 2
TRF Two Family Residence
PTRF Planned Two Family Residence
-MFR Multiple Family Residence Q
-PMFR Planned Multiple Family Residence O
RB Residence Business
QPRB Planned Residential Business
-NB Neighborhood Business CF RC1
-PNB Planned Neighborhood Business
-AB Area Business
-PAB Planned Area Business
-CC1 Center City 1
-CC2 Center City 2
-PCC Planned Center City /r FR
-ORI Office Research Industrial
-PORI Planned Office Research Industrial
-GI General Industrial RB
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