G44-18 Ordinance No. G44-18
AN ORDINANCE
GRANTING A CONDITIONAL USE FOR AN OTHER SCHOOL AND EDUCATIONAL
SERVICE (TACTICAL LASER TRAINING SCHOOL) IN THE PNB PLANNED
NEIGHBORHOOD BUSINESS DISTRICT AND ARC ARTERIAL ROAD
CORRIDOR OVERLAY DISTRICT
(812 South McLean Boulevard)
WHEREAS, written application has been made requesting conditional use approval to
establish an other school and educational service (Tactical Laser Training school) at 812 South
McLean Boulevard; and
WHEREAS,the zoning lot with the building containing the premises at 812 South McLean
Boulevard is legally described herein (the "Subject Property"); and
WHEREAS, the Subject Property is located within the PNB Planned Neighborhood
Business District established by Ordinance No. G21-8, and amended by Ordinance No. G35-13,
and ARC Arterial Road Corridor Overlay District, and an other school and educational service is
listed as conditional uses within the PNB Planned Neighborhood Business District; and
WHEREAS, the Planning & Zoning Commission conducted a public hearing concerning
said application on June 4, 2018 following due notice including by publication; and
WHEREAS, the Community Development Department and the Planning & Zoning
Commission have submitted their Findings of Fact concerning said application; and
WHEREAS, the Community Development Department and the Planning & 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 & 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 PNB Planned Neighborhood 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 4, 2018, and the recommendations made by the Community Development
Department and the Planning&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 another school and educational service is hereby
granted for the property commonly known as 812 South McLean Boulevard,commonly identified
by Kane County Property Identification Number (PIN) 06-27-101-013, and legally described as
follows:
That part of the Northwest quarter of Section 27, Township 41 North, Range 8 East of the Third
Principal Meridian described as follows: Beginning at the Northeast corner of Lot 1 in Collage
Green Unit 1, recorded August 12, 1988 as Document No. 1926238; thence Easterly along the
Southerly line of College Green Drive as dedicated by Document No. 1926240 along a curve to
the right having a radius of 986.0 feet and arc distance of 341.74 feet to a point of tangency thence
South 84 degrees 05 minutes 13 seconds East continuing along said Southerly line 119.08 feet to
the Westerly line of McLean Blvd. as dedicated by Document No. 1926240; thence Southerly
along said Westerly line along a curve to the left having a radius of 34,427.50 feet an arc distance
of 503.01 feet to the Northerly line of Torrey Pines Drive as dedicated by Document No. 1926240;
thence Northerly 85 degrees 01 minutes 54 seconds West along said Northerly line 339.14 feet to
the Southeast corner of Lot 6 of College Green Unit 4 aforesaid; thence North 04 degrees 58
minutes 47 seconds East along the Easterly line of said College Green Unit 1, 108.73 feet; thence
Northerly 13 degrees 04 minutes 35 seconds West continuing along said Easterly line 360.87 feet
to the point of beginning, (except that part of the Northwest quarter of Section 27, Township 41
North, Range 8 East of the Third Principal Meriden, in the City of Elgin, Kane County, Illinois,
described as follows: Beginning at the intersection of the Southerly right-of-way line of College
Green Drive with the Westerly right-of-way line of McLean Boulevard, according to the Plat of
Dedication recorded as Documents No. 1926240; thence Southerly 20.0 feet along said Westerly
right of way line of McLean Boulevard,being along a curve to the left having a radius of 34,427.50
feet as assumed chord bearing South 00 degrees 00 minutes 38 seconds East, 20.0 feet; thence
Northerly 45 degrees 04 minutes 52 seconds West, 28.25 feet to the Westerly right-of-way line of
Collage Green Drive;thence Northerly 89 degrees 50 minutes 55 seconds East along the Southerly
right-of-way line of College Green Drive,20.00 feet to the point of beginning)in the City of Elgin,
Kane County, Illinois.
(Commonly known as 800-826 South McLean Boulevard)
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 Tactical Laser
Training, Inc. /Todd Thiede,as applicant, and Spartan-Elgin, LLC,as property owner,
received April 12, 2018, and supporting documents including:
a. Undated Rider Statement of Purpose and Conformance, received April 11, 2018;
b. Alta/ACSM Land Title Survey, prepared by Gerald Sopha Illinois Professional
Land Surveyor, dated October 31, 2005, revised November 2, 2005;
2
c. Undated Floor Plan, received April 11, 2018;
In the event of any conflict between such referenced 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. No firearms shall be used as part of the training courses,and no firearms shall be stored
or sold on the premises.
3. All street graphics must comply with the zoning ordinance requirements.
4. Compliance with all applicable codes and ordinances.
Section 4. That this ordinance shall be in full force and effect upon its passage in the
manner provided by law.
,i / / / j
Davis J. ai ayor
Presented: July 11, 2018
Passed: July 11, 2018 ; �T
Omnibus Vote: Yeas: 8 Nays: 0 F 4Tr�y"
Recorded: July 11, 2018 ;,aYS�MN
Published: July 12, 2018 '�'' ` {. ~'
A st• I= � .Jr►: ;
•
Kimberly Dewis, Ci ler
3
EXHIBIT A
June 4, 2018
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 14-18, an application by
Tactical Laser Training, Inc. / Todd Thiede, as applicant, and Spartan-Elgin, LLC, as property
owner, are requesting a conditional use for an "other school and educational service"to establish
a tactical laser training school that would provide a variety of self-defense training programs at the
property commonly referred to as 812 S. McLean Boulevard. The property is zoned PNB Planned
Neighborhood Business District and is part of the ARC Arterial Road Corridor Overlay District.
GENERAL INFORMATION
Petition Number: 14-18
Property Location: 812 S. McLean Boulevard
Requested Action: Conditional Use for Other School and Educational Service(Tactical
Laser Training school)
Current Zoning: PNB Planned Neighborhood Business District&
ARC Arterial Road Corridor Overlay District
Proposed Zoning: No Change. PNB Planned Neighborhood Business District&
ARC Arterial Road Corridor Overlay District
Existing Use: Vacant commercial space within a multi-tenant commercial
building
Proposed Use: Other school and educational service (tactical laser training school)
Applicant: Tactical Laser Training, Inc. /Todd Thiede
Owner Spartan-Elgin, LLC
Staff Coordinator: Damir Latinovic, AICP, Senior Planner
Recommendation & Findings of Fact
Petition 14-18
June 4, 2018
Exhibits Attached: A. Aerial/Location Map
B. Zoning Map
C. Parcel Map
D. Site Location
E. Development Application and Attachments
F. Draft Ordinance
BACKGROUND
Tactical Laser Training, Inc. / Todd Thiede, as applicant, and Spartan-Elgin, LLC, as property
owner, are requesting a conditional use for an "other school and educational service"to establish
a tactical laser training school that would provide a variety of self-defense training programs at the
property commonly referred to as 812 S. McLean Boulevard. The property is zoned PNB Planned
Neighborhood Business District and is part of the ARC Arterial Road Corridor Overlay District.
The subject property is a 2,840-square foot commercial tenant space located at the northeast corner
of an existing 46,145-square foot multi-tenant commercial building constructed in 1998. The
existing building sits on a 4.5-acre property located on the west side of S. McLean Boulevard
between College Green Drive on the north and Torrey Pines Drive on the south. The existing
building is surrounded by a surface parking lot with a total of 146 parking spaces. One full access
driveway is located on the north side of the property to College Green Drive, and the second full
access driveway is located on the south end to Torrey Pines Drive. The property also includes one
restricted right-in and right-out driveway to S. McLean Boulevard near the middle of the site.
With only three existing tenants in the building, 30,169 square feet of the building is currently
vacant. Bungee's Tire and Auto motor vehicle repair shop is the main tenant occupying
approximately 10,606 square feet on the south end of the building. Nella's Beef restaurant and
Illinois Spine and Disc medical office are also located in the building.
Proposal
The applicant is proposing to establish a self-defense Tactical Laser Training school. The school
would offer a variety of self-defense training programs to individuals and businesses utilizing real-
world settings, such as offices, schools, convenience stores, and transportation facilities.
-2 -
Recommendation & Findings of Fact
Petition 14-18
June 4, 2018
Per the applicant's application materials,
..t classes would educate the participants on
; 1 : tactics regarding how to respond to critical
o j i 1 incident scenarios, violent intruders, terrorism
�,. workplace violence, and other life-threatening
situations. Classes would simulate active
w _ .1 shooter and other life-threatening scenarios
using roleplaying, laser vests and laser guns
I similar to "Laser Tag". All classes would teach
1 _ Federal Emergency Management Agency
0 r (FEMA) approved tactics, and would be
1.I conducted indoors.
All instructors would be current or former law
""s.as si
trao.d.. enforcement, United States military personnel,
and/or United States Conceal Carry
Association (USCCA) certified instructors. No
activities would take place on the exterior of the
commercial space. No firearms would be used
Atm: :> for training nor would be permitted on the
premises.
Figure 2. Proposed floor plan.
The hours of operation would depend on class scheduling, which would be conducted by
appointment only. Classes would generally be scheduled between 10:00 am and 8:00 pm Monday
through Sunday. Only one class would be offered at any time with a maximum of ten participants
per class. Each class would be thought by a maximum of two employees.
The applicant is not proposing to make any changes to the existing commercial space other than
installation of a new fire alarm system. The space includes two separate"classroom-ready"areas.
The applicant plans to utilize set"furniture" pieces on wheels to create various real life scenarios
similar to a stage or a movie set. The applicant plans to use frosted/tinted windows so that the
public would not be able to see inside of the premises.
The proposed tactical laser training school is classified as an"other school and educational service
use, which is listed as a conditional use in the PNB Planned Neighborhood Business District
Ordinance No. G21-98 and requires 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:
- 3 -
Recommendation & Findings of Fact
Petition 14-18
June 4, 2018
A. Property History.The subject property was annexed to the city in 1970.Upon annexation,
the property was zoned B1 Retail Business District. In 1992, it was rezoned to PNB
Planned Neighborhood 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 1998, the property was reclassified into a new PNB Planned Neighborhood Business
District by Ordinance No. G21-98 to allow for the construction of the existing building.
Later in 1998, Ordinance No. 100-98 granted conditional use approval for the existing
motor vehicle repair shop(Bungee's) at 826 S. McLean Boulevard.
In 2000, Ordinance No.G71-00 granted approval for a package liquor sale establishment
(liquor store) at 824 S. McLean Boulevard, and in 2013 Ordinance No. G35-13 amended
PNB Ordinance No. G21-98 to allow for the construction of an above ground propane tank
in the street yard for Bungee's Tire and Auto repair shop.
B. Surrounding Land Use and Zoning. The property to the north across College Green
Drive is zoned PNB Planned Neighborhood Business District and is improved with two
multi-tenant one-story commercial buildings. Existing tenants include a restaurant, retail
cleaner's service, a martial arts school, and Fox Valley Shooting Range (currently under
construction).
The property to the south across Torrey Pines Drive is zoned NB Neighborhood Business
District and is improved with a one-story commercial building home to Armanetti's Wine
and Spirits liquor store. The property to the east across S. McLean Boulevard is zoned ORI
Office Research Industrial District, but is improved with several mobile home dwellings.
The properties adjacent to the west are zoned RC1 Residence Conservation District and are
improved with single-family residences part of the College Green Subdivision.
C. Comprehensive Plan. The subject property is designated as"Neighborhood Mixed-Use"
by the City's 2005 Comprehensive Plan (the proposed comprehensive plan that was
recently recommended for approval by the Planning and Zoning Commission designates
the property as Neighborhood Commercial). Neighborhood Mixed-Use Centers are
designed to meet the daily "convenience" goods and service needs of residents in
immediately adjacent neighborhoods. Their size would not generally exceed 10-30 acres,
and would include a mix of small scale retail/service uses, a neighborhood park, and
possibly an institutional use such as a church or elementary school. Access is generally
from local and collector streets. Too numerous to indicate on the Land Use Plan Map
(except for existing locations), neighborhood mixed-use centers should be specifically
located and mapped in the course of more focused planning efforts and development
review.
- 4 -
Recommendation & Findings of Fact
Petition 14-18
June 4, 2018
D. Zoning District. The purpose and intent of this PNB Planned Neighborhood Business
District is to provide for a planned commercial area supplying daily convenience
commodities and services to a neighborhood population. A PNB zoning district is most
similar to,but departs from the standard requirements of the NB zoning district.
E. Trend of Development. The subject property is located on the west side of S. McLean
Boulevard between College Green Drive to the north and Torrey Pines Drive to the south.
The subject commercial space is located at the northeast corner of the 46,000-square foot
building near the intersection of S. McLean Boulevard and College Green Drive.
Most properties along S. McLean Boulevard are improved with commercial, light
industrial, or warehousing buildings and uses. Due to the improved access interchange at
Illinois Route 20 and S. McLean Boulevard and the most recent trend of light
manufacturing and warehousing development, future development along this part of the
corridor is expected to attract and cater to tenants serving the larger regional population.
Most recent activity in the area includes the 2017 approval of the Fox Valley Shooting
Range at 780 S. McLean Boulevard which is currently under construction.
FINDINGS
After due notice as required by law, the Planning & Zoning Commission conducted a public
hearing in consideration of Petition 14-18 on June 4,2018. Testimony was presented at the public
hearing in support of the application. The Community Development Department submitted a
Conditional Use and Written Findings&Recommendation to the Planning&Zoning Commission
dated June 4, 2018.
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 an existing 2,840-square foot,vacant
commercial space at the northeast corner of the existing multi-tenant shopping center
building. The applicant would complete only minor interior renovation to install a new fire
alarm system,and is not proposing to make any exterior changes to the building or the site,
except for new signage. No existing site features including topography, watercourses,
vegetation, and property improvements exist that would have a negative impact on the
- 5 -
Recommendation & Findings of Fact
Petition 14-18
June 4,2018
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.
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 to make 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 4.5 acre property is improved with a 46,000-square foot,
multi-tenant shopping center building. The property includes one full access driveway to
College Green Drive on the north end and one full access driveway to Torrey Pines Drive
on the south end of the property. A third right-in and right-out only access driveway to S.
McLean Boulevard is located near the middle of the property. With the proposed Tactical
Laser Training school, only 18,813 square feet of the existing building (40%) would be
occupied. The property currently maintains efficient on-site and off-site traffic circulation.
The proposed use would operate by appointment only with a maximum capacity of 10
students per class (with only one class at the same time), and will not have any negative
effect on the existing traffic circulation in the area.
Per the zoning ordinance, the parking requirement for the proposed tactical laser training
school is one parking space per ten students, plus one parking space per employee. Based
on the maximum of ten students per class and the maximum of two employees, the
proposed use is required to provide only three parking spaces. With the existing mix of
uses on the property and the proposed training school, the property is required to have a
total of 70 parking spaces. With a total of 146 parking spaces existing, 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.
- 6 -
Recommendation & Findings of Fact
Petition 14-18
June 4, 2018
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 applicant is not proposing to make any exterior changes to the
building or the site, except for new, compliant signage. The existing 2,840-square foot
tenant space can adequately accommodate the proposed use. The applicant would operate
one class at the time, with a maximum of ten students in class. The hours of operation
would be by appointment only between 10:00 am and 8:00 pm Monday — Sunday. 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 use would not have any negative effect on the surrounding uses and 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 14-18, subject to the following conditions:
1. Substantial conformance to the Development Application submitted by Tactical Laser
Training, Inc. / Todd Thiede, as applicant, and Spartan-Elgin, LLC, as property owner,
received April 12, 2018, and supporting documents including:
a. Undated Rider Statement of Purpose and Conformance,received April 11, 2018;
b. Alta/ACSM Land Title Survey,prepared by Gerald Sopha Illinois Professional Land
Surveyor, dated October 31, 2005, revised November 2, 2005; and
c. Undated Floor Plan, received April 11,2018.
2. No firearms shall be used as part of the training courses, and no firearms shall be stored or
sold on the premises.
3. All street graphics must comply with the zoning ordinance requirements.
4. Compliance with all applicable codes and ordinances.
- 7 -
Recommendation & Findings of Fact
Petition 14-18
June 4, 2018
The vote of the Planning&Zoning Commission on the motion to recommend approval, subject to
the conditions outlined above,was five(5)yes,zero(0)no,and zero(0)abstentions. Two members
were absent.
Respectfully Submitted,
s/Robert Siljestrom
Robert Siljestrom, Chairman
Planning& Zoning Commission
s/Damir Latinovic
Damir Latinovic, AICP; Secretary
Planning& Zoning Commission
- 8 -
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EXHIBIT A Aerial/Location Map `
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Map prepared by Cityof Elgin o 100 200 400 600 800
Feet
Department of Community Development
PC•F a
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Subject Property
@II Petition 14-18
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OPRC Planned Residence Conservation
OSFR1 Single Family Residence 1 .
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EXHIBITB Zoning Map
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Map prepared by City of Elgin 0 100 200 400 600 800
Department of Community Development Feet
Subject Property
II 812 S. McLean Blvd.
Petition 14-18
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EXHBIIT C Parcel Map A
City of Elgin 0 20 40 80 120 160
Department of Community Development Feet
EXHIBIT D
SITE LOCATION
812 S. McLean Blvd.
Petition 14-18
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EXHIBIT D
SITE LOCATION
812 S. McLean Blvd.
Petition 14-18
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Northeast elevation — subject commercial space
EXHIBIT D
SITE LOCATION
812 S. McLean Blvd.
Petition 14-18
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North elevation of the commercial space
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East elevation of the commercial storefront
EXHIBIT D
SITE LOCATION
812 S. McLean Blvd.
Petition 14-18
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EXHIBIT D
SITE LOCATION
812 S. McLean Blvd.
Petition 14-18
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Bungee's Tire and Auto at the southeast corner
of the shopping center