Zoning Board of Appeals

CITY OF BELLEVILLE, ILLINOIS ZONING BOARD OF APPEALS November 17, 2022 Meeting Minutes Members: Deborah Brennan Present Ryan Moore Present Tim Price Present Don Rockwell Excused Steve Zimmerman Present Mitoshia Scott Excused Dan Nollman, Chairman Present Staff present: Cliff Cross, Director of Economic Development, Planning and Zoning Penny Moore, Secretary, Economic Development, Planning and Zoning Public present: Sunnie Fowler, Antraneshia Robinson, Valerie Seals, Vivian Ward, Elected Officials present: Bryan Whitaker, Alderman Ward 1 Kara Osthoff, Alderwoman Ward 8 The meeting was called to order at 7:00 PM by Chairman Dan Nollman. Roll was called and a quorum declared. Chairman Nollman went over Emergency Procedures. A motion was made by Steve Zimmerman to approve the minutes from the October 27, 2022 meeting. The motion was seconded by Ryan Moore. The motion carried 5-0 with all present members voting in the affirmative. (7:02 PM) The following cases were heard: New Business: 1. 51-NOV22 ANTRANESHIA ROBINSON: Request for a Special Use Permit to operate an Event Center at 1652 Lebanon Avenue (08-14.0-105-023) located in a “C-2” Heavy Commercial District. (Applicable section of the zoning code: 162.248, 162.515) Ward 1 (7:04 PM) Antraneshia Robinson explained her request for a Special Use Permit to operate an event center. Ms. Robinson will not be serving alcohol. Discussion of hours of operation will be by appointment only, but approximately 12:00 PM- 12:00 PM on Thursday through Sunday. Ms. Robinson explained she will predominantly hold wedding receptions, birthdays and various parties. Food will be brought into the event space or catered. Maximum capacity of eighty (80) people. The parking for the strip center is open to all customers for use with no dedicated parking spots. (7:07 PM) Cliff Cross explained the parking is an unknown regarding what the use is required to have, as there is a difference between strip center parking and assembly space parking. Mr. Cross continued; the parking is an issue that needs clarification from the applicant to specifically address hours of operation to better understand the shared parking ratio of businesses open as to closed and how it would affect parking. Chairman Nollman asked how many total parking spaces. Ms. Robinson answered she believed sixty (60). (7:11 PM) No comments in favor or in opposition were heard from the public. (7:11 PM) Alderman Whitaker shared concern of having two (2) event centers in the same complex on this meeting’s agenda and how their hours may conflict with shared parking ratios. Additionally, Alderman Whitaker shared concern if permits would be required for guests to bring in food and beverages, specifically alcoholic drinks. Mr. Cross answered that if the applicant did not have a Liquor License, the applicant would have to have the event catered with a caterer that had a valid liquor license with the City. (7:14 PM) Meeting Minutes, Zoning Board of Appeals, November 17, 2022  Page 2/3 Alderwoman Osthoff spoke in concern of the number of event centers, how the event centers would report tax revenue and shared she feels discussion of creating a standard for event space operating hours needs to occur. Cliff Cross answered there currently is not a reporting entity to track this. (7:17 PM) Ms. Robinson gave a closing statement that she is willing to obtain a Liquor License. Mr. Cross added, this will need to be reviewed to define the conditions of event centers with supplementary regulations that are applicable to all event centers. Steve Zimmerman shared, he would like all event centers be required to apply for a Liquor License when submitting their Special Use Permit to operate an event space. Mr. Cross stated that could be one of the supplementary regulations that is written into the ordinance. (7:24 PM) 51-NOV22 – ANTRANESHIA ROBINSON: A motion to TABLE the Request for a Special Use Permit to operate an Event Center at 1652 Lebanon Avenue by Ryan Moore until the January, 2023 meeting for further review by Ordinance and Legal. It was seconded by Steve Zimmerman. Motion carried by a vote of 5-0 with all present members voting in the affirmative. (7:26 PM) 2. 52-NOV22 VALERIE SEALS: Request for a Special Use Permit to operate an Event Center at 6500 West Main Street, Building 3, Suite 3 (07-12.0-210-041) located in a “C-2” Heavy Commercial District. (Applicable section of the zoning code: 162.248, 162.515) Ward 8 (7:27 PM) Applicant Valerie Seals with business co-owner, Sunnie Fowler submitted a brochure for the Board and was entered into the record (attached). Ms. Seals and Ms. Fowler explained their request to operate an event center. Ms. Seals mentioned in the past that they had been hired to operate events and this will be their first own, brick and mortar event space. (7:29 PM) Ryan Moore questioned if they plan to obtain a Liquor License. Ms. Seals explained they will require their customers to hire a licensed bartender to serve alcohol. Ms. Seals added; therefore, the liability and responsibility falls on the caterer/server. (7:30 PM) Discussion of the location of the business and any upgrades to the interior of the building occurred. A discussion of UNAPP ROVED parking occurred and the need to address supplementary regulations. Ms. Seals explained that per their lease, they are allocated fifteen (15) dedicated parking spaces per suite and they are leasing three (3) suites, which allows them forty-five (45) dedicated parking spaces, which does not include the open parking spaces of the Arcades Center. Ms. Seals added, the only other business that currently operates after hours is Tim and Joe’s. Hours of operation are 8:00 AM – 11:00 PM. (7:34 PM) Ms. Seals explained there is not a kitchen at the location. Therefore, all food and drink will be catered in. Changes to the location will include drywall repairs, paint of the suites and the installation of new flooring to make it more esthetically pleasing. (7:40 PM) Vivian Ward spoke in favor of the request. No one from the public spoke against the case. (7:42 PM) Alderwoman Osthoff shared her concern of the number of event centers opening in the same area. (7:43 PM) Alderman Whitaker questioned staff, if the alcohol is catered would licensure be required for them to obtain from the state. Mr. Cross did not believe so because the state controls the Liquor Licenses and verification of insurance from vendors/caterers. Alderman Whitaker secondly asked, if the applicant is given the opportunity to have their events catered with liquor, does the city have an ordinance stating the vendor is allowed only five (5) special uses for alcohol, per calendar year. Mr. Cross does not believe the ordinance applies to caterer/bartenders on private property, rather the ordinance pertains to Downtown Events. Mr. Cross mentioned he would check the ordinance for verification. However, Mr. Cross added that a variance could be made to the Special Use Permit to allow the applicant more than five (5) special uses. (7:46 PM) Ms. Seals stated in her final comments that they will do anything that needs to be done to comply, however these leave their company on borrowed time with the lease. (7:48 PM) Discussion from the Board and Staff occurred regarding recommending approval for both cases for the applicants to open and operate with the stipulation that no alcohol may be on the premises until either a new Special Use Permit Meeting Minutes, Zoning Board of Appeals, November 17, 2022  Page 3/3 for a Liquor License be obtained, or ordinance amendments have been approved allowing off site caterers to provide alcohol. (7:53 PM) 52-NOV22 VALERIE SEALS: A motion was made to APPROVE the request for a Special Use Permit to operate an Event Center at 6500 West Main Street, Building 3, Suite 3, IN THE NAME OF THE APPLICANT ONLY with the stipulation, there shall be no alcohol on the premises until either an additional Special Use Permit for a Liquor License is obtained or ordinance amendments allowing off site caterers to provide alcohol by Ryan Moore. It was seconded by Deborah Brennan. Motion carried by a vote of 5-0 with all present members voting in the affirmative. (7:54 PM) 51-NOV22 – ANTRANESHIA ROBINSON: A motion to REMOVE THE TABLING of the Request for a Special Use Permit to operate an Event Center at 1652 Lebanon Avenue by Ryan Moore until the January, 2023 meeting for further review by Ordinance and Legal. It was seconded by Steve Zimmerman. Motion carried by a vote of 5-0 with all present members voting in the affirmative. (7:55 PM) 51-NOV22 – ANTRANESHIA ROBINSON: A motion to APPROVE of the Request for a Special Use Permit to operate an Event Center at 1652 Lebanon Avenue IN THE NAME OF THE APPLICANT ONLY with the stipulation, there shall be no alcohol on the premises until either an additional Special Use Permit for a Liquor License is obtained or ordinance amendments allowing off site caterers to provide alcohol by Ryan Moore. It was seconded by Steve Zimmerman. Motion carried by a vote of 5-0 with all present members voting in the affirmative. (7:57 PM) 3. 53-NOV22 MARJORIE YANCEY: Request for a Special Use Permit to operate an Event Center at 1680 Lebanon Avenue (08-14.0-105-023) located in a “C-2” Heavy Commercial District. (Applicable section of the zoning code: 162.248, 162.515) Ward 1 4. 54-NOV22 MARJORIE YANCEY: Request for a Special Use Permit for outdoor dining/seating at 1680 Lebanon Avenue (08-14.0-105-023) located in a “C-2” Heavy Commercial District. (Applicable section of the zoning code: UNAPP ROVED 162.248, 162.515) Ward 1 53-NOV22 – MARJORIE YANCEY: A motion to TABLE the Request for a Special Use Permit to operate an Event Center at 1680 Lebanon Avenue until the December 8, 2022 Zoning Board of Appeals Meeting by Steve Zimmerman. It was seconded by Tim Price. Motion carried by a vote of 5-0 with all present members voting in the affirmative. (7:59 PM) 54-NOV22 – MARJORIE YANCEY: A motion to TABLE the Request for a Special Use Permit for outdoor dining/seating at 1680 Lebanon Avenue until the December 8, 2022 Zoning Board of Appeals Meeting by Steve Zimmerman. It was seconded by Tim Price. Motion carried by a vote of 5-0 with all present members voting in the affirmative. (7:59 PM) A motion was made to adjourn by Tim Price and seconded by Steve Zimmerman, Motion carried 5-0 with all present members voting in the affirmative. Chairman Nollman adjourned the meeting at 8:01 PM. Respectfully submitted, Penny Moore Secretary Economic Development, Planning, & Zoning Department Approved: ____________________________________ Date: ____________ Chairman, Dan Nollman Meeting Minutes, Zoning Board of Appeals, November 17, 2022