HomeMy WebLinkAboutG10-25 Ordinance No. G10-25
AN ORDINANCE
GRANTING A CONDITIONAL USE FOR A PLANNED DEVELOPMENT
IN THE AB AREA BUSINESS DISTRICT WITH CERTAIN DEPARTURES FROM THE
ELGIN ZONING ORDINANCE
(16-24 North Airlite Street)
WHEREAS, the Subject Property is located within the AB Area Business District; and
WHEREAS, the zoning lot containing the premises at 16-24 North Airlite Street is legally
described herein(the "Subject Property"); and
WHEREAS, by adopting Ordinance No. G6-07 on January 24, 2007, the City Council
granted a conditional use to permit the construction of a building addition, and the construction of
a new building in three phases at 16-24 North Airlite Street; and
WHEREAS, Phase I of the conditional use approval granted by Ordinance No. G6-07 has
been completed,but Phase II and Phase III involving the construction of a new 15,000 square foot
commercial building at 24 N. Airlite Street has not commenced; and
WHEREAS, by adopting Ordinance No. G36-23 on August 23, 2023, the City Council
granted a conditional use for a planned development to permit the construction of a new three-
story, commercial and residential mixed-use building at 24 North Airlite Street instead of the
previously approved Phase II and Phase III; and
WHEREAS, the construction of the three-story, commercial and residential mixed-use
building approved by Ordinance No. G36-23 has not commenced; and
WHEREAS, per Section 19.65.070 of the Elgin Municipal Code, as amended, the
conditional use approval granted by Ordinance No. G6-07 and the conditional use approval granted
by Ordinance No. G36-23 has expired; and
WHEREAS, written application has been made requesting conditional use approval for a
planned development to construct a new three-story multiple-family building with 20 residential
units and accessory parking with certain departures from the Elgin zoning ordinance at 24 N.
Airlite Street; and
WHEREAS, the Subject Property contains less than two (2) acres of land, and a planned
development on a zoning lot containing less than two(2)acres of land is listed as a conditional use
within the AB Area Business District; and
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WHEREAS, the Planning and Zoning Commission conducted a public hearing concerning
said application on February 3. 2025, following due notice including 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 in their
Findings of Fact; 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
for a planned development in the AB Area Business 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 February 3, 2025, 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 planned development to construct a new three-
story multiple-family building with 20 residential units and accessory parking with certain
departures from the Elgin zoning ordinance is hereby granted for the property commonly known
as 16-24 N. Airlite Street, and commonly identified by Kane County Property Index Numbers 06-
16-401-015, 06-16-401-025, 06-16-401-026,and 06-16-401-000 and legally described as follows.
PARCEL 1
That part of Lots 8,9,and 10 in Block 3 of Walter G. McIntosh and Company's"Fox River
Farms", Township of Elgin described as follows: Commencing at the southwest corner of
said Lot 8,thence north along the west line of said Lot, 132 feet for the point of beginning;
thence northeasterly to a point on the west line of said Lot 9, 148 feet northerly of the
southwest corner of said Lot 10, 140.5 feet northerly of the southwest corner of said Lot;
thence easterly along the continuation of the last described course, 30 feet, thence
northeasterly to a point on the east of said Lot 10 163 feet northerly of the southeast corner
of said Lot: Thence northerly along said east line 48.85 feet to the northeast cornerof said
Lot; thence westerly along the northerly line of Lots 10, 9 and 8, 179.73 feet to the
northwest corner of said Lot 8;thence south along the west line of said Lot 8, 97.08 feet to
the point of beginning in the Township of Elgin, Kane County, Illinois,
PARCEL 2
Lots 11 and 12 in Block 3 in Walter McIntosh and Company's Fox River Farms, being a
subdivision of part of Section 16, Township 41 North, Range 8 East of the Third Principal
2
Meridian, according to the Plat thereof recorded September 15,1924 in Book 25 of Plats,
Page 4 as Document 242766, in the City of Elgin, Kane County, Illinois.
(commonly known as 16-24 N. Airlite Street).
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 Joan Junod, as
applicant, and Airlite Square LLC as property owner, received January 13, 2025, and
supporting documents including:
a. Statement of Purpose and Conformance for Conditional Use RE: Airlite Square
Phase II Development at 24 N. Airlite Street, Elgin, IL,dated January 16, 2022, last
revised January 17 2025;
b. Plat of Survey,prepared by Gerald L. Heinz&Associates, Inc.,dated May 23,2022;
c. Architectural Plans, including Sheets 1, 2, 3, and 4, prepared by Avid Architecture,
last revised January 17, 2025, with such further revisions as required by the
Community Development Director;
d. Site engineering plans titled: "Preliminary Plans for 24 North Airlite Street".
prepared by Scheflow Engineers,dated February 8,2023, last revised June 30,2023',
with such further revisions as required by the City Engineer;
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. A departure is hereby granted to allow the construction of two principal buildings on
the Subject Property.
3. A departure is hereby granted to allow two principal buildings on the Subject Property
with the maximum permitted building floor area of 48,713 square feet.
4. A departure is hereby granted to allow the construction of the vehicle use area with the
minimum vehicle use area street yard setback of 7 feet.
5. A departure is hereby granted to allow the construction of the vehicle use area with the
minimum vehicle use area interior yard setback of two feet from the north property line
and the minimum of 1.5 feet from the west property line.
6. A departure is hereby granted to allow the construction of the vehicle use area with the
minimum vehicle use area interior landscape yard of 1,250 square feet.
7. A departure is hereby granted to allow the construction of upper-level residential units
with the minimum floor area of 906 square feet.
3
8. A departure is hereby granted to allow the construction of a refuse collection area
enclosure with the minimum building interior yard setback of two feet from the west
interior lot line. The proposed enclosure shall be constructed of brick masonry which
matches the masonry of the principal building on the Subject Property.
9. At the time of building permit review, the applicant shall pay a Two Thousand Five
Hundred Twenty Dollars and Zero Cents ($2,520) fee-in-lieu of 12 required
replacement DBA inches of trees.
10. All street graphics must comply with the zoning ordinance requirements. Wall signs
shall not be box signs. Wall signs must be channel letters.
11. All garage doors shall have clear horizontal windows across the top of the garage door
in substantial conformance with the Architectural Plans, including Sheets 1, 2, 3, and
4, prepared by Avid Architecture, last revised January 17, 2025, with such further
revisions as required by the Community Development Director.
12. No trash or recycling receptacles(also known as trash cans,bins,or totes)shall be kept
within the attached garages of the residential units.
13. A certificate of occupancy for the proposed three-story multiple-family building hereby
authorized shall be issued on later than three years from the approval of this ordinance.
14. Owner and/or operator shall make recycling services available to all tenants at all times,
including providing a common recycling container located upon the Subject Property.
15. 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.
41770141
David J. Ka. •in, yor
Presented: March 12, 2025
Passed: March 12, 2025
Omnibus Vote: Yeas: 9 Nays: 0
Recorded: March 12, 2025 •
Published: March 12, 2025
Att t:
sh(//f/6.1
Kimberly Dew , y Clerk
4
ATTACHMENT A
February 3, 2025
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 02-25, an application by
Joan Junod, as applicant, and Airlite Square LLC, as property owner, are requesting approval of
an amendment to conditional use Ordinance No. G36-23 and a planned development as a
conditional use with departures from the Elgin Municipal Code requirements for the number of
principal buildings on a zoning lot, maximum permitted building floor area, minimum required
vehicle use area interior yard setback, minimum required vehicle use area street yard setback,
minimum vehicle use area interior landscape yard, the location of a refuse collection area, the
minimum floor area for upper floor apartment dwellings, and any other departures as may be
necessary or desirable, to construct a three-story multi-family building with accessory parking
spaces at the property commonly referred to as 16-24 Airlite Street.
GENERAL INFORMATION
Petition Number: 02-25
Property Location: 16-24 N. Airlite Street
Requested Action: Conditional use for a planned development
Current Zoning: AB Area Business District
Proposed Zoning: No change. AB Area Business District
Existing Use: Multi-tenant commercial building and a single-family residence
Proposed Use: Three-story multiple-family residential building
Applicant: Joan Junod
Owner Airlite Square LLC
Recommendation & Findings of Fact
Petition 02-25
February 3,2025
Staff Coordinator: Damir Latinovic,AICP, Senior Planner
Exhibits Attached: A. Aerial
B. Zoning Map
C. Parcel Map
D. Site Location
E. Development Application and Attachments
F. Draft Ordinance
BACKGROUND
Joan Junod, as applicant, and Airlite Square LLC, as property owner, are requesting approval of
an amendment to conditional use Ordinance No. G36-23 and a planned development as a
conditional use with departures from the Elgin Municipal Code requirements for the number of
principal buildings on a zoning lot, maximum permitted building floor area, minimum required
vehicle use area interior yard setback, minimum required vehicle use area street yard setback,
minimum vehicle use area interior landscape yard, the location of a refuse collection area, the
minimum floor area for upper floor apartment dwellings, and any other departures as may be
necessary or desirable, to construct a three-story multi-family building with accessory parking
spaces at the property commonly referred to as 16-24 Airlite Street.
The 1.7-acre subject property,zoned AB Area Business District, is located on the west side of N.
Airlite Street immediately north of the Larkin Avenue and N. Airlite Street intersection. The
property is improved with a one-story 7,200-square foot commercial building (16 N. Airlite
Street), one two-family home (24 N. Airlite Street), and a surface parking lot with 58 parking
spaces. The existing commercial building was part of Phase I of the original Airlite Square
development approved in 2007, which included the adaptive reuse of the former furniture store
into the three-unit commercial building,the construction of the parking lot and the construction of
an underground stormwater detention facility underneath the parking lot. The existing tenants
include a law office, a dental office, and a hair salon.
The existing two-family home is the site of Airlite Square Phase II development that was originally
approved for a I5,000-square foot one-story office building with an underground parking garage.
Due to the slumping office market,the approved Phase II development never commenced.
In 2023, the City granted the zoning approval for the construction of a three-story mixed-use
building with one commercial tenant space and 16 residential units in place of the originally
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Recommendation & Findings of Fact
Petition 02-25
February 3, 2025
planned Phase II office building. However, due to challenges in finding a viable commercial
tenant, the construction of this building has never commenced.
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Figure 1.Site area map with zoning overlay
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Recommendation & Findings of Fact
Petition 02-25
February 3, 2025
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Figure 2.Original site plan(top)and south elevation(bottom)of Phase II office building approved in 2007
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Figure 3.The site plan(top),south elevation(bottom left),and east elevations(bottom right)of Phase II mixded-use building
approved in 2023
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Recommendation & Findings of Fact
Petition 02-25
February 3, 2025
Proposal
The applicant,and the owner of the property,is now proposing to construct a three-story,multiple-
family building with 20 residential units and no commercial space.
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Figure 4.The proposed site plan(top),south(bottom left),and east elevation(bottom right)of the proposed multiple-family
building at 24 N.Airlite Street
The ground floor of the proposed building would include 38 garage parking spaces. The 2nd and
3`d floors of the building would each include ten residential apartments. All proposed units would
be two-bedroom units ranging from 906 square feet to 1,207 square feet in floor area. The
minimum floor area required for a two-bedroom unit is 1,100 square feet. This is one of several
departures requested as part of the proposal. All units would be market-rate with modern
appliances,central HVAC,in-unit washers and dryers,and most would have two dedicated garage
parking spaces.
The exterior of the proposed building is very similar to that approved in 2023.To complement the
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Recommendation &Findings of Fact
Petition 02-25
February 3, 2025
existing one-story commercial building part of Phase I, the proposed building includes primarily
stone and brick cladding,as well as fiber cement panels on the portions of 2na and 3"d floors of the
building.The entrance to the building is on the south elevation near the middle of the building and
includes an arched opening,again to complement the architecture of the adjacent Phase I building.
Similarly, the site improvements are very similar to those approved in 2023. The applicant is
proposing to construct a second access driveway and additional parking in front of the new
building.The new driveway would provide access to the garages on the north side of the building,
but would also be connected to the existing parking lot to improve the access and on-site traffic
circulation.The access to the garages on the south side of the building would be from the existing
surface parking lot. Other site development includes the construction of a new refuse collection
area for the apartments in rear/west of the new building accessible from the drive-aisle on the south
side of the building.The enclosure would be a six-foot high masonry wall that matches the exterior
of the building. The number of parking spaces within the surface parking lot would increase from
58 to 61 parking spaces.
The proposal necessitates the removal of three existing mature trees, two in front of the existing
two-family home to be demolished and one in the back of the existing parking lot. However, the
applicant would install 16 new shade trees and pay an additional $2,520 fee-in-lieu of some
replacement trees.The proposal meets all tree replacement and all landscaping requirements.
Parking
The proposed building is required to provide one parking space per 500 square feet of floor area.
With all units ranging from 906 to 1,210 square feet, each unit is required two parking spaces.
With 20 units proposed,the proposed building is required to have 40 parking spaces.
The existing commercial building at 16 N. Airlite Street includes a hair salon, a dental clinic and
law office,all of which together are required to have 52 parking spaces.With the 40 parking spaces
required for the proposed building, Airlite Square development is required to have a total of 92
parking spaces.
The proposed building would have 38 garage parking spaces, and the applicant is proposing to
increase the number of surface parking stalls from 58 to 61 parking spaces. As such, the property
would have a total of 99 parking spaces, which exceeds the parking requirement of 92 parking
spaces.
The applicant is seeking approval of several departures from the site design requirements. The
required departures are listed in Table 1 below and are further described in Planned Development
Departures and Exceptions section of the staff report further below.
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Recommendation & Findings of Fact
Petition 02-25
February 3,2025
Table 1. Detail of Departures for 16-24 N. Airlite Street
Re uirement Pro.osal _
# of principal 1 2
buildings
Building floor area 38,860 sq. ft. maximum 48,713 sq. ft.
Vehicle use area 9 ft 7 ft
street yard setback
Vehicle use area 2 ft(north)and
interior yard setback 6 ft 1.5 ft(west)
Vehicle use area
interior landscape 1,748 sq. ft. min. Aprox. 1,250 sq. ft.
yard _
Min. floor area for 1,100 sq. ft. 906 sq. ft. minimum
residential units
Refuse collection 6 feet from an interior lot 2.5 feet from on interior(west)lot line
area setback line
The Community Development Department offers the following additional information:
A. Property History.The subject property was annexed to the City in 1972. Upon annexation
the property was zoned B3 Service Business District. In 1992,the property was rezoned to
AB Area Business District as part of the comprehensive amendment to the zoning
ordinance.
The existing building at 16 N.Airlite Street was last renovated in 2007 following the City's
approval of Airlite Square development by Ordinance No.G6-07.That approval authorized
the adaptive reuse of the existing building with a small addition into three commercial
tenant spaces, construction of the parking lot, and the construction of the underground
stormwater detention facility. Phase II called for the construction of a one-story 15,000-
square-foot office building with an underground parking garage.The Phase I portion of the
development has been completed,but Phase II was never commenced.
In 2023, the City granted the zoning approval by Ordinance No. G36-23 to construct a
three-story mixed-use building with one commercial tenant space and 16 residential units
in place of the originally planned Phase II office building.However,due to challenges with
commercial real estate,the construction of that building has also never commenced.
B. Surrounding Land Use and Zoning. The property adjacent to the north is zoned AB
Area Business District and is improved with two one-and-one-half story office buildings
largely occupied by medial offices. The property to the east across N. Airlite Street,zoned
AB Area Business District,is improved with a two-story commercial multi-tenant building
-7-
Recommendation& Findings of Fact
Petition 02-25
February 3, 2025
and accessory parking lot. The building's tenants include several fitness facilities, an
insurance office,and a hair salon among others.
The properties adjacent to the west include a variety of commercial and light-industrial
uses. The property immediately west of the 16 N. Airlite Building is zoned AB Area
Business District and is improved with a two-story home converted to a commercial office
currently occupied by a chiropractor clinic. The property immediately west of the 24 N.
Airlite building is zoned GI General Industrial District and is improved with a single-family
home, a former barn, that is part of the adjacent contractor shop. In between are two
properties,which remain unincorporated,zoned B-1 Business District in Kane County,and
improved with one-story commercial buildings home to a contractor shop and a self-
storage facility.
The properties to the south across Foothill Road and Larkin Avenue are zoned RB
Residence Business District in the City of Elgin and B-1 Business District in
unincorporated Kane County and are improved with single-family homes.
C. Comprehensive Plan.The subject property is designated as Corridor Commercial by the
City's 2018 Comprehensive Plan. Located along the City's heavily traveled corridors and
intersection,Corridor Commercial areas provide retail services to both local and regional
consumer bases. These areas contain a mix of retail from large community centers with
multiple tenants to smaller stand-along businesses.Corridor Commercial areas are the most
widely accommodating and ranging commercial areas within the city. Corridor
Commercial areas are auto-oriented by nature but should also be enhanced to be pedestrian-
friendly.
D. Zoning District.The purpose of the AB Area Business District is to provide commodities
and services to several neighborhoods, and in some instances to a communitywide or
regional supporting population.AB 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 along Airlite Street north of Larkin
Avenue. N. Airlite Street leads to the main entrance of the Presence St. Joseph Hospital.
Therefore, with the exception of the Hillcrest Elementary School directly across the
hospital,most properties leading up to the hospital along N. Airlite Street have developed
with office and service uses related to the hospital, including several medical office suites.
Because of Larkin Avenue access to US Highway 20,the properties in the area of N.Airlite
Street and Larkin Avenue intersection will continue to be developed with office and auto-
oriented commercial uses.
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Recommendation & Findings of Fact
Petition 02-25
February 3, 2025
FINDINGS
After due notice as required by law, the Planning and Zoning Commission conducted a public
hearing in consideration of Petition 02-25 on February 3, 2025 Testimony was presented at the
public hearing in support of the application.The Community Development Department submitted
a Development Application Review and Written Findings and Recommendation to the Planning
and Zoning Commission dated February 3, 2025.
The Community Development Department and the Planning and Zoning Commission have made
the following findings regarding this application against the standards for planned developments
outlined in§ 19.60.040,and standards for conditional uses outlined within§ 19.65.030:
STANDARDS FOR PLANNED DEVELOPMENTS
A. Site Characteristics Standard. The suitability of the subject property for the planned
development with respect to its size, shape, significant natural features including
topography, watercourses and vegetation and existing improvements.
Findings. The subject property is suitable for the intended planned development with
respect to its size, shape, significant features including topography, watercourses,
vegetation,and existing improvements.The 1.7-acre property is improved with one 7,187-
square foot commercial building, one single-family home, and a surface parking lot with
58 parking spaces. The majority of the property is developed, but an open space area in
rear of the single-family home does exist.This area and the site of the single-family home
were originally approved for a 15,000-square foot office building which was never
constructed. The proposed three-story building would be constructed in its place.
The property does have a pretty substantial topographical change. The western portion of
the property is approximately 15 feet lower than the eastern portion of the property along
the street. The applicant is proposing 1'floor garages to take advantage of the property's
topography.
The proposal would result in the loss of three existing trees,but the applicant would install
16 new shade trees and would also pay$2,520 fee-in-lieu of some replacement trees as the
site is already well landscaped. The proposal meets the tree preservation and landscaping
requirements of the zoning ordinance.
There are no existing watercourses that would have a negative impact on the proposed
development.
B. Sewer and Water Standard. The suitability of the subject property for the planned
development with respect to the availability of adequate Municipal water, wastewater
treatment and stormwater control facilities.
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Recommendation&Findings of Fact
Petition 02-25
February 3,2025
Findings. The subject property is suitable for the intended planned development with
respect to the availability of adequate water, sanitary treatment, and storm water control
facilities. The applicant is proposing to connect the building to the existing water and
sanitary sewer facilities available in N.Airlite Street.The existing water and sanitary sewer
utilities adequately serve the new building.
The property already contains an underground stormwater detention, which was
constructed during Phase I of the development. The stormwater detention was sized to
accommodate the office building of similar size. The existing stormwater detention can
adequately serve the proposed building, and the proposed development will meet all
requirements of the stormwater ordinance.
C. Traffic and Parking Standard. The suitability of the subject property for the planned
development with respect to the provision of safe and efficient on-site and ofJ-site vehicular
circulation designed to minimize traffic congestion.
1. Nonresidential land uses should be located central and accessible to the area or
population served without requiring traffic movements through or into a residential
neighborhood. Nonresidential land uses should not be located within residential
neighborhoods, but on their periphery as defined by the "arterial street"[SRJ system.
2. The number of locations for vehicular access to or from a public right of way should be
limited to those which are necessary for the reasonable use of the property and
consistent with current traffic engineering standards. Property with two (2) street
frontages should not be permitted access to or from the street with the higher degree of
continuity within the overall street system or with the higher traffic volume. With the
exception of residential driveways, locations for vehicular access to or from a public
right of way should be aligned directly opposite existing or approved locations across
the street.
Findings. The subject property is suitable for the intended planned development with
respect to the provision of safe and efficient on-site and off-site vehicular circulation
designed to minimize traffic congestion. The subject property is currently served with one
full access driveway to N. Airlite Street. The applicant is proposing a second full access
driveway along the north property line farther away from the intersection of N. Airlite
Street and Larkin Avenue. During peak hours, southbound vehicles stacked in que at the
traffic light at N. Airlite Street and Larkin Avenue intersection block the existing access
driveway into the site.The second access driveway further away from the intersection will
improve on-site circulation and off site traffic configuration in the immediate area.
The proposed building is required to provide one parking space per 500 square feet of floor
area. With all units ranging from 906 to 1,210 square feet,each unit is required two parking
spaces. With 20 units proposed, the proposed building is required to have 40 parking
spaces.
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Recommendation & Findings of Fact
Petition 02-25
February 3, 2025
The existing commercial building at 16 N. Airlite Street includes a hair salon, a dental
clinic and law office, all of which together are required to have 52 parking spaces. With
the 40 parking spaces required for the proposed building, Airlite Square development is
required to have a total of 92 parking spaces.
The proposed building would have 38 garage parking spaces,and the applicant is proposing
to increase the number of surface parking stalls from 58 to 61 parking spaces. As such,the
property would have a total of 99 parking spaces, which exceeds the parking requirement
of 92 parking spaces.
D. Zoning History Standard. The suitability of the subject property for the planned
development with respect to the length of time the property has remained undeveloped or
unused in its current zoning district.
Findings. The property is suitable for the intended planned development with respect to
the length of time the property has remained undeveloped or unused in its current zoning
district. The subject property was annexed to the City in 1972. Upon annexation the
property was zoned B3 Service Business District. In 1992,the property was rezoned to AB
Area Business District as part of the comprehensive amendment to the zoning ordinance.
The existing building at 16 N.Airlite Street was last renovated in 2007 following the City's
approval of Airlite Square development by Ordinance No.G6-07.That approval authorized
the adaptive reuse of the existing building with a small addition into three commercial
tenant spaces, construction of the parking lot and the underground stormwater detention.
Phase II called for the construction of a one-story 15,000-square-foot office building with
underground parking garage.The Phase I portion of the development has been completed,
but Phase II was never commenced.
In 2023, the City granted the zoning approval by Ordinance No. G36-23 to construct a
three-story mixed-use building with one commercial tenant space and 16 residential units
in place of the originally planned Phase II office building. However,due to challenges with
commercial real estate,the construction of that building has also never commenced.
E. Surrounding Land Use and Zoning Standard. The suitability of the subject property for
the planned development with respect to consistency and compatibility with surrounding
land use and zoning.
Findings. The property is suitable for the intended planned development with respect to
consistency and compatibility with surrounding land uses and zoning. The property
adjacent to the north is zoned AB Area Business District and is improved with two one-
and-one-half story office buildings largely occupied by medial offices.The property to the
east across N. Airlite Street, zoned AB Area Business District, is improved with a two-
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Recommendation & Findings of Fact
Petition 02-25
I ebruary 3, 2025
story commercial multi-tenant building and accessory parking lot. The building's tenants
include several fitness facilities,an insurance office,and a hair salon among others.
The properties adjacent to the west include a variety of commercial and light-industrial
uses. The property immediately west of the 16 N. Airlite Building is zoned AB Area
Business District and is improved with a two-story home converted to a commercial office
currently occupied by a chiropractor clinic. The property immediately west of the 24 N.
Airlite building is zoned GI General Industrial District and is improved with a single-family
home, a former barn, that is part of the adjacent contractor shop. In between are two
properties, which remain unincorporated, zoned B-1 Business District in Kane County,
improved with one-story commercial buildings home to a contractor shop and a self-
storage facility.
The properties to the south across Foothill Road and Larkin Avenue are zoned RB
Residence Business District in the City of Elgin and B-1 Business District in
unincorporated Kane County and are improved with single-family homes.
F. Trend of Development Standard. The suitability of the subject property for the planned
development with respect to consistency with an existing pattern of development or an
identifiable trend of development in the area.
Findings.The subject property is suited for the intended planned development with respect
to consistency with an existing pattern of development or an identifiable trend of
development in the area.The subject property is located along Airlite Street north of Larkin
Avenue. N. Airlite Street leads to the main entrance of the Presence St. Joseph Hospital.
Therefore, with the exception of the Hillcrest Elementary School directly across the
hospital,most properties leading up to the hospital along N. Airlite Street have developed
with office and service uses related to the hospital,including several medical office suites.
Because of Larkin Avenue access to US Highway 20,the properties in the area of N.Airlite
Street and Larkin Avenue intersection will continue to be developed with office and auto-
oriented commercial uses.
G. Planned Development District Standard: The suitability of the subject property for the
intended planned development district with respect to conformance to the provisions for
the purpose and intent, and the location and size of a zoning district.
Findings. This standard is not applicable. The applicant is not seeking approval of a
planned development district as a map amendment.
H. Comprehensive Plan Standard. The suitability of the subject property for the planned
development with respect to conformance to the goals, objectives, and policies of the
Official Comprehensive Plan
- 12 -
Recommendation & Findings of Fact
Petition 02-25
February 3,2025
Findings. The subject property is suitable for the intended planned development with
respect to conformance to the goals,objectives,and policies of the Official Comprehensive
Plan. The subject property is designated as Corridor Commercial by the City's 2018
Comprehensive Plan. Located along the City's heavily traveled corridors and intersection,
Corridor Commercial areas provide retail services to both local and regional consumer
bases. These areas contain a mix of retail from large community centers with multiple
tenants to smaller stand-along businesses.Corridor Commercial areas are the most widely
accommodating and ranging commercial areas within the city. Corridor Commercial areas
are auto-oriented by nature but should also be enhanced to be pedestrian-friendly.
Conditional Use for a Planned Development: Where applicable, the suitability of the
subject property for the intended conditional use for a planned development with respect
to the provision for the purpose and intent of planned developments and with respect to the
provisions of section 19.65.010 of the zoning ordinance. No conditional use for a planned
development should be granted for the sole purpose of introducing a land use not otherwise
permitted on the subject property.
Findings. The subject property is suitable for the intended conditional use for a planned
development with respect to the provision for the purpose and intent of planned
developments and with respect to the provisions of section 19.65.010 of the zoning
ordinance.The applicant is proposing a planned development as a conditional use to allow
for several departures from the site design requirements of the zoning ordinance. The 1.7-
acre property is less than two acres,which is necessary to establish a Planned Development
District. The proposed conditional use for a planned development would allow for the
construction of a three-story multiple-family building instead of a three-story mixed-use
building previously approved in 2023.The new building maintains the same general layout
as the previously proposed mixed-use building. The applicant is also proposing a second
full access driveway which will result in better on-site and off-site traffic circulation. The
proposal would replace an existing non-conforming single-family home, which is not
compatible with its surroundings, with an attractive building that will add 20 residential
units to the area.The proposal would enhance the appearance of the property with a positive
effect on the surrounding properties.
J. Natural Preservation Standard. The suitability of the subject property for the intended
planned development with respect to the preservation of all significant natural features
including topography, watercourses, wetlands, and vegetation.
Findings. The subject property is suitable for the intended planned development with
respect to the preservation of all significant natural features including topography,
watercourses, wetlands, and vegetation. The subject property is mostly improved with an
existing one-story commercial building, a surface parking lot, and a non-conforming
single-family home. The property does have sloping topography with the eastern portion
of the site being approximately 15 feet higher than the western position of the site. The
- 13 -
Recommendation & Findings of Fact
Petition 02-25
February 3, 2025
proposal uses the slope to create garage parking spaces on the ground floor. The applicant
would also add 16 new shade trees to an already well landscaped site. The proposal
represents a desirable infill development that would eliminate a non-conforming
structure/use and add 20 new residential units to the area.
K. Internal Land Use. The suitability of the subject property for the intended planned
development with respect to the land uses permitted within the development being located,
designed, and operated so as to exercise no undue detrimental influence on each other or
on surrounding property.
Findings. The subject property is suitable for the intended planned development with
respect to the land uses permitted within the development being located, designed, and
operated so as to exercise no undue detrimental influence on each other or on surrounding
properties. The proposal includes a second full access driveway along the north property
line which will improve on-site and off-site traffic circulation.Most residential units would
have their own two-car garage. The existing on-site parking lot would be shared between
the existing commercial building at 16 N.Airlite Street and the new building(24 N. Airlite
Street).The proposed parking lot will adequately serve the existing and proposed building.
The proposed development will not exercise any undue detrimental impact on surrounding
properties.
PLANNED DEVELOPMENT DEPARTURES AND EXCEPTIONS
The applicant is requesting the following departures from the requirements of the zoning
ordinance:
1. Section 19.12.300, "Zoning Lots; Clarifications and Exceptions". Only one principal
building is permitted per zoning lot. The applicant is proposing two principal buildings.
2. Section 19.35.435, "Site Design". The maximum permitted building floor area on this
property is 38,860 square feet. The applicant is proposing a total of 48,713 square feet of
building floor area.
3. Section 19.35.435, "Site Design". The minimum required vehicle use area street yard
setback is nine feet. The applicant is proposing a vehicle use area with a 7-foot street yard
setback.
4. Section 19.35.435, "Site Design". The minimum required vehicle use area interior yard
setback is six feet. The applicant is proposing a vehicle use area with a two-foot interior
yard setback from the north property line and a 1.5-foot interior yard setback from the west
property lines.
5. Section 19.12.720, `Landscape Yards". The minimum required vehicle use area interior
- 14-
Recommendation& Findings of Fact
Petition 02-25
February 3, 2025
landscape yard is 1,688 square feet.The applicant is proposing approximately 1,250 square
feet of vehicle use area interior landscape yard.
6. Section 19.35.435,"Site Design".The minimum floor area for a two-bedroom residential
unit is 1,100 square feet. The proposed two-bedroom units range in size from 906-1,207
square feet in floor area.
7. Sections 19.12.600, "Obstructions in Yards". The minimum required building interior
yard setback for the refuse collection area is six feet.The applicant is proposing to construct
a new refuse collection area with a two-foot building interior yard setback from the west
property line.
Staff fords the proposed departures are appropriate and necessary for a desirable infill
development.
The departure for the number of principal buildings is needed because the applicant is not
proposing to subdivide the property into two lots,one for each building. Because the new building
would be owned by one entity with all residential units available for rent, the subdivision is not
necessary.
As an infill development,with an existing underground stormwater detention, the development is
constrained by existing site improvements.The applicant is proposing a new Phase II development
because the office building originally contemplated,and the mixed-use building approved in 2023
are not feasible. The new multiple-family building with the new access drive along the north
property line has the same general footprint as the previous office and mixed-use buildings. The
requested departures from the vehicle use area setbacks,interior landscape yard requirements,and
the refuse collection area setback are a direct result of the site constrains.
The size of the proposed units is smaller than required to make the project more feasible. The
building layout matches that of the previously approved mixed-use building, which further
constraints changes to the interior of the building.
The proposal represents a desirable lull development that would complete a long dormant project.
The architecture of the building will match the existing building at 16 N. Airlite Street and
complement its surroundings. The new, modern, market rate units with individual garages
represent a unique housing opportunity rare in the current market.The proposed building will have
a positive effect on the surrounding area.
STANDARDS FOR CONDITIONAL USE
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,
- 15 -
Recommendation & Findings of Fact
Petition 02-25
February 3,2025
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 1.7-acre property is improved with one 7,187-square foot
commercial building, one single-family home, and a surface parking lot with 58 parking
spaces. The majority of the property is developed, but an open space area in rear of the
single-family home does exist. This area and the site of the single-family home were
originally approved for a 15,000-square foot office building which was never constructed.
The proposed three-story building would be constructed in its place.
The property does have a pretty substantial topographical change. The western portion of
the property is approximately 15 feet lower than the eastern portion of the property along
the street. The applicant is proposing 1st floor garages to take advantage of the property's
topography.
The proposal would result in the loss of three existing trees,but the applicant would install
16 new shade trees and would also pay$2,520 fee-in-lieu of some replacement trees as the
site is already well landscaped. The proposal meets the tree preservation and landscaping
requirements of the zoning ordinance.
There are no existing watercourses that would have a negative impact on the proposed
development.
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 applicant is proposing to connect the building to the existing water and sanitary sewer
facilities available in N. Airlite Street. The existing water and sanitary sewer utilities
adequately serve the new building.
The property already contains an underground stormwater detention, which was
constructed during Phase I of the development. The stormwater detention was sized to
accommodate the office building of similar size. The existing stormwater detention can
adequately serve the proposed building, and the proposed development will meet all
requirements of the stormwater ordinance.
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.
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Recommendation & Findings of Fact
Petition 02-25
February 3,2025
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 subject property is currently served with one full access
driveway to N. Airlite Street. The applicant is proposing a second full access driveway
along the north property line farther away from the intersection of N. Airlite Street and
Larkin Avenue. During peak hours, southbound vehicles stacked in que at the traffic light
at N.Airlite Street and Larkin Avenue intersection block the existing access driveway into
the site. The second access driveway further away from the intersection will improve on-
site circulation and off-site traffic configuration in the immediate area.
The proposed building is required to provide one parking space per 500 square feet of floor
area.With all units ranging from 906 to 1,210 square feet,each unit is required two parking
spaces. With 20 units proposed, the proposed building is required to have 40 parking
spaces.
The existing commercial building at 16 N. Airlite Street includes a hair salon, a dental
clinic and law office, all of which together are required to have 52 parking spaces. With
the 40 parking spaces required for the proposed building, Airlite Square development is
required to have a total of 92 parking spaces.
The proposed building would have 38 garage parking spaces,and the applicant is proposing
to increase the number of surface parking stalls from 58 to 61 parking spaces. As such,the
property would have a total of 99 parking spaces, which exceeds the parking requirement
of 92 parking spaces.
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 development includes a second full access driveway along the north property
line which would improve on-site and off-site traffic circulation. The design of the new
building with arched entrance and stone and brick masonry exterior matches the exterior
of the 16 N. Airlite building and complements its surroundings. The two buildings will
share the on-site parking lot that can adequately serve the needs of all existing and future
uses on the property. No evidence has been submitted or found that the proposed use will
exercise any 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
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Recommendation & Findings of Fact
Petition 02-25
February 3,2025
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 and Zoning Commission recommend
approval of Petition 02-25, subject to the following conditions:
1. Substantial conformance to the Development Application submitted by Joan Junod, as
applicant, and Airlite Square LLC as property owner, received January 13, 2025, and
supporting documents including:
a. Statement of Purpose and Conformance for Conditional Use RE: Airlite Square Phase
II Development at 24 N. Airlite Street, Elgin, IL, dated January 16, 2022, last revised
January 17 2025;
b. Plat of Survey,prepared by Gerald L. Heinz&Associates, Inc.,dated May 23,2022;
c. Architectural Plans, including Sheets 1,2, 3,and 4,prepared by Avid Architecture, last
revised January 17, 2025, with such further revisions as required by the Community
Development Director;
d. Site engineering plans titled: "Preliminary Plans for 24 North Airlite Street",prepared
by Scheflow Engineers, dated February 8, 2023, last revised June 30, 2023, with such
further revisions as required by the City Engineer;
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. A departure is hereby granted to allow the construction of two principal buildings on the
Subject Property.
3. A departure is hereby granted to allow two principal buildings on the Subject Property with
the maximum permitted building floor area of 48,713 square feet.
4. A departure is hereby granted to allow the construction of the vehicle use area with the
minimum vehicle use area street yard setback of 7 feet.
- 18-
Recommendation & Findings of Fact
Petition 02-25
February 3,2025
5. A departure is hereby granted to allow the construction of the vehicle use area with the
minimum vehicle use area interior yard setback of two feet from the north property line
and minimum 1.5 feet from the west property line.
6. A departure is hereby granted to allow the construction of the vehicle use area with the
minimum vehicle use area interior landscape yard of 1,250 square feet.
7. A departure is hereby granted to allow the construction of upper-level residential units with
the minimum floor area of 906 square feet.
8. A departure is hereby granted to allow the construction of a refuse collection area enclosure
with the minimum building interior yard setback of two feet from the west interior lot line.
The proposed enclosure shall be constructed of brick masonry which matches the masonry
of the principal building on the Subject Property.
9. At the time of building permit review, the applicant shall pay a Two Thousand Five
Hundred Twenty Dollars and Zero Cents ($2,520) fee-in-lieu of 12 required replacement
DBA inches of trees.
10. All street graphics must comply with the zoning ordinance requirements. Wall signs shall
not be box signs. Wall signs must be channel letters.
11. All garage doors shall have clear horizontal windows across the top of the garage door in
substantial conformance with the Architectural Plans, including Sheets 1, 2, 3, and 4,
prepared by Avid Architecture, last revised January 17, 2025, with such further revisions
as required by the Community Development Director.
12.No trash or recycling receptacles (also known as trash cans, bins, or totes) shall be kept
within the attached garages of the residential units.
13. A certificate of occupancy for the proposed three-story multiple-family building hereby
authorized shall be issued on later than three years from the approval of this ordinance.
14. Compliance with all applicable codes and ordinances.
The vote of the Planning and Zoning Commission on the motion to recommend approval, subject
to the conditions outlined by the Community Development Department, was six (6) yes, zero(0)
no, and zero(0)abstentions. All members were present.
Respectfully Submitted,
- 19-
Recommendation &Findings of Fact
Petition 02-25
February 3, 2025
s/Jay Cox
Jay Cox,Chairman
Planning&Zoning Commission
s/Damir Latinovic
Damir Latinovic,AICP; Secretary
Planning&Zoning Commission
-20-
11
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_ - Petition 02-25
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EXHIBIT A Aerial/Location Map W _ , F
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0 15 30 60 90 120
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Map prepared by City of Elgin\Department of Community Development
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Petition 02-25
(E13
Legend
ZONING
RC1-Residence Conservation 1
QRC2-Residence Conservation 2
QRC3-Residence Conservation 3
PRC-Planned Residence Conservation
Q SFR1-Single Family Residence 1
SFR2-Single Family Residence 2
Q PSFR1-Planned Single Family Residence 1
QPSFR2-Planned Single Family Residence 2
TFR-Two Family Residence
PTFR-Planned Two Family Residence
OMFR-Multiple Family Residence
OPMFR-Planned Multiple Family Residence
QRB-Residence Business -
QPRB-Planned Residence Business _ _ - _ _ .,
QNB-Neighborhood Business
OPNB-Planned Neighborhood Business
AB-Area Business
PAB-Planned Area Business -
-CC1-Center City 1
CC2-Center City 2
PCC-Planned Center City
PCC2-Planned Center City 2
-ORI-Office Research Industrial
PORI-Planned Office Research Industrial •
MIGI GI-General Industrial I`
-PGI-Planned General Industrial
-CI-CommercialIndustrial Hawthonsc St
-CF-Community Facility
PCF-Planned Community Facility •
EXHIBITB Zoning Map
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0 20 40 80 120 160
Feet
Map prepared by City of Elgin Depaltment of Community Development
Subject Property
16-24 N Ai rl ite St
Petition 02-25
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0616401025 Q
0616401000
0616401026
Foothill Rd
EXHIBIT C Parcel Map r
City of Elgin 0 12.5 25 50 75 100
Department of Community Development Feet
EXHIBIT D
SITE LOCATION
16-24 N. Airlite Street.
Petition 02-25
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Bird's eye view looking west 1
EXHIBIT D
SITE LOCATION
16-24 N . Airlite Street.
Petition 02-25
•
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Front elevation of 16 N. Airlite Street building
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North elevation of the 16 N. Airlite Street building
EXHIBIT D
SITE LOCATION
16-24 N. Airlite Street.
Petition 02-25
40",
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Front elevation of 24 N. Airlite Street building
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Rear yard of the existing building at 24 N. Airlite Street
EXHIBIT D
SITE LOCATION
16-24 N. Airlite Street.
Petition 02-25
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View of the existing parking lot looking north