HomeMy WebLinkAboutG13-21 Ordinance No. G13-21
AN ORDINANCE
GRANTING A CONDITIONAL USE FOR A PLANNED DEVELOPMENT IN THE NB
NEIGHBORHOOD BUSINESS DISTRICT AND ARC ARTERIAL ROAD CORRIDOR
OVERLAY DISTRICT WITH CERTAIN DEPARTURES FROM THE ELGIN ZONING
ORDINANCE
(310 South State Street)
WHEREAS, written application has been made requesting conditional use approva
l for a
construct a 1 500-s uare foot addition to establish a crematory as art of
planned development to c q ry p
p p
the existing funeral service and to construct a parking lot expansion with certain departures from
the Elgin zoning ordinance at 310 South State Street; and
WHEREAS, the zoning lot containing the premises at 310 South State Street is legally
described herein(the "Subject Property"); and
WHEREAS, by adopting Ordinance No. G45-92 (herein after"Elgin Zoning Ordinance"),
the City Council of the City of Elgin,Illinois(hereinafter"the City Council")classified the Subject
Property in the NB Neighborhood Business District; and
WHEREAS, by adopting Ordinance No. G37-01, the City Council also classified the
Subject Property in the ARC Arterial Road Corridor Overlay District; and
WHEREAS, Funeral Service(726) is listed as a Conditional Use in the NB Neighborhood
Business District; and
WHEREAS, the existing funeral service on the Subject Property was established prior to
the adoption of the Elgin Zoning Ordinance; and
WHEREAS, per Section 19.05.500 Transition Rules, of the Elgin Zoning Ordinance, the
existing funeral service use is deemed a lawful existing conditional use; and
WHEREAS,the Planning and Zoning Commission conducted a public hearing concerning
said application on February 1, 2021, 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 below;
and
WHEREAS, the City Council of the City of Elgin, Illinois, has reviewed the findings and
recommendations of the Community Development Department and the Planning and Zoning
Commission; and
WHEREAS,the City of Elgin is a home rule unit and as a home rule unit may exercise any
power and perform any function pertaining to its government and affairs; and
WHEREAS,zoning,including,but not limited to,this ordinance granting a conditional use
for a planned development in the NB Neighborhood 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 1, 2021, 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 1,500-
square foot addition to establish a crematory as part of the existing funeral service and to construct
a parking lot expansion with certain departures from the Elgin zoning ordinance is hereby granted
for the property commonly known as 310 South State Street, and commonly identified by Kane
County Property Index Numbers 06-23-232-013,06-23-232-014, 06-23-232-015, 06-23-232-016,
and 06-23-232-017, and legally described as follows:
PARCEL 1:
LOTS 7, 14, 15 AND 8 OF ASSESSOR'S SUBDIVISION OF PART OF FARM LOT 5
AND ALL OF LOTS 6, 7 AND 8 OF THE NORTHEAST QUARTER OF SECTION 23
AND PART OF THE SOUTHEAST QUARTER OF SECTION 14, TOWNSHIP 41
NORTH,RANGE 8 EAST OF THE THIRD PRINCIPAL MERIDIAN, IN THE CITY OF
ELGIN, KANE COUNTY, ILLINOIS.
06-23-232-013: LOT 7
06-23-232-014: LOT 14
06-23-232-015: LOT 15
06-23-232-016: LOT 8
PARCEL 2:
THAT PART OF LOT 16 OF THE ASSESSOR'S SUBDIVISION TO ELGIN OF PART
OF FARM LOT NUMBER 5 AND LOTS 6,7 AND 8 OF THE NORTHEAST QUARTER
OF SECTION 23 AND PART OF THE SOUTHEAST QUARTER OF SECTION 14,
TOWNSHIP 41 NORTH, RANGE 8 EAST OF THE THIRD PRINCIPAL MERIDIAN,
DESCRIBED AS FOLLOWS: COMMENCING AT THE SOUTHEAST CORNER OF
SAID LOT 16; THENCE WEST ALONG THE SOUTH LINE OF SAID LOT 115 FEET;
THENCE NORTH PARALLEL WITH THE WEST LINE OF SOUTH STATE STREET,
87.5 FEET FOR THE POINT OF BEGINNING; THENCE SOUTH PARALLEL WITH
THE WEST LINE OF SOUTH STATE STREET 23.5 FEET; THENCE EAST
PARALLEL WITH THE NORTH LINE OF WASHBURN STREET TO A POINT 55
FEET WEST OF THE WEST LINE OF SOUTH STATE STREET; THENCE
2
NORTHEASTERLY TO A POINT IN THE WEST LINE OF SOUTH STATE STREET
100 FEET NORTH OF THE SOUTHEAST CORNER OF SAID LOT 16; THENCE
NORTH ALONG THE WEST LINE OF SOUTH STATE STREET 53.5 FEET TO THE
NORTHEAST CORNER OF SAID LOT 16; THENCE WEST ALONG THE NORTH
LINE OF SAID LOT, 165 FEET TO THE NORTHWEST CORNER OF SAID LOT;
THENCE SOUTH ALONG THE WEST LINE OF SAID LOT 66 FEET TO A POINT
87.5 FEET NORTH OF THE SOUTHWEST CORNER OF SAID LOT 16; THENCE
EAST PARALLEL WITH THE NORTH LINE OF WASHBURN STREET 50 FEET TO
THE POINT OF BEGINNING,IN THE CITY OF ELGIN, KANE COUNTY, ILLINOIS.
06-23-232-017
(commonly known as 310 South State Street).
Section 3. That the conditional use for a planned development 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 Laird Building
Partnership, an Illinois General Partnership composed of Stephen Laird and Robert
Laird, as applicant and property owner, received June 29, 2020, and supporting
documents including:
a. Rider Statement of Purpose and Conformance for Conditional Use, received
December 17, 2020;
b. Plat of Survey,prepared by Alan J. Coulson, P.C., dated April 29, 2019;
c. Architectural plans, including sheets PH, LS1, and EX1, prepared by Gilmore,
dated January 6, 2021, with such further revisions as required by the Community
Development Director;
d. A one-page letter from Matthews' Environmental Solutions, dated June 15, 2020;
and
e. A two-page letter from Matthews' Environmental Solutions, dated June 15, 2020.
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 the building addition with a
minimum building interior yard setback of 4.3 feet from the west property line.
3. A departure is hereby granted to allow the construction of the parking lot expansion
with a minimum vehicle use area interior yard setback of two feet from the south
property line.
4. A departure is hereby granted to allow the construction of the parking lot expansion
with a minimum vehicle use area street yard setback of 6.8 feet from the east property
line.
3
5. A departure is hereby granted to allow the construction of the refuse collection area
enclosure with a minimum interior yard setback of one foot from the west property line.
6. The proposed crematory shall operate in compliance with all applicable governmental
regulations.
7. 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.
David J.-'KWainAayor
Presented: March 10, 2021
Passed: March 10, 2021
Omnibus Vote: Yeas: 9 Nays: 0
Recorded: March 10, 2021
Published: March 11, 2021 5F
Kimberly Dewis, C' y Clerk
4
EXHIBIT A
February 1, 2021
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 17-20, an application by
Laird Building Partnership, an Illinois General Partnership composed of Stephen Laird and Robert
Laird, as applicant and property owner, requesting approval of a planned development as a
conditional use with departures from the Elgin Municipal Code requirements for the building
interior yard setback, vehicle use area street yard setback, vehicle use area interior yard setback,
the location of the refuse collection area, and any other departures as may be necessary or desirable
to establish a crematory as part of the existing funeral home with a parking lot expansion at the
property commonly referred to as 310 S. State Street.
GENERAL INFORMATION
Petition Number: 17-20
Property Location: 310 S. State Street
Requested Action: Planned development as a conditional use
Current Zoning: NB Neighborhood Business District and ARC Arterial Road
Corridor Overlay District
Proposed Zoning: No change. NB Neighborhood Business District and
ARC Arterial Road Corridor Overlay District
Existing Use: Funeral service
Proposed Use: No change. Funeral service
Applicant: Laird Building Partnership, an Illinois General Partnership
composed of Stephen Laird and Robert Laird
Owner Laird Building_Partnership, an Illinois General Partnership
Recommendation& Findings of Fact
Petition 17-20
February 1, 2021
composed of Stephen Laird and Robert Laird
Staff Coordinator: Damir Latinovic, AICP, Senior Planner
Exhibits Attached: A. Aerial
B. Zoning,May
C. Parcel May
D. Site Location
E. Development Application and Attachments
F. Draft Ordinance
BACKGROUND
Laird Building Partnership,an Illinois General Partnership composed of Stephen Laird and Robert
Laird, as applicant and property owner, is requesting approval of a planned development as a
conditional use with departures from the Elgin Municipal Code requirements for the building
interior yard setback, vehicle use area street yard setback, vehicle use area interior yard setback,
the location of the refuse collection area, and any other departures as may be necessary or desirable
to establish a crematory as part of the existing funeral home with a parking lot expansion at the
property commonly referred to as 310 S. State Street.
The 1.35-acre property, zoned NB Neighborhood Business District and ARC Arterial Road
Corridor Overlay District,is located on the west side of S. State Street approximately 75 feet south
of the S. State Street and Walnut Avenue intersection. The property is improved with a 10,414-
square foot two-story building occupied by Laird Funeral Home. The property also includes 82
parking spaces between six garage spaces in rear of the building accessed from the alley and 76
stalls in the surface parking lot south of the building. Laird Funeral Home recently purchased the
single-family home with adjacent parking lot at 334 S. State Street immediately south of and
adjacent to the existing funeral home parking lot with the intentions to expand its parking lot. The
properties adjacent to the north and south are also zoned NB Neighborhood Business District and
ARC Arterial Road Corridor Overlay District. The property to the north is improved with the Shell
motor vehicle service station while the property adjacent to the south is improved with a motor
vehicle repair shop home to Scott T's Auto Repair. The properties to the west,which are separated
by a 16-foot public alley, are zoned RC3 Residence Conservation District and are improved with
single-family homes. The property to the east across S. State Street is Ryerson Park zoned CF
Community Facility District.
-2 -
Recommendation & Findings of Fact
Petition 17-20
February 1, 2021
Walnut Ave
'�� ,M F9 r �• t �.
J
y
N Subect Property
A
i
Figure 1.Site area map with zoning overlay
Proposal
The applicant is proposing to construct a 1,483-square foot one-story addition to the building to
establish a crematory.The applicant is also proposing to demolish the existing vacant single-family
home at 334 S. State Street and expand its parking lot.
The proposed crematory is located in the southwest corner of the building 4.3 feet from the west
property line, which is one of the departures requested for the project as it does not meet the
required seven-foot building interior yard setback. The addition would include the retort room, a
small cremation chapel, and a storage/prep area room. The exterior of the addition would match
the exterior of the existing building with beige color brick. No changes are proposed to the rest of
the existing building.
The proposed parking lot expansion would increase the number of surface parking spaces from 76
to 96 parking spaces. With six garage parking spaces in rear of the building, the total number of
parking spaces on the property would increase from 82 to 102 parking spaces. The parking lot
expansion would be constructed in-line with the existing parking lot with additional parking lot
perimeter landscaping as required by the zoning ordinance. As the existing parking lot does not
meet the required vehicle use area street yard setback and interior yard setback, the proposed
parking lot expansion would also not meet those required setbacks and requires the approval of
departures from the zoning ordinance requirements. The applicant would keep the existing
detached garage located on the adjacent property to the south with access from the alley,but would
construct a new refuse collection area accessible from the alley. The enclosure for the refuse
collection area would be a six-foot high brick masonry wall with color matching the exterior of
- 3 -
Recommendation& Findings of Fact
Petition 17-20
February 1, 2021
the building as required by the zoning ordinance.
v
=V�non
I_I/atm _�----- --
IA-I I r re r:...m.
r _.'. I .__f
..._.__._r--.......__....................._......._..._......._..._..�---- -
4
Figure 2. Proposed south(top)and west(bottom)elevations of the building addition
The parking requirement for the funeral home will not change with the proposed addition of the
crematory.The funeral home is required to provide one parking space per four people in the largest
assembly space,plus one parking space per one employee during the peak shift. With the capacity
of 195 persons in the largest chapel and six employees during the peak shift, the funeral home is
required to provide 55 parking spaces. The proposed parking lot expansion would result in 102
parking spaces on the property. As such, the funeral home will continue to meet the parking
requirement.
Crematoriums are licensed by the Illinois Comptroller's Office, under the Illinois Crematory
Regulation Act (410 ILCS 18/1 et. seq). The application for a license must include an operating
permit issued by the Bureau of Air Permit Section of the Illinois EPA. State statute and the
administrative code include very specific operational, record-keeping, reporting, and training
requirements. The applicant anticipates the proposed crematory would operate 3-4 times per week
with each cremation process lasting 2-3 hours. The cremation process does not result in emission
of any unusual noise, ash,odor,or smoke. The proposed crematory would be licensed by the State
of Illinois and will comply with all state and federal requirements.
As the property is less than two acres in size, the applicant is requesting approval of a planned
development as a conditional use to allow for several departures from the zoning ordinance
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.
- 4 -
Recommendation& Findings of Fact
Petition 17-20
February 1, 2021
Table 1. Detail of Departures for 310 S. State Street
Requirement Proposal
Building Interior 7 feet 4.3 feet
Yard Setback
Vehicle Use Area 10 feet 6.8 feet
Street Yard Setback
Vehicle Use Area
Interior Yard 6 feet 2 feet
Setback
Refuse Collection
Area Setback 7 feet 1 foot
The Community Development Department offers the following additional information:
A. Property History. The property was zoned B Residential District by the first zoning
ordinance in 1927. By 1950, the property was zoned D Commercial District. In 1962, the
property was rezoned to B3 Service Business District. In 1992, the property was rezoned
to NB 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.
The existing funeral home building was constructed around 1900.
B. Surrounding Land Use and Zoning. The properties adjacent to the north and south are
also zoned NB Neighborhood Business District and ARC Arterial Road Corridor Overlay
District. The property to the north is improved with the Shell motor vehicle service station
while the property adjacent to the south is improved with a motor vehicle repair shop home
to Scott T's Auto Repair. The properties to the west, which are separated by a 16-foot
public alley,are zoned RC3 Residence Conservation District and are improved with single-
family homes. The property to the east across S. State Street is Ryerson Park zoned CF
Community Facility District.
C. Comprehensive Plan.The subject property is designated as Downtown Mixed-Use by the
City's 2018 Comprehensive Plan and Design Guidelines. Elgin's historic downtown
contains mixed-use structures featuring retail, restaurant, service uses, office and
residential uses. Mixed-use structures contribute to an active street life and help foster a .
unique sense of place within Elgin. A variety of uses should be encouraged throughout the
Downtown and should be located at or near the sidewalk with parking in the rear.
D. ZoningDistrict. The purpose and intent of the NB Neighborhood Business District is to
p iP �
provide for commercial areas supplying y daily convenience commodities and services to a
f development of an NB zoning district is limited b
neighborhood population. The scale o d g y
� pP p
- 5 -
Recommendation& Findings of Fact
Petition 17-20
February 1, 2021
the applicable site design regulations due to its function and resulting close proximity to
residences.
E. Trend of Development. The subject property is located in the neighborhood business
district centered around the intersection of S. State Street and Walnut Avenue. This
business district is characterized by several mixed-use buildings located at or near the
public sidewalks for pedestrian access. However, the area also includes several auto-
oriented uses, including the Shell motor vehicle service station and Scott T's motor vehicle
repair shop. The area has not seen any new development in recent years. Staff anticipates
this business district will continue to see new investment and redevelopment in the future
with uses primarily serving the residents from the immediate neighborhood,but also those
uses that serve the residents from the entire city.
FINDINGS
After due notice as required by law, the Planning & Zoning Commission conducted a public
hearing in consideration of Petition 17-20 on February 1, 2021. Testimony was presented at the
public hearing in support of the application. The Community Development Department submitted
a Development Application Review and Written Findings & Recommendation to the Planning &
Zoning Commission dated February 1, 2021.
The Community Development Department and the Planning & 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 1.35-acre property is improved with a 10,414-
square foot two-story building occupied by Laird Funeral Home, a vacant single-family
home, and a surface parking lot with 76 parking spaces. The vacant single-family home
would be demolished to accommodate the parking lot expansion. The proposed 1,500-
square foot building addition would not result in the loss of any existing parking spaces.
No existing site features including topography, watercourses, vegetation, and property
improvements exist that would have a negative impact on the proposed development. The
applicant would install six new shade trees and new shrubs along the perimeter of the
parking lot expansion as required by the zoning ordinance.
- 6 -
Recommendation& Findings of Fact
Petition 17-20
February 1, 2021
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.
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 property is served by municipal water, sanitary sewer, and storm water
systems. The applicant is not proposing any changes to the existing sewer and water
utilities and the addition for the crematory does not include new water service, other than
for the expanded fire suppression system.
The existing sewer and water facilities can adequately serve the existing use on the
property.
Because the parking lot expansion would largely replace existing impervious area where
the single-family home would be demolished, no new stormwater detention facility is
required.
C. Traffic and Parking Standard. The suitability of the subject property for the planned
development with respect to the provision ofsafe and efficient on-site and off-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"[SR]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
g J p p Y p P
respect to the provision of safe and efficient on-site and off-site vehicular circulation
designed to minimize traffic congestion. The applicant would remove one existing access
driveway to S. State Street as part of the parking lot expansion. This will improve the
existing traffic flow along S. State Street. The immediate area will continue to function
with safe and efficient traffic circulation.
The parking requirement for the funeral home will not change with the proposed crematory
addition. The funeral home is required to provide one parking space per four people in the
- 7 -
Recommendation& Findings of Fact
Petition 17-20
February 1, 2021
largest assembly space, plus one parking space per one employee during the peak shift.
With the capacity of 195 persons in the largest chapel and six employees during the peak
shift, the funeral home is required to provide 55 parking spaces. The proposed parking lot
expansion would result in 102 parking spaces on the property. As such, the funeral home
will continue to meet the parking requirement and will not have any negative effect on the
surrounding properties.
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 property was zoned B Residential District by the first zoning ordinance in
1927. By 1950, the property was zoned D Commercial District. In 1962, the property was
rezoned to B3 Service Business District. In 1992, the property was rezoned to NB
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.
The existing funeral home building was constructed around 1900.
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 properties
adjacent to the north and south are also zoned NB Neighborhood Business District and
ARC Arterial Road Corridor Overlay District. The property to the north is improved with
the Shell motor vehicle service station while the property adjacent to the south is improved
with a motor vehicle repair shop home to Scott T's Auto Repair.The properties to the west,
which are separated by a 16-foot public alley, are zoned RC3 Residence Conservation
District and are improved with single-family homes.The property to the east across S. State
Street is Ryerson.Park zoned CF Community Facility District.
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 in the neighborhood business
- 8 -
Recommendation& Findings of Fact
Petition 17-20
February 1, 2021
district centered around the intersection of S. State Street and Walnut Avenue. This
business district is characterized by several mixed-use buildings located at or near the
public sidewalks for pedestrian access. However, the area also includes several auto-
oriented uses,including the Shell motor vehicle service station and Scott T's motor vehicle
repair shop. The area has not seen any new development in recent years. Staff anticipates
this business district will see new investment and redevelopment in the future with uses
primarily serving the residents from the immediate neighborhood,but also those uses that
serve the residents from the entire city.
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
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 Downtown Mixed-Use by the City's 2018
Comprehensive Plan and.Design Guidelines. Elgin's historic downtown contains mixed-
use structures featuring retail, restaurant, service uses, office and residential uses. Mixed-
use structures contribute to an active street life and help foster a unique sense of place
within Elgin.A variety of uses should be encouraged throughout the Downtown and should
be located at or near the sidewalk with parking in the rear.
I. 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 1.35-
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
- 9 -
Recommendation & Findings of Fact
Petition 17-20
February 1, 2021
addition of a crematory in rear of the existing building, and the expansion of the parking
lot in-line with the existing parking lot which currently does not meet certain setback
requirements. The proposed parking lot expansion would provide additional on-site
parking, which would reduce any negative effects from funeral home customers utilizing
on-street parking during peak times. The addition of the crematory represents a desirable
re-investment in an existing property that would allow the funeral home to remain in its
location serving the Elgin residents for the foreseeable future.
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 1.35-acre property is almost entirely improved
with two buildings, a detached garage, and accessory parking lots. Limited vegetation
consisting of 15 shade and evergreen trees and various shrubs exist along the perimeter and
within the existing parking lot. In addition, the applicant would install six new shade trees
and new shrubs along the perimeter of the parking lot expansion as required by the zoning
ordinance. No existing site features including topography, watercourses, vegetation, and
property improvements exist that would have a negative impact on the proposed
development.
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 addition of the proposed crematory would allow the funeral home to expand
its business and remain in its current location serving the residents of Elgin for the
foreseeable future.The parking lot expansion would increase the number of on-site parking
spaces reducing any negative effect from customers utilizing on-street parking during peak
times. New landscaping materials along the perimeter of the parking lot expansion would
include the trees and shrubs to enhance the screening from adjacent properties. The
proposed crematory would be licensed by the State of Illinois and will comply with all state
and federal requirements. The proposal would not have any negative effect on the adjacent
residential properties to the north.
- 10 -
Recommendation& Findings of Fact
Petition 17-20
February 1, 2021
PLANNED DEVELOPMENT DEPARTURES AND EXCEPTIONS
The applicant is requesting the following departures from the requirements of the zoning
ordinance:
1. Section 19.35.335, "Site Design". The minimum required building interior yard setback
along the west property line is seven feet. The applicant is proposing a 4.3-foot building
interior yard setback for the proposed addition.
2. Section 19.35.335, "Site Design". The minimum required vehicle use area street yard
setback is ten feet. The applicant is proposing a vehicle use area street yard setback of 6.8
feet.
3. Section 19.35.335, "Site Design". The minimum required vehicle use area interior yard
setback is six feet. The applicant is proposing a vehicle use area interior yard setback of
two feet.
4. Section 19.90.015 "Definitions and Regulations". The minimum required interior yard
setback for the refuse collection area is seven feet. The applicant is proposing to construct
a new refuse collection area with a one-foot interior yard setback.
Staff finds the proposed departures are appropriate for an expansion of a desirable and necessary
existing use. The proposal represents a re-investment in an existing facility that would ensure the
funeral home remains in its existing location serving the residents of Elgin for the foreseeable
future.
The existing property is almost entirely built-out. While the proposed building addition for the
crematory does not meet the required seven-foot interior yard setback, it is located in rear of the
existing building where it would have minimal impact on the adjacent uses. The existingl6-foot
alley in rear of the building provides additional separation from the adjacent residential properties
to the west.
The proposed vehicle use area setbacks are necessary for the logical in-line expansion of the
existing parking lot that would provide safe and efficient on-site circulation. The proposed two-
foot setback separates the proposed parking lot expansion from the commercial property adjacent
to the south(a motor vehicle repair shop), while the proposed 9-foot setback to the west property
line and the existing 16-foot alley provide more than adequate separation from the adjacent
residential properties to the west.
The new enclosure for the refuse collection area, which must be relocated due to the proposed
building addition, is situated so that it is accessed from the alley and does not have a negative
effect on the parking lot traffic circulation. The refuse collection area would be enclosed with a
six-foot high solid brick masonry wall with color matching the exterior of the building.
- 11 -
Recommendation & Findings of Fact
Petition 17-20
February 1, 2021
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,
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 1.35-acre property is improved with a 10,414-square foot two-
story building occupied by Laird Funeral Home,a vacant single-family home,and a surface
parking lot with 76 parking spaces. The vacant single-family home would be demolished
to accommodate the parking lot expansion. The proposed 1,500-square foot building
addition would not result in the loss of any existing parking spaces.No existing site features
including topography, watercourses, vegetation, and property improvements exist that
would have a negative impact on the proposed development. The applicant would install
six new shade trees and new shrubs along the perimeter of the parking lot expansion as
required by the zoning ordinance.
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 is served by municipal water, sanitary sewer, and storm water systems. The
applicant is not proposing any changes to the existing sewer and water utilities and the
addition for the crematory does not include new water service, other than for the expanded
fire suppression system. The existing sewer and water facilities can adequately serve the
existing use on the property.
Because the parking lot expansion would largely replace existing impervious areas where
the single-family home would be demolished, no new stormwater detention facility is
required.
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 applicant would remove one existing access driveway to
S. State Street as part of the parking lot expansion. This would reduce any negative impact
- 12 -
Recommendation& Findings of Fact
Petition 17-20
February 1, 2021
the existing parking area has on the traffic flow along S. State Street. The immediate area
will continue to function with safe and efficient traffic circulation.
The parking requirement for the funeral home will not change with the proposed crematory
addition. The funeral home is required to provide one parking space per four people in the
largest assembly space, plus one parking space per one employee during the peak shift.
With the capacity of 195 persons in the largest chapel and six employees during the peak
shift, the funeral home is required to provide 55 parking spaces. The proposed parking lot
expansion would result in 102 parking spaces on the property. As such, the funeral home
will continue to meet the parking requirement and will not have any negative effect on the
surrounding properties.
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 proposal represents a re-investment in an existing facility that would
ensure the funeral home remains in its existing location serving the residents of Elgin for
the foreseeable future. The proposal would assure the property can meet all funeral service
needs of the city residents. The proposed addition would be constructed with brick
masonry to match the exterior of the existing building. The new parking lot would be
constructed in-line with the existing parking for safe and efficient circulation on the
property. New landscaping in compliance with the requirements of the zoning ordinance
would screen the parking lot expansion from the adjacent properties. The proposed
crematory would be licensed by the State of Illinois and will comply with all state and
federal requirements. No evidence has been submitted or found that the proposal 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
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.
- 13 -
Recommendation& Findhigs of Fact
Petition 17-20
February 1, 2021
RECOMMENDATION
The Community Development Department and the Planning & Zoning Commission recommend
approval of Petition 17-20, subject to the following conditions:
1. Substantial conformance to the Development Application submitted by Laird Building
Partnership, an Illinois General Partnership composed of Stephen Laird and Robert Laird,
as applicant and property owner, received June 29, 2020, and supporting documents
including:
a. Rider Statement of Purpose and Conformance for Conditional Use,received December
17, 2020;
b. Plat of Survey,prepared by Alan J. Coulson, P.C., dated April 29, 2019;
c. Architectural plans, including sheets Prl, LS1, and EX1, prepared by Gilmore, dated
January 6, 2021, with such further revisions as required by the Community
Development Director;
d. A one-page letter from Matthews' Environmental Solutions, dated June 15, 2020; and
e. A two-page letter from Matthews' Environmental Solutions, dated June 15, 2020.
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 the building addition with a
minimum building interior yard setback of 4.3 feet from the west property line.
3. A departure is hereby granted to allow the construction of the parking lot expansion with a
minimum vehicle use area interior yard setback of two feet from the south property line.
4. A departure is hereby granted to allow the construction of the parking lot expansion with a
minimum vehicle use area street yard setback of 6.8 feet from the east property line.
5. A departure is hereby granted to allow the construction of the refuse collection area
enclosure with a minimum interior yard setback of one foot from the west property line.
6. The proposed crematory shall operate in compliance with all applicable governmental
regulations.
7. Compliance with all applicable codes and ordinances.
- 14-
Recommendation & Findings of Fact
Petition 17-20
February 1, 2021
The vote of the Planning and Zoning Commission on the motion to recommend approval, subject
to the conditions outlined above, was six (6) yes, zero (0)no, zero (0) abstentions. All members
were present.
Respectfully Submitted,
s/JAY Cox
Jay Cox, Chairman
Planning&Zoning Commission
s/Damir Latinovic
Damir Latinovic, AICP; Secretary
Planning&Zoning Commission
- 15 -
v-
y
O
3 � •
Hope Ct p1.. �'
■
r sta"djst, Subject Property
1 p Y
Petition 17-20
Standish St Standish St
Walnut Ave
Walnut Ave
.F
N
Mt
V 1
Of N
1
_ h ■. 9
Washburn St Washburn_St' H �o
i t
Oak St Oak St
EXHIBIT Aerial/Location Ma "
p w+E
s
Map prepared by City of Elgin o 55 tto 220 330 aaFeet
Department of Community Development
PMFR�
5�
Ve�e
PCF RC3
PCC
C•F
CF
Hope Ct
H t
v� m tall G
S
W 3
Subject Property
Petition 17-20 NB Natty°a,st
Wainut Ave RB
Legend t
QRC1 Residence Conservation 1 _
Q RC2 Residence Conservation 2 y
v
QRC3 Residence Conservation 3
QPRC Planned Residence Conservation y S
Q SFR1 Single Family Residence 1 N7
ti
Q PSFR1 Planned Single Family Residence 1
O SFR2 Single Family Residence 2 RC3
O PSFR2 Planned Single Family Residence 2
O TRF Two Family Residence N
t
QPTRF Planned Two Family Residence
O MFR Multiple Family Residence H
O PMFR Planned Multiple Family Residence C
QRB Residence Business
m
C3PRB Planned Residential Business
WNB Neighborhood Business ^F
®PNB Planned Neighborhood Business
®AB Area Business
Oak St
-PAB Planned Area Business
-CC1 Center City 1
-CC2 Center City 2
-PCC Planned Center City
-ORI Office Research Industrial
-PORI Planned Office Research Industrial
-GI General Industrial Harding St
-PGI Planned General Industrial
Q
-Cl Commercial Industrial _ Q
G �
-CF Community Facility O/ange St t
-PCF Planned Community Facility 11) Q
Fox RiverTT-DTTU= it
EXHIBIT B Zoning Map p WEE
s
Map prepared by City of Elgin 0 70 140 280 420 560
Feet
Department of Community Development
St
Na
Walnut Ave
Subject Property
310 S. State St.
Petition 17-20
0623232013
0
co
0623232014 w.
CO)
a)
w
� I
y
I
0623232015
i
I
0623232016
0623232017
EXHIBIT Parcel Map N
i
I
City of Elgin
Department of Community Development 0 12.5 25 50 75 100
Feet
EXHIBIT D
SITE LOCATION
310 S. State Street
Petition 17-20
W.Yw,Ave
Sub ect Pro ert
N
I
A'
VAN .000 V A S,.
Site area map with zoning overlay
.r-- -
s
swu
r
Streei
Y ' 4-
-�" � e
South S.
'�•`� � V ewe ... � , � � �S��PPr '� ��
yecs 4
v
r s ti r ®�UI[i�Li'�l7
Bird's eye view looking west
EXHIBIT D
SITE LOCATION
310 S. State Street
Petition 17-20
South elevation of the existing building (rear portion)
West elevation of the existing building (rear portion)
EXHIBIT D
SITE LOCATION
1 S. State Street
Petition 1
Existing single-family home to be demolished
South side of the existing funeral home
1�