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HomeMy WebLinkAboutG14-21 Ordinance No. G 14-21 AN ORDINANCE GRANTING A CONDITIONAL USE FOR A PLANNED DEVELOPMENT IN THE CC2 CENTER CITY DISTRICT WITH CERTAIN DEPARTURES FROM THE ELGIN ZONING ORDINANCE (151 North Spring Street) WHEREAS, written application has been made requesting conditional use approval for a planned development to construct a 300-square foot addition to the existing building with certain departures from the Elgin zoning ordinance at 151 North Spring Street; and WHEREAS, the zoning lot containing the premises at 151 North Spring Street is legally described herein(the"Subject Property"); and WHEREAS, the Subject Property is located within the CC2 Center City District; 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 in the CC2 Center City 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. I Section 2. That a conditional use for a planned development to construct a 300-square foot addition to the existing building with certain departures from the Elgin zoning ordinance is hereby granted for the property commonly known as 151 N. Spring Street, and commonly identified by Kane County Property Index Number 06-13-151-006, and legally described as follows: Lot One, (1) in Block Four, (4), in S. Newton's Addition to Elgin, in the City of Elgin, Kane County, Illinois (commonly known as 151 N. Spring 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 Spruce and Main Properties LLC,as applicant and property owner,received October 22,2020,and supporting documents including: a. Conditional Use-Statement of Purpose and Conformance letter, prepared by Red Line Architects, Ltd., dated January 5, 2021; b. Plat of Survey, prepared by Alan J. Coulson, P.C., dated March 13, 2017; c. A seven-page architectural plan set, including Zoning and Scope, Site Plan, Landscape Plan, Building Plan, Elevations, Color Rendering and Proposed Materials, and Signage and Proposed Materials sheets, prepared by Red Line Architects, Ltd., dated January 5, 2021, with such further revisions as required by the Community Development Director; and d. Electrical Site Plan, prepared by RTM Engineering Consultants, dated January 5, 2021, with such further revisions as required by the Community Development Director. 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 street yard setback of 25 feet from the west property line and 49.75 feet from the south property line. 3. A departure i p s hereby granted to allow the construction of the building addition with minimum 40% (3,298 square feet) building coverage. 4. A departure is hereby granted to allow the construction of a refuse collection area with six-foot high non-masonry steel panels. 5. A departure is hereby granted to allow the construction of ground floor storefront windows with semi-transparent, gray-tinted glazing. 2 6. A departure is hereby grated to allow the construction of site lighting with a minimum light reading on pavement of 0.045 foot candles, and average to minimum site lighting uniformity ratio of 34.19. 7. The existing free-standing pylon sign shall be removed with the construction of the proposed building addition. 8. The motor vehicle repair shop employees shall park personal vehicles at the City of Elgin Center Parking Structure or other municipal parking facility. 9. 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. wain,,Mayor Presented: March 10, 2021 Passed: March 10, 2021 Omnibus Vote: Yeas: 9 Nays: 0 rN Recorded: March 10, 2021 Published: March 11, 2021 �, f Attest* 9 niberly Dewi ity Clerk 3 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 32-20, an application by Spruce and Main Properties LLC, 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 street yard setback, minimum permitted building coverage,parking lot lighting standards, refuse enclosure screening, ground level storefront glazing, and any other departures as may be necessary or desirable to construct an addition to the existing motor vehicle repair shop at the property commonly referred to as 151 N. Spring Street. GENERAL INFORMATION Petition Number: 32-20 Property Location: 151 N. Spring Street Requested Action: Planned development as a conditional use Current Zoning: CC2 Center City District Proposed Zoning: No change. CC2 Center City District Existing Use: Motor vehicle repair shop Proposed Use: No change. Motor vehicle repair shop Applicant: Spruce and Main Properties LLC Owner Spruce and Main Properties LLC Staff Coordinator: Damir Latinovic, AICP, Senior Planner Exhibits Attached: A. Aerial Recommendation & Findings of Fact Petition 32-20 February 1, 2021 B. Zoning Map C. Parcel Map D. Site Location E. Development Application and Attachments F. Draft Ordinance BACKGROUND Spruce and Main Properties LLC, as applicant and property owner, are requesting approval of a planned development as a conditional use with departures from the Elgin Municipal Code requirements for the building street yard setback, minimum permitted building coverage,parking lot lighting standards, refuse enclosure screening, ground level storefront glazing, and any other departures as may be necessary or desirable to construct an addition to the existing motor vehicle repair shop at the property commonly referred to as 151 N. Spring Street. The 8,326-square foot property,zoned CC2 Center City District,is located at the northeast corner of Spring Street and Dexter Avenue. On the north side, the property is adjacent to a 12-foot wide paved, city-owned alley. The property is improved with a 3,007-square foot one-story building home to Martin Service motor vehicle repair shop with four service bays. The remainder of the property is paved with nine parking spaces in front of the building. Depressed street curb exists along both the Spring Street and Dexter Avenue for vehicular access to the site. A nonconforming pylon sign is located near the intersection of the two streets. The properties to the north, east, and south are also zoned CC2 Center City District, while the property to the west across Spring Street is zoned CC1 Center City District. The property to the north is improved with two buildings (a one-story and a two-story building) and the accessory parking lot. Both buildings ae occupied by accounting firm offices. The property adjacent to the east is a two-story brick building with six residential units. The property to the south is home to St. John's Lutheran Church. The property to the west across N. Spring Street is home to Elgin Police Department building with accessory parking. - 2 - Recommendation& Findings of Fact Petition 32-20 February 1, 2021 SymPlon y�WPJ 11 __'� _ ir_-►� t Subject Property Norm sl n N - < d K �c Cl Dealer Ave i N • u Figure 1.Site area map with zoning overlay Proposal The applicant is proposing to construct a 297-square foot addition to the building and restore the existing brick exterior on the south and west facades. The proposed building addition would accommodate the fifth service bay to allow the applicant to service today's longer vehicles and light pick-up trucks. The addition would be located 25 feet from the west property line to allow for one stacking space in front of the service bay door. The addition would be located 49.75 feet from the south property line to maintain as many existing parking spaces on the property as possible. To accommodate the new service bay, the existing office area and customer waiting room would be relocated to the south at the southwest corner of the building. The proposal includes the removal of the existing wood siding and the mansard roof on the building's west and south elevations and the restoration of the existing brick. The original brick to be removed for the new service bay addition would be used to repair the existing damaged brick in other areas of the building's south and west facades. The addition would be clad in concrete- look, gray, fiber cement siding panels, which would provide a stark contrast between the new addition and the restored brick of the original building.A new canopy would be hung over the new service bay door and over the relocated office/waiting area storefront windows. The storefront windows would feature semi-transparent,gray-tinted glass to reduce the heat gain from the western sun exposure. The same semi-transparent, gray-tinted glass would also be installed in all existing service bay doors giving the building a unified exterior.The applicant would also install eight new goose-neck building-mounted light fixtures for site lighting. - 3 - Recommendation & Findings of Fact Petition 32-20 February 1, 2021 PRCI'LRIY LNE — f..�_ ; •W~'.. XIS. --- ---- -- LIGHT I --- POLE HI("CI h ' - ®- I --1'.r L•• RACKS- 'I G DU'LDN I'T RFV-?SE V X -U" 'ALL 'U" TYPE NIW vVhlCl -- I V Ittil 'EKiG qHA F RKIN- SfCTS - 44 I < __I •I _W1 CRETE WALK J STEEL SOS-WITH STEEL FRAM AND VEftiCAL PROPOSED F STEEL 'AKEL DUMPSTER EN OSJRE PAINTD •i ADDITION; --_y`F%%//A��J x 8•_C" I M •l0'-0" IN I !0 MA f,H HUI)NG ACChNI. SI HACK fi' hHOM PROPOSED < rc X FRONT BUI'_DNG FACADE W/NEW CON.^..PAD. OOLLARO LAVCSCAPC D=D � J I� I,••I � I' W/POURED u ^ EXIST NG ASPHALT PROPOSED 25--JIEDIN�i / " CONCR-TE CVR3 N < ^ �" - u PAVING:GNIN), Sh MACK-HI 1:0 10 WFSI N RESURFACE, I LOT UN. RF-STR Pf, N'W PAVING/PATCHING oI v> .aIIY� 2 STD PARKING STALLS I I w AS REQUIRED, I Ix 0 �V O 1' 1 ICAP PARKING SIAI I PICAL ENTIRE LOT. in ai NIY� m J CLRB STO'S TYPICAL 'o 8•VEI ICLC USE SC7DACK GIs PROPOSED LANDSCAPE _ C)C•� ,} BED W/POLRED ' - CONCRETE CLRB '`-b. C)•:ti�i.; I PROPERTY LINE �� �� I• '!I PAVERS E%ST. BRICK ASPHA_T CONCRETE APRON 40• •• - PAVERS .. REMAN 0 XIS 1.T P0� I I III ,j LIGHT POLE EXIST. FH NOIL r- EXIST. DEPRESSED CURD EXIST. CEPRESSEC CURD STANDARD SPRING ST. '-Nhw IMPHFSShD CURH � ~ STANDARD PARKING STALL: 9•W X 18'-6"LONG � Figure 2.Proposed site plan The proposed work includes only minor site alterations. The applicant would widen the existing depressed curb along N. Spring Street to provide direct access to the new service bay. The work also includes the removal of the existing pylon sign,which would be replaced with a new landscape 1 new shrubs. A second landscape bed with another 12 shrubs as foundation plantings bed with S e shru p p g would be installed on the south side of the proposed addition. No new monument sign would be installed. The applicant would install two,new reverse "U" bike racks on the south side of the building for parking of four bicycles. The property is not required to provide any regulatory parking. The property is located in the CC2 District within 800 feet of a public parking facility. The Center Parking Deck is located approximately 475 feet from the subject property. With the property being only 8,326 square feet in area and fully improved with the building and the vehicle use area, it is not physically possible to provide the 18 parking spaces required by the zoning ordinance on the property. The applicant is proposing to maintain eight standard off-street parking spaces within the on-site vehicle use area. Five service bays and five spaces outside the service bay doors represent another ten spaces for service vehicles. In total there are 18 parking spaces to be used for service vehicles. The applicant has agreed to require its employees to use the Center parking deck for parking of their personal vehicles. As the property is less than two acres in size, the applicant is requesting approval of a planned -4 - Recommendation & Findings of Fact Petition 32-20 February 1, 2021 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. Table 1. Detail of Departures for 151 N. Spring Street Requirement Proposal Building Street Yard No street yard setback 25 feet from west property line Setback allowed 49.75 feet from south property line Building Coverage Min. 50%(4,158 sq. ft.) 40%(3,298 sq. ft.) Refuse Collection Masonry enclosure Non-masonry(steel panels) enclosure Area Ground Level Transparent storefront Semi-transparent, gray-tinted glazing. Storefront glazing Outdoor Lighting 0.6 foot candles min. on 0.045 foot candles min. on pavement Standards pavement Max. avg/min. ratio: 34.19 Max. avmin. ratio: 4 The Community Development Department offers the following additional information: A. Property History. The property was zoned E Commercial 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 CC2 Center City District as part of the comprehensive amendment to the zoning ordinance. The existing building was constructed around 1934. B. Surrounding Land Use and Zoning. The properties to the north, east, and south are also zoned CC2 Center City District, while the property to the west across N. Spring Street is zoned CC1 Center City District. The property to the north is improved with two buildings (a one-story and a two-story building) and the accessory parking lot. Both buildings ae occupied by accounting firm offices. The property adjacent to the east is a two-story brick building with six residential units. The property to the south is home to St. John's Lutheran Church. The property to the west across N. Spring Street is home to Elgin Police Department building with its accessory parking lot C. Comprehensive Plan. The subject property is designated as Multi-family by the City's 2018 Comprehensive Plan and Design Guidelines. Multi-family development consists of structures that have multiple dwelling units that are stacked vertically and feature common entrances, stairways, and amenities. Similar to single-family attached development, there - 5 - Recommendation& Findings of Fact Petition 32-20 February 1, 2021 ae a variety of multi-family residential development throughout the City including apartments, condominiums, and senior housing. The Housing Authority of Elgin also maintains several multi-family public housing communities. Multi-family development should be encouraged along major corridors where it can serve as a buffer between commercial areas and single-family neighborhoods. As with single-family attached development,properties in and around Downtown Elgin should also be targeted for multi- family development where residents are in proximity to numerous community amenities. Multi-family infill of appropriate scale and character should be encouraged while the conversion of single-family homes to multi-family structures should be discouraged. Densities should range from 8-140 du/ac. New development exceeding 60 dwelling units to the acre should be within or immediately adjacent to the Downtown Mixed-Use area identified on the Residential Areas Framework Plan and%or at rail stations.Notwithstanding this suggested range, existing multi-family developments should proceed cautiously when considering increasing the existing density.Minimally,factors to consider when evaluating such a proposal include the context and character of the site and surrounding development pattern, availability of parking and mass transit, existing natural resources and open space, and appropriate accommodations for stormwater. D. Zoning District. The purpose and intent of the CC2 center city district is to facilitate the implementation of the official comprehensive plan for the center city, as focused on a distinctive subarea of the city with a common urban fabric. The CC2 zoning district provides for a concentration of finance, service, retail, civic, office, and cultural uses, in addition to complementary uses such as hotels, entertainment and housing. The development standards are intended to encourage a mix of activity in the area while providing for quality development that maintains a sense of history, human scale and pedestrian oriented character. The development standards are intended to promote a transition between the more intense development in the CC 1 zoning district and the residential neighborhoods surrounding the center city. E. Trend of Development. The subject property is located in downtown Elgin. Over the years, downtown Elgin has served as a cultural and commercial center of the community. Beginning in the 2nd half of the 20d'century,commercial uses started to relocate outside.of the downtown and along busy arterials on the periphery of the city following the residents who moved to the single-family residential neighborhoods, and in search of properties better suited for the auto-oriented development. While downtown Elgin remains the cultural and civic center of the community, with the Civic Center, Hemmens Auditorium, the Center of Elgin, the post office, and the Gail Borden Library all located in and around downtown Elgin, the presences of residential and commercial uses is only slowly coming back. Some auto-oriented uses, such as motor vehicle repair shops are expected to remain and continue to serve the residents in the immediate neighborhoods. Since the early 2000s,the City has been encouraging the development of new multi-family residential developments with homes they would bring back the demand for local - 6 - Recommendation & Findings of Fact Petition 32-20 February 1, 2021 commercial and office uses. The downtown maintains its historic and pedestrian-oriented character and is home to many sit-down and fast-food restaurants.The City anticipates the revitalization trend will continue in the future with several sites including the old Gail Borden Library site and the remainder of Fountain Square development still available for new multi-family buildings. FINDINGS After due notice as required by law, the Planning & Zoning Commission conducted a public hearing in consideration of Petition 32-20 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 8,326-square foot property is entirely improved with the building and the vehicle use area. The proposed addition would replace a portion of and reduce the existing vehicle use area. As part of the project, the applicant would remove the existing pylon sign on the property and replace it with a landscape bed with 15 new shrubs. A second landscape bed with another 12 shrubs as foundation plantings would be installed on the south side of the proposed addition. No existing site features including topography, watercourses, vegetation, and property improvements exist 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. 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 - 7 - Recommendation & Findings of Fact Petition 32-20 February 1, 2021 systems. The applicant is not proposing any changes to the existing sewer and water utilities. The existing sewer and water facilities can adequately serve the existing use on the property. 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 respect to the provision of safe and efficient on-site and off-site vehicular circulation designed to minimize traffic congestion.The proposed addition would replace a portion of and reduce the existing vehicle use area. The applicant would also widen the existing depressed curb along N. Spring Street to create a direct access for the new service bay. A depressed curb already exists along the majority of the property's frontage along both N. Spring Street and Dexter Avenue. The proposal would not have any negative effect on the existing traffic pattern on the two surrounding streets. The immediate area will continue to function with safe and efficient traffic circulation. The subject property is located in the CC2 Center City District and is not required to provide any parking spaces on site. The property is fully built out and additional on-site parking cannot be established with existing improvements on the property. The property is located approximately 475 feet from a City-owned parking facility (the Center parking deck) and is therefore not required to provide any on-site parking spaces. The applicant would provide eight standard parking spaces for parking of service vehicle. Five service bays and five stacking spaces in front of each service bay provide.ten additional spaces for service vehicles. This represents a total of 18 parking spaces for service vehicles. The employees would be required to park at the Center parking deck. As such,the existing use would 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 - 8 - Recommendation & Findings of Fact Petition 32-20 February 1, 2021 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 E Commercial 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 CC2 Center City District as part of the comprehensive amendment to the zoning ordinance. The existing building was constructed around 1934. 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 to the north, east, and south are also zoned CC2 Center City District, while the property to the west across N. Spring Street is zoned CC Center City District. The property to the north is improved with two buildings (a one-story and a two-story building) and the accessory parking lot. Both buildings ae occupied by accounting firm offices. The property adjacent to the east is a two-story brick building with six residential units. The property to the south is home to St. John's Lutheran Church. The property to the west across N. Spring Street is home to Elgin Police Department building with its accessory parking lot. 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 downtown Elgin. Over the years, downtown Elgin has served as a cultural and commercial center of the community. Beginning in the 2nd half of the 20th century, commercial uses started to relocate outside of the downtown and along busy arterials on the periphery of the city following the residents who moved to the single-family residential neighborhoods, and in search of properties better suited for the auto-oriented development. While downtown Elgin remains the cultural and civic center of the community, with the Civic Center, Hemmens Auditorium,the Center of Elgin,the post office, and the Gail Borden Library all located in and around downtown Elgin, the presences of residential and commercial uses is only slowly coming back. Some auto-oriented uses, such as motor vehicle repair shops are expected to remain and continue to serve the residents in the immediate neighborhoods. i -9 - Recommendation& Findings of Fact Petition 32-20 February 1, 2021 Since the early 2000s,the City has been encouraging the development of new multi-family residential developments which would also bring back the demand for local commercial and office uses. The downtown maintains its historic and pedestrian-oriented character and is home to many sit-down and fast-food restaurants. The City anticipates the revitalization trend will continue in the future with several sites including the old Gail Borden Library site and the remainder of Fountain Square development still available for new multi-family buildings. 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 Multi-family by the City's 2018 Comprehensive Plan and Design Guidelines. But,the plan also encourages such multi-family development along arterial roads where they can serve as a buffer between the commercial development and single-family residential neighborhoods, and not just in and around Downtown Elgin. The subject property is only 8,326 square feet in area and is not well suited for a new multi- family development. The proposed restoration of the existing building would keep the motor vehicle repair shop in its location for years to come and meets several goals and objectives of the Comprehensive Plan. This includes the objective to support and maintain a mix of uses within the Downtown area and to continue existing efforts to maintain the Downtown as a diverse employment center. The proposal is also consistent with the objective for context sensitive development that replicates the sale and character of Downtown and the surrounding area and minimizes and mitigates any negative impacts on adjacent land uses. 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. - 10- Recommendation & Findings of Fact Petition 32-20 February 1, 2021 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 8,326-square foot 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 restoration of the building with original brick fagade while modernizing its interior to serve the existing use in the future.The proposal would eliminate an unattractive facade and a mansard roof and replace it with a modern exterior which accentuates the building's rich history and its location in downtown Elgin. The proposal represents a very desirable re-investment in an existing successful business that would allow it to remain in its current location and continue to serve the Elgin residents. 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 8,326-square foot property is entirely improved with the 3,007-square foot building and the accessory vehicle use area. The proposed addition would not eliminate any natural features. The applicant would create a new landscape bed at the southwest corner of the property and install 15 new shrubs. A second landscape bed with another 12 shrubs as foundation plantings would be installed on the south side of the proposed addition. 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 subject property would continue to be home to just one use: a motor vehicle repair shop.The proposed addition would maintain eight regular parking spaces for service vehicles and another ten spaces for service vehicles inside the service bays and directly in front of the service bay doors. The applicant has agreed to require all employees to park in the Center parking deck to minimize any negative effect on the immediate neighborhood. Meanwhile, the proposed building renovation with the contemporary building addition would have a positive effect on the surrounding property values. - 11 - Recommendation & Findings of Fact Petition 32-20 February 1, 2021 PLANNED DEVELOPMENT DEPARTURES AND EXCEPTIONS The applicant is requesting the following departures from the requirements of the zoning ordinance: 1. Section 19.35.735, "Site Design". No building street yard setback is permitted. The applicant is proposing a 25-foot street yard setback from the west property line and a 49.75- foot street yard setback from the south property line. 2. Section 19.35.335, "Site Design". The minimum required building coverage on the property is 50% (4,158 square feet). The applicant is proposing a 40%(3,298 square feet) building coverage. 3. Section 19.14.700, "Additional Architectural and Exterior Building Material Requirements for Commercial, Industrial or Institutional Development". The refuse collection area is required to be enclosed with a solid, masonry wall. The applicant is proposing a non-masonry, steel panel enclosure for the refuse collection area. 4. Section 19.35.735, "Site Design". The ground-floor storefront windows are required to have transparent glazing. The applicant is proposing semi-transparent, gray-tinted ground- floor storefront glazing. 5. Section 19.13.130, "Standards". The minimum permitted light reading on the pavement is 0.6 foot candles, and the maximum permitted average to minimum light reading is four foot candles. The applicant is proposing minimum light reading of 0.045 foot candles and 34.19 foot candles average to minimum ratio for outdoor lighting. Staff finds the proposed departures are appropriate and necessary for a desirable re-investment and restoration of an existing downtown building. The proposed building addition would allow the applicant to maintain a desirable business in its current location and continue to provide essential service to the residents of the immediate area. The location of the proposed addition for the fifth service bay is a result of the building's current location. The existing building is located 39.57 feet from the west property line which allows for service vehicle stacking in front of the building's service bay doors.The new addition would create a longer bay allowing the applicant to service today's longer vehicles and it would bring the building closer to the west property line and closer to compliance with the zoning ordinance. The addition is set 25 feet from the west property line, which will still allow for one vehicle to park/stack in front of the new service bay door. Similarly, the new addition is located 49.75 feet from the south property line to allow the applicant to maintain as many parking spaces on the property for parking of service vehicles. The proposed 40% building coverage is also due to the size of the existing building, which - 12 - Recommendation & Findings of Fact Petition 32-20 February 1, 2021 currently covers approximately 36%(3,007 square feet) of the property. The new 291-square foot addition would provide the needed, longer, fifth bay and maintain adequate parking for service vehicles in front of each service bay door with eight additional standard parking spaces on site. The applicant is not proposing a masonry enclosure for the refuse collection area due to the site constraints. The proposed location for the refuse collection area is the only possible location on the property. However, if the refuse collection area was enclosed with masonry walls, the walls would add approximately two feet the overall width of the refuse collection area. The additional two feet would not leave enough room for code-compliant access to the existing entrance door immediately east of the refuse enclosure. Instead of the masonry,the applicant is proposing a steel panel enclosure that would match the steel gate on the front of the refuse collection area and further enhance the contemporary look of the building addition against the contrast to the traditional brick of the existing building. Because the property is located in the CC2 district,all ground floor storefronts are required to have transparent glazing. The requirement comes from the desire to have transparent retail storefronts in the pedestrian-oriented downtown. However, the building has an auto-oriented use, and it's set back away from the public sidewalk with parking in front of it. The glazing faces west and needs to be tinted to reduce the heat gain from the western sun exposure. In addition,the applicant would also install the same semi-transparent,gray-tinted glass on the service bay doors creating a unified exterior of the west elevation. Finally, the proposed departures from the outdoor lighting standards are a result of not installing any free-standing parking lot light fixtures. The only outdoor light fixtures proposed are mounted on the building.As the property's light readings only account for lighting installed on the property, this results in the minimum light reading in the southwest corner of the property furthest from the building:In reality, the light reading on the pavement will be much larger than the minimum 0.6 foot candles required because there is one existing street light along N. Spring Street immediately in front of the building. Another streetlight is located at the northeast corner of the N. Spring Street and Dexter Avenue intersection. Because the calculated minimum light reading is so much lower than the minimum required(0.045. foot candles proposed vs 0.6 required)the average to minimum ratio is much larger than permitted. If the true parking lot light readings were calculated taking into the account ambient streetlights, the average to minimum ratio would be much closer to the maximum permitted. It is worth noting that the new building-mounted lighting will be goose neck light fixtures appropriate for the traditional exterior of the building which will not provide any glare nor emit direct light on any adjacent properties. 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, - 13 - Recommendation& Findings of Fact Petition 32-20 February 1, 2021 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 8,326-square foot property is entirely improved with the building and the vehicle use area. The proposed addition would replace a portion of and reduce the existing vehicle use area. As part of the project,the applicant would remove the existing pylon sign on the property and replace it with a landscape bed with 15 new shrubs. A second landscape bed with another 12 shrubs as foundation plantings would be installed on the south side of the proposed addition. No existing site features including topography, watercourses, vegetation, and property improvements exist 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 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. The existing sewer and water facilities can adequately serve the existing use on the property. 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 proposed addition would replace a portion of and reduce the existing vehicle use area. The applicant would also widen the existing depressed curb along N. Spring Street to create a direct access for the new service bay. A depressed curb already exists along both N. Spring Street and Dexter Avenue. The proposal would not have any negative effect on the existing traffic pattern on the two surrounding streets. The immediate area will continue to function with safe and efficient traffic circulation. The subject property is located in the CC2 Center City District and is not required to provide any parking spaces on site. The property is fully built out and additional on-site parking cannot be established with existing improvements on the property. The property is located approximately 475 feet from a City-owned parking facility (the Center parking deck) and is therefore not required to provide any on-site parking spaces. The applicant would provide eight standard parking spaces for parking of service vehicle. Five service bays and five stacking spaces in front of each service bay provide ten additional spaces for - 14 - Recommendation & Findings of Fact Petition 32-20 February 1, 2021 service vehicles. This represents a total of 18 parking spaces for service vehicles. The employees would be required to park at the Center parking deck. As such, the existing use would 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 desirable re-investment in an existing commercial building in downtown Elgin. The proposed addition would not have any negative impact on the existing traffic and parking conditions in the immediate area. The applicant has agreed to require its employees to park in the Center parking deck, which would reduce the demand for on-street parking in the immediate area. The proposed addition and building restoration would enhance the value of surrounding properties while enabling the applicant to service today's larger vehicles and keep the business at the current location for the foreseeable future providing needed services to residents of the surrounding area. E. Historic Preservation Standard. Where applicable, the conditional use shall make possible an efficient contemporary use of, or a compatible improvement to a designated landmark or property located in a designated historic district while preserving those portions and features of the property which are significant to its historic, architectural, and cultural values to an historic preservation plan. Findings. This standard is not applicable. The subject property is neither designated as a local historic landmark nor is it located within a locally designated historic district. RECOMMENDATION The Community Development Department and the Planning & Zoning Commission recommend approval of Petition 32-20, subject to the following conditions: 1. Substantial conformance to the Development Application submitted by Spruce and Main Properties LLC, as applicant and property owner, received October 22, 2020, and supporting documents including: a. Conditional Use-Statement of Purpose and Conformance letter, prepared by Red Line Architects, Ltd., dated January 5, 2021; b. Plat of Survey, prepared by Alan J. Coulson, P.C., dated March 13, 2017; c. A seven-page architectural plan set, including Zoning and Scope, Site Plan, Landscape Plan,Building Plan,Elevations,Color Rendering and Proposed Materials, and Signage - 15 - Recommendation& Findings of Fact Petition 32-20 February 1, 2021 and Proposed Materials sheets,prepared by Red Line Architects,Ltd.,dated January 5, 2021,with such further revisions as required by the Community Development Director; and d. Electrical Site Plan,prepared by RTM Engineering Consultants,dated January 5,2021, with such further revisions as required by the Community Development Director. 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 street yard setback of 25 feet from the west property line and 49.75 feet from the south property line. 3. A departure is hereby granted to allow the construction of the building addition with minimum 40%(3,298 square feet)building coverage. 4. A departure is hereby granted to allow the construction of a refuse collection area with six- foot high non-masonry steel panels. 5. A departure is hereby granted to allow the construction of ground floor storefront windows with semi-transparent, gray-tinted glazing. 6. A departure is hereby grated to allow the construction of site lighting with a minimum light reading on pavement of 0.045 foot candles, and average to minimum site lighting uniformity ratio of 34.19. 7. The existing free-standing pylon sign shall be removed with the construction of the proposed building addition. 8. The motor vehicle repair shop employees shall park personal vehicles at the City of Elgin Center Parking Structure or other municipal parking facility. 9. Compliance with all applicable codes and ordinances. The vote of the Planning&Zoning Commission on the motion to recommend approval, subject to the conditions outlined by the Community Development Department, was six(6)yes,zero(0)no, and zero (0) abstentions. All members were present. Respectfully Submitted, - 16 - Recommendation & Findings of Fact Petition 32-20 February 1, 2021 s/Jay Cox Jay Cox, Chairman Planning&Zoning Commission s/Damir Latinovic Damir Latinovic,AICP; Secretary Planning&Zoning Commission - 17 - -r'n,nm IND t, 8 t Subject Property sYmpnonyWay Petition 32-20 Dexter Ave i toll d ;� ��'e ..� 'r _a� #• �} � e �. mot^ Q_ � Division St 63 EXHIBITA Aerial/Location Map N N�F. ��rrVVSS Map prepared by City of Elgin o 30 so 120 iso 240 eet Department of Community Development Kimbeit St CF f7 2 U Park St Subject Property Symphony WY Petition 32-20 North St Legend Dexter St ORC1 Residence Conservation 1 ORC2 Residence Conservation 2 QRC3 Residence Conservation 3 QPRC Planned Residence Conservation O SFR1 Single Family Residence 1 O PSFR1 Planned Single Family Residence 1 CF Q SFR2 Single Family Residence 2 O PSFR2 Planned Single Family Residence 2 OTRF Two Family Residence OPTRF Planned Two Family Residence O MFR Multiple Family Residence O PMFR Planned Multiple Family Residence Division St i ORB Residence Business CC1 QPRB Planned Residential Business QNB Neighborhood Business QPNB Planned Neighborhood Business AB Area Business -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 4' -PGI Planned General Industrial Sl� -Cl Commercial Industrial -CF Community Facility -PCF Planned Community Facility EXHIBIT Zoning Map " w+ S Map prepared by City of Elgin 0 40 80 160 240 320 Department of Community Development Feet Subject Property 151 N. Spring St. Petition32-20 2 0613151006 Dexter St EXHIBIT C Parcel Map N A City of Elgin 0 5 10 20 30 40 Department of Community Development Feet EXHIBIT D SITE LOCATION 151 N. Spring Street Petition 32-20 Symphony*W�Y,' ice l l r t o 4, 17 s o.o,�t, _y C ♦ - _ i •MIN--77$; Site area map with zoning overlay '+Ilhjt r t Plopi'riV A C it/ u_•a T' too .� North Spring Street Bird's eye view looking east EXHIBIT D SITE LOCATION 151 N. Spring Street Petition 32-20 K ..ieft:r. West elevation of the building a a South elevation of the building