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HomeMy WebLinkAboutG18-21 Ordinance No. G 18-21 AN ORDINANCE RECLASSIFYING TERRITORY IN THE CF COMMUNITY FACILITY DISTRICT TO RC3 RESIDENCE CONSERVATION DISTRICT (105-115 North Gifford Street) WHEREAS, written application has been made to reclassify certain property located at 105-115 North Gifford Street from CF Community Facility District to RC3 Residence Conservation District; and WHEREAS, the zoning lot containing the premises at 105-115 North Gifford Street is legally described herein(the "Subject Property"); and WHEREAS,the Planning and Zoning Commission conducted a public hearing concerning said application on December 7, 2020 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; 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 map amendment from CF Community Facility District to RC3 Residence Conservation 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 December 7, 2020, 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 Chapter 19.07 Zoning Districts, Section 19.08.020 entitled "Official Zoning District Map"of the Elgin Municipal Code,as amended,be and the same is hereby further amended by adding thereto the following paragraph: The boundaries hereinafter laid out in the "Zoning District Map", as amended, be and are hereby altered by including in the RC3 Residence Conservation District the following described property: Lots 1, 2 and 3 in Block 2 of Hinsdell's Addition to Elgin, in the City of Elgin, Kane County, Illinois. (commonly known as 105-115 North Gifford Street). Section 3. That this ordinance shall be in full force and effect immediately after its passage in the manner provided by law. David J. K fain*, ayo4r Presented: April 14, 2021 Passed: April 14, 2021 Omnibus Vote: Yeas: 9 Nays: 0 Recorded: April 14, 2021 Published: April 15, 2021 Attest: Kimberly Dewis, C Clerk RECOMMENDATION & FINDINGS OF FACT December 7, 2020 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 20-20, an application by Sam and Ramona Jones, as applicants and property owners, are requesting approval of a map amendment from CF Community Facility District to RC3 Residence Conservation District, and a planned development as a conditional use with a departure from the Elgin Municipal Code requirement for off-street parking within an accessory parking garage, and any other departures as may be necessary or desirable to establish a single-family detached dwelling within the existing structure at the property commonly referred to as 105-115 N. Gifford Street. GENERAL INFORMATION Petition Number: 30-20 and 36-20 Property Location: 105-115 N. Gifford Street Requested Action: Man Amendment and Planned Development as a Conditional Use Current Zoning: CF Community Facility District Proposed Zoning: RC3 Residence Conservation District Existing Use: Vacant Proposed Use: Single-family detached dwelling Applicant: Sam and Ramona Jones Owner Sam and Ramona Jones Staff Coordinators: Damir Latinovic, AICP, Senior Planner EXHIBIT A Recommendation& Findings of Fact Petitions 30-20 and 36-20 December 7, 2020 Exhibits Attached: A. Aerial/Location May B. Zoning May C. Parcel May D. Site Location G. Development Application and Attachments H. Draft Ordinance and Resolution BACKGROUND Sam and Ramona Jones, as applicants and property owners, are requesting approval of a map amendment from CF Community Facility District to RC3 Residence Conservation District, and a planned development as a conditional use with a departure from the Elgin Municipal Code requirement for off-street parking within an accessory parking garage, and any other departures as may be necessary or desirable to establish a single-family detached dwelling within the existing structure at the property commonly referred to as 105-115 N. Gifford Street. Sub'ect Pro rt s b MIVi at a "4 r.».w Figure 1.Site area map with zoning overlay The 34,353-square foot property is improved with an approximately 16,000-square foot structure that was most recently occupied by Bowes Nursing Home. The original building was constructed -2 - Recommendation & Findings of Fact Petitions 30-20 and 36-20 December 7, 2020 in 1885 for David C. Cook, founder of David C. Cook Publishing Company. The Cook family lived in the 12-room mansion until 1945 when it was sold and became the Mary Margaret Nursing Home. In 1959, the building became home to the Bowes Nursing Home, which operated until 2010. The building has been vacant since then. The subject property is zoned CF Community Facility District and is located in the Elgin Historic District. All surrounding properties are zoned RC3 Residence Conservation District and are improved with single-family or multiple-family structures. The applicants acquired the property in September 2018 and plan to restore it and use it as a single- family home. The applicants are requesting to rezone the property to the residential RC3 District because a single-family residence is not permitted in the existing CF Community Facility District. The proposed RC3 District matches the zoning classification of the surrounding neighborhood. The applicants are also requesting the approval of the planned'development as a conditional use to allow for several departures from the standard requirements of the RC3 District, described further below. Over the years several additions have been added to the original building, which now accounts to approximately 16,000 square feet. The applicants plan to complete only the interior renovation to restore the home, however the existing chain link fence and any remaining boards from the windows will be removed by August 1, 2021. Because the property is located in the historic district, in addition to the building permit, a Certificate of Appropriateness (COA) is required for any exterior improvements. Syr• - • - �n- , :� 1.1 cawmn is lyVw'y`� amwnoanr� d �. ___ - 1 -.- _ oatncnwr snnwaaoM � �n,rw ' �� emeoara nronoor iwoou: , c.xnv.nwx acx - / r F�I amain row ' snnxanoor; leaimar bmwoH� ::::�i:�� ,� aapimm, - --_ ,• nocr xcn _I - - - Figure 2. First and second floor plans of the original DC Cook Mansion - 3 - Recommendation & Findings of Fact Petitions 30-20 and 36-20 December 7, 2020 The establishment of a single-family residence within the existing building requires several departures form the standard requirements of the RC3 zoning district. The existing building coverage and floor area exceed the maximums permitted for the size of the property. In addition, each new single-family residence is required to provide at least one parking stall within an accessory parking garage. The applicants are not proposing to construct a parking garage. The owners believe instead building a garage,the funds could better be used to cover a portion of what is expected to be a costly restoration of the building's interior into a single-family residence. Other site design features which do not meet the requirements of the RC3 District are considered existing nonconforming conditions and may remain. This includes: 1)building street yard setback from the east lot line(six feet required, four feet existing),2)building street yard setback from the west lot line(18 feet required, 16.46 feet existing), 3)building rear yard setback(20 feet required, 5 feet existing), and 4) maximum vehicle use area (4,214 square feet permitted, 5,461 square feet. existing). All departures are summarized in the Table 1 below. The departures are further described in Planned Development Departures and Exceptions section of this report further below. Table 1. Detail of Required Departures Site Design Regulation Standard Proposed Building Coverage Max. 7,737.5 sq. ft. 12,059 sq. ft. (existing) Building Floor Area Max. 8,370 sq. ft. 16,455 sq. ft. (existing) Parking requirement Min. one parking stall within No accessory parking an accessory parking garage garage The Community Development Department offers the following additional information: A. Property History.The existing home was constructed in 1885 for David C. Cook,founder of David C. Cook Publishing Company. The Cook family lived in the 12-room mansion until 1945 when it was sold and became the Mary Margaret Nursing Home. In 1959, the building became home to the Bowes Nursing Home, which operated until 2010. The building has been vacant since 2010. Over the years, several additions have been added to the building, which now consists of approximately 16,000 square feet. The subject property was zoned B Residential District by the first Zoning Ordinance in 1927. By 1950, the property was rezoned to C Residential District. In 1962, the property was rezoned to R4 General Residential District. In 1992, the property was classified in the -4 - Recommendation & Findings of Fact Petitions 30-20 and 36-20 December 7, 2020 CF Community Facility District as part of the comprehensive amendment to the zoning ordinance. B. Surrounding Land Use and Zoning. The subject property is zoned CF Community Facility District and is located in the Elgin Historic District. All surrounding properties are zoned RC3 Residence Conservation District and are improved with single-family or multiple-family structures. C. Comprehensive Plan. The subject property is designated as Multi-Family by the City's 2018 Comprehensive Plan. 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 are 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 to 140 du/ac. New developments 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 rate,existing multi- family development 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 patter, availability of parking and mass transit, existing natural resources and open space, and appropriate accommodation for stormwater. D. Zoning District. The applicant is proposing to rezone the property from CF Community Facility District to RC3 Residence Conservation District. The purpose and intent of the RC3 residence conservation district is to conserve the urban residential environment of the mature residential neighborhoods of the city, which developed predominantly subsequent to 1950 with single-family detached dwellings. E. Trend of Development. The subject property is located on the near east side of the city within the Elgin Historic District. All surrounding properties have been developed with structures constructed around the turn of the 20" century. While most surrounding properties were originally improved with single-family homes, many of the larger homes have been converted to multiple-family dwellings. Over the last 20-25 years the City has offered grants to property owners wishing to convert such structures back to single-family homes. Most of the development in the surrounding area has been characterized by this, - 5 - Recommendation & Findings of Fact Petitions 30-20 and 36-20 December 7, 2020 type of reinvestment in the existing neighborhood with improvements to existing structures. There has been no new development in the immediate area in recent years. FINDINGS After due notice as required by law, the Planning & Zoning Commission conducted a public hearing in consideration of Petitions 30-20 and 36-20 on December 7, 2020. 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 December 7, 2020. The Community Development Department and the Planning & Zoning Commission have made the following findings regarding the application against the standards for map amendments outlined in § 19.55.030, planned developments outlined in § 19.60.040, and conditional use outlined in § 19.65.030: STANDARDS FOR MAP AMENDMENTS AND 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 34,000-square foot property is improved with an approximately 16,000-square foot building, the original portion of which was constructed in 1885. After the property was converted to a nursing home in 1945, several additions have been added to the original structure. The property has been vacant and underutilized since 2010, when the last nursing home closed. There are no existing watercourses or property improvements that would have a negative impact on the proposed use of the property as a single-family residence.The applicant is not proposing any changes to the site, except for the removal of the existing chain link fence. 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 and sanitary sewer 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 proposed use. - 6 - Recommendation & Findings of Fact Petitions 30-20 and 36-20 December 7, 2020 C. Traffic and Parking Standard. The suitability of the subject property for the planned development with respect to the provision of safe and efficient on-site and 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 property was previously used as a nursing home but has been vacant since 2010. It includes a porte cochere on the west side of the home with driveway access to Division Street on the south and Gifford Street on the west. On the east side,the property has another access driveway to Hinsdall Place. The applicant is not proposing any changes to the existing access to and from the property. The surrounding neighborhood streets do not experience any traffic congestion. The proposed use of the property as a single-family home would generate less traffic than the previous nursing home and will not have any negative effect on the existing traffic pattern in the neighborhood. Because of its size,the proposed single-family residence is required to provide four parking . stalls based on the requirement for one parking stall per 500 square feet of floor area with a maximum of four parking stalls required. At least one parking stall is required within an accessory parking garage. With a 5,461-square foot existing nonconforming vehicle use area that is larger than the maximum permitted, there is adequate space on the property to meet and exceed the parking requirement. However,the applicant is requesting a departure from the garage requirement. The applicants are not proposing to construct a parking garage. With the existing vehicle use are, the property can adequately meet its marking demand without any negative effect on the surrounding neighborhood. 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 - 7 - Recommendation & Findings of Fact Petitions 30-20 and 36-20 December 7, 2020 the length of time the property has remained undeveloped or unused in its current zoning district. The existing home was constructed in 1885 for David C. Cook, founder of David C. Cook Publishing Company. The Cook family lived in the 12-room mansion until 1945 when it was sold and became the Mary Margaret Nursing Home. In 1959, the building became home to the Bowes Nursing Home, which operated until 2010. The building has been vacant since 2010. Over the years, several additions have been added to the building, which now consists of approximately 16,000 square feet. The subject property was zoned B Residential District by the first Zoning Ordinance in 1927. By 1950, the property was rezoned to C Residential District. In 1962, the property was rezoned to R4 General Residential District. In 1992, the property was classified in the CF Community Facility District as part of the comprehensive amendment to the zoning ordinance. 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 subject property is zoned CF Community Facility District and is located in the Elgin Historic District. All surrounding properties are zoned RC3 Residence Conservation District and are improved with single-family or multiple-family structures. 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 on the near east side of the city within the Elgin Historic District. All surrounding properties have been developed with structures constructed around the turn of the 20ffi century. While most surrounding properties were originally improved with single-family homes, many of the larger homes have been converted to multiple-family dwellings. Over the last 20-25 years the City has offered grants to property owners wishing to convert such structures back to single-family homes. Most of the development in the surrounding area has been characterized by this type of reinvestment in the existing neighborhood with improvements to existing structures. There has been no new development in the immediate area in recent years. G. Zoning District Standard: The suitability of the subject property for the intended zoning district with respect to conformance to the provisions for the purpose and intent, and the location and size of a zoning district. - 8 Recommendation & Findings of Fact Petitions 30-20 and 36-20 December 7, 2020 Findings. The subject property is suitable for the intended zoning district with respect to conformance to the provisions for the purpose and intent, and the location and size of a zoning district. The applicant is proposing to rezone the property from CF Community Facility District to RC3 Residence Conservation District. The purpose and intent of the RC3 residence conservation district is to conserve the urban residential environment of the mature residential neighborhoods of the city, which developed predominantly subsequent to 1950 with single-family detached dwellings. 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. There was an expectation that because of the size of the home and its former use as Bowes Nursing Home, the property could be converted to a senior living facility which are classified in the Multi-Family land use. However,the proposed rezoning to the RC3 Residence Conservation District to match the surrounding neighborhood fulfills several objectives under both the Housing Quality and Type goal, and the Established and Historic Neighborhood goal of the Comprehensive Plan. The proposed conversion of the existing building back to a single-family residence represents a reinvestment within the historic district that will preserve an exiting structure. The proposal also represents a perfect adaptive reuse of the property back to its original use, a single-family residence, which would improve a blighted and unsafe structure and enhance and stabilize the neighborhood. ADDITIONAL STANDARDS FOR PLANNED DEVELOPMENTS 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 ofplanned 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 proposed RC3 Residence -9 - Recommendation & Findings of Fact Petitions 30-20 and 36-20 December 7, 2020 District. The 1.9-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 perfect adaptive re-use of the property back to its original use as a single-family residence. The proposal represents a desirable re-investment in the historic district that would improve a blighted structure and enhance the neighborhood. 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. There are no significant natural features,including topography, watercourses, wetlands, and vegetation located on the property. The property is already improved, and the applicant is not proposing to make any site changes. All existing natural features and vegetation would remain. There are no existing watercourses or property improvements that would have a negative impact on the proposed adaptive reuse of the property. 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 property was originally constructed for a single-family residence but was over time converted to a nursing home. The applicant is proposing to re-establish a single- family residence, which is a perfect adaptive re-use for the existing predominantly single- family neighborhood. The proposal would not have any negative effect on the surrounding properties. In fact, the proposal would eliminate a blighted structure and enhance the neighborhood. PLANNED DEVELOPMENT DEPARTURES AND EXCEPTIONS The applicant is requesting the following departures from the requirements of the zoning ordinance: 1. Sections 19.20.635, "Site Design". The maximum permitted residential floor area on this property is 8,370 square feet. The applicant is proposing to reuse the entire existing structure as a single-family residence,which would represent approximately 16,455 square feet of residential floor area. - 10 - Recommendation & Findings of Fact Petitions 30-20 and 36-20 December 7, 2020 2. Sections 19.20.635, "Site Design". The maximum permitted building coverage on this property is 7,737.5 square feet. The applicants are proposing to reuse the entire existing structure with 12,059 square feet of building coverage. 3. Sections 19.45.070,"Table of Required Parking".The proposed single-family residence is required to provide a total of four parking spaces, including at least one parking space within an accessory parking garage. The applicants are proposing to maintain all existing vehicle use which can accommodate more than four parking spaces but are not proposing to construct an accessory parking garage. Staff finds the proposed departures are appropriate to achieve a desirable redevelopment of a long vacant property.The applicants are not proposing to construct any new building floor area. Rather, the applicants are proposing to re-use the entire exiting structure, which is nonconforming as it exceeds the maximum permitted residential floor area and building coverage as permitted in the proposed RC3 zoning district. The proposal represents a perfect adaptive re-use of the property back to a single-family home, for which the original building was constructed in 1885. Most portions of the existing building were constructed before 1959. The proposed use of the existing structure as an existing home will not cause any undue detriment to the surrounding properties. In fact, the proposed restoration of the existing building into a single-family home would enhance the neighborhood and have a positive effect on the surrounding property values. The applicants are not proposing to construct an accessory parking garage, because it is not necessary as the existing vehicle use area can adequately meet the property's parking demand. The construction of an accessory garage would actually not be compatible with the property's historic integrity as the building has never had a garage since it was completed in 1885. With public streets on three sides,there is little room on the property to add an accessory parking garage and not have a negative impact on the historic value of the home. The applicants believe the cost of building a garage could instead be better used to cover a portion of what is expected to be a costly restoration of the building into a single-family residence. 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, and vegetation, and existing improvements. The 34,000-square foot property is improved with an approximately 16,000-square foot building, the original portion of which was constructed in 1885. After the property was converted to a nursing home in 1945, several additions have been added to the original structure. The property has been vacant and underutilized since 2010, when the last nursing home closed. - 11 - Recommendation & Findings of Fact Petitions 30-20 and 36-20 December 7, 2020 There are no existing watercourses or property improvements that would have a negative impact on the proposed use of the property as a single-family residence. The applicant is not proposing any changes to the site, except for the removal of the existing chain link fence. 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 and sanitary sewer 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 proposed use. C. Traffic and Parking Standard. The suitability of the subject property for the intended conditional use with respect to the provision of safe and efficient on-site and off-site vehicular circulation designed to minimize traffic congestion. Findings. The subject property is suitable for the intended conditional use with respect to the provision of safe and efficient on-site and off-site vehicular circulation designed to minimize traffic congestion. The property was previously used as a nursing home but has been vacant since 2010. It includes a porte cochere on the west side of the home with driveway access to Division Street on the south and Gifford Street on the west. On the east side,the property has another access driveway to Hinsdall Place. The applicant is not proposing any changes to the existing access to and from the property. The surrounding neighborhood streets do not experience any traffic congestion. The proposed use of the property as a single-family home would generate less traffic than the previous nursing home and will not have any negative effect on the existing traffic pattern in the neighborhood. Because of its size, the proposed single-family residence is required to provide four parking stalls based on the requirement for one parking stall per 500 square feet of floor area with a maximum of four parking stalls required. At least one parking stall is required within an accessory parking garage. With a 5,461-square foot existing nonconforming vehicle use area that is larger than the maximum permitted, there is adequate space on the property to meet and exceed the parking requirement. However, the applicant is requesting a departure from the garage requirement. The applicants are not proposing to construct a parking garage. With the existing vehicle use are, the property can adequately meet its marking demand without any negative effect on the surrounding neighborhood. 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. - 12 - Recommendation & Findings of Fact Petitions 30-20 and 36-20 December 7, 2020 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 applicants are proposing an adaptive re-use of the property as a single-family residence. The proposal represents a desirable reuse of the property that would eliminate a blighted structure and preserve an existing historic home. While the applicants are requesting a departure to not have to construct at least one-car parking garage, the property has sufficient vehicle use area to meet its parking demand without any negative effect on the surrounding neighborhood. The proposal represents a desirable and compatible use to the surrounding area that will restore a historic structure and enhance the neighborhood. 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. The proposed use will make possible an efficient contemporary use of, or a compatible improvement to a 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. The applicants are proposing to preserve the existing structure in its entirety with mostly interior restoration. The only exterior improvements proposed include removal of any remaining boards from the windows and the removal of the existing chain link fence, both of which would enhance the historical integrity of the property. The proposal represents a perfect adaptive re-use of the building back to a single-family home, which will eliminate a blighted structure while restoring the existing historic home. The proposal is compatible with surrounding properties and will enhance the existing neighborhood. RECOMMENDATION The Community Development Department and the Planning & Zoning Commission recommend approval of Petitions 30-20 and 36-20, subject to the following conditions:. 1. Substantial conformance to the Development Application submitted by Sam and Ramona Jones as applicants and property owners, received October 16, 2020, and supporting documents including: a. Letter of Intent: 105 North Gifford Street, from Sam Jones Sr.,dated November 10, 2020; b. Plat of Survey, prepared by Gerald L. Heinz & Associates, Inc., dated August 24, 2020; c. Existing First Floor Plan, prepared by Perry Consulting, dated October 13, 2020; - 13 - Recommendation & Findings of Fact Petitions 30-20 and 36-20 December 7, 2020 d. Existing Second Floor Plan,prepared by Perry Consulting,dated October 13,2020; e. Undated plan"105 N. Gifford Street Elgin 60120", received November 13, 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 maximum residential floor area of 16,455 square feet for the proposed single-family residence. 3. A departure is hereby granted to allow the maximum building coverage of 12,059 square feet for the proposed single-family residence. 4. A departure is hereby granted to permit a residential parking area without an accessory parking garage. 5. The applicants shall remove the existing nonconforming chain link fence in the street yards along Gifford Street, Division Street, and Hindsdell Place by August 1, 2021. 6. The applicant shall remove boards from all existing windows on the building by August 1, 2021. 7. 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 four(4)yes,two(2)no, and 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 - 14 - �',M_I A 'mot• •r �«1W�. c� ,"� � '.. Yfs r l� _ ►� ��. "i T"".,, PF kF i v � _. ;� North St 4• i'� « `+� "' .,...tee.,. 4 ` { ... ' � �_. wC ► Subject Property Petition 30-20 W C .—sr r l� w ' p 13 �P ® 7 ply . s +. e, f «_ ® tmwision St�� , .. � �I s . e ( e , •i. :, .a _ r Lowrie Cat41 _ a; A ti EXHIBITA Aerial/Location Map N W+E S Ma prepared b City of Elgin 0 30 60 120 180 240 Department of by Development Feet PCFI 0 U Park St Subject Property Petition 30-20 RC3 North St N m 01 m O U H a o, v x c�i z RB PRC CF 'i Legend Division se RC1 Residence Conservation 1 RC2 Residence Conservation 2 ORC3 Residence Conservation 3 PRC Planned Residence Conservation O SFR1 Single Family Residence 1 PSFR1 Planned Single Family Residence 1 O SFR2 Single Family Residence 2 Mary Pt O PSFR2 Planned Single Family Residence 2 QTRF Two Family Residence O PTRF Planned Two Family Residence Lowrie Ct Q MFR Multiple Family Residence O PMFR Planned Multiple Family Residence ORB Residence Business h OPRB Planned Residential Business o -NB Neighborhood Business i7 2 -PNB Planned Neighborhood Business -AB Area Business -PAB Planned Area Business -CC1 Center City 1 E Chk ago St -CC2 Center City 2 -PCC Planned Center City -ORI Office Research Industrial -PORI Planned Office Research Industrial P w S -GI General Industrial -PGI Planned General Industrial y G -Cl Commercial Industrial H -CF Community Facility CF -PCF Planned Community Facility IL EXHIBIT Zoning Map /N W � E S Map prepared by City of Elgin 0 40 80 160 240 320 Department of Community Development iFeet Subject Property 105 N. Gifford St. Petition30-20 _ Q. a c a c� z 0613180013 i i i Division St i I I I i EXHIBIT C Parcel Map N A City of Elgin 0 12.5 25 50 75 100 Department of Community Development Feet EXHIBIT D SITE LOCATION 105-115 N. Gifford Street Petition 30-20 and 36-20 `}�'9` IVVIOL, y , ' ZAli � _ w�lG. ► �.',..k ...... ti •k ,..,_.! --Fe .Jrl ..F iDivision treet _! (71 F tr'k c.0 r -0• ` Bird's eye view looking north _ ♦t � 1. - s WX a04IMF- Birds eye view looking south EXHIBIT D SITE LOCATION 1 • • Street Petition 30-20 and 1 SIR Original DC Cook Mansion as seen from N Gifford St. if 1116 WIN North addition to the building as seen from N. Giff .,, F'•' 9 /1Ir / Sri 1 • • St EXHIBIT D SITE LOCATION 105-115 N. Gifford Street Petition 30-20 and 36-20 tj � I South addition to the original DC Cook Mansion EXHIBIT D SITE LOCATION 105-115 N. Gifford Street Petition 30-20 and 36-20 �z lilt South addition to the original DC Cook Mansion as seen from Hinsdell Place . r " 1 i Original DC Cook Mansion as seen from Hinsdell Place EXHIBIT D SITE LOCATION 105-115 N. Gifford Street Petition 30-20 and 36-20 ...... --mama 4, r s _ f i North addition to the original DC Cook Mansion as seen from Hinsdell Place . S, -i Area between the original DC Cook Mansion and the north addition as seen from Hinsdell Place