HomeMy WebLinkAboutG19-21 Ordinance No. G19-21
AN ORDINANCE GRANTING
A CONDITIONAL USE FOR A PLANNED DEVELOPMENT
IN THE RC3 RESIDENCE CONSERVATION DISTRICT WITH CERTAIN DEPARTURES
FROM THE ELGIN ZONING ORDINANCE
(105-115 North Gifford Street)
WHEREAS, written application has been made requesting conditional use approval for a
planned development for adaptive re-use of the existing building as a single-family detached
dwelling with certain departures from the Elgin zoning ordinance at 105-115 North Gifford Street;
and
WHEREAS, the zoning lot containing the premises at 105-115 North Gifford Street is
legally described herein (the "Subject Property"); and
WHEREAS, the Subject Property is located within the RC3 Residence Conservation
District; 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, 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 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 a conditional use for a planned development for adaptive re-use of the
existing building as a single-family detached dwelling with certain departures from the Elgin
zoning ordinance is hereby granted for the property commonly known as 105-115 North Gifford
Street, and commonly identified by Kane County Property Index Number 06-13-180-013, and
legally described as follows:
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 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 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;
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.
2
7. Compliance with all applicable codes and ordinances.
Section 4. That this ordinance shall be in full force and effect upon its passage in the
manner provided by law.
David J. Ka ain, ayor
Presented: April 14, 2021
Passed: April 14, 2021
Omnibus Vote: Yeas: 9 Nays: 0
Recorded: April 14, 2021
Published: April 15, 2021
Attest: '
voz
�yw
imberly Dewis, Ci er
3
December 7, 2020
RECOMMENDATION & FINDINGS OF FACT
OF THE COMMUNITY DEVELOPMENT DEPARTMENT AND
THE PLANNING & ZONING COMMISSION
CITY OF ELG:IN, 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: Map 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, A1CP, Senior Planner
EXHIBIT A
Recommendation & Findings of Fact
Petitions 30-20 and 36-20
December 7, 2020
Exhibits Attached: A. Aerial/Location Map
B. Zoning Map
C. Parcel Map
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
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UlYlalon til
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.
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Figure 2.First and second floor plans of the original DC Cook Mansion
i
_ 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 20th 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
I
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
i
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 Tact
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 eff cient 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
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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 20th 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 of planned developments and with respect to the
provisions of section 19.65.010 of the zoning ordinance. No conditional use for a planned
development should be granted for the sole purpose of introducing a land use not otherwise
permitted on the subject property.
Findings. The subject property is suitable for the intended conditional use for a planned
development with respect to the provision for the purpose and intent of planned
developments and with respect to the provisions of section 19.65.010 of the zoning
ordinance. The applicant is proposing a planned development as a conditional use to allow
for several departures from the site design requirements of the 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.
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� - 14-
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 Tact
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 terins 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 -
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I� EXHIBITA
Aerial/Location Map N
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Map prepared by City of Elgin 0 30 60 120 180 240
Department of Community Development Feet
PCF �I III
Park St
Subject Property
Petition 30-20 RC3--_ --
North St
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Legend —
QRC1 Residence Conservation 1 Division St
QRC2 Residence Conservation 2 -—- ---- __.—
QRC3 Residence Conservation 3 ----
QPRC Planned Residence Conservation
Q SFR1 Single Family Residence 1
Q PSFR1 Planned Single Family Residence 1 -
SFR2 Single Family Residence 2 —
OPSFR2 Planned Single Family Residence 2 _ MaryP1
QTRF Two Family Residence
PTRF Planned Two Family Residence Lowrie Ct___
MFR Multiple Family Residence _
PMFR Planned Multiple Family Residence
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Q RB Residence Business —- --
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Q PRB Planned Residential Business
-NB Neighborhood Business
-PNB Planned Neighborhood Business 2
-AB Area Business
-PAB Planned Area Business -
-CC1 Center City 1 E Chkago St
-CC2 Center City 2
PCC Planned Center City --
-ORI Office Research Industrial
®PORI Planned Office Research Industrial iq y
-GI General Industrial
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-CF Community Facility CIy'
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PCF Planned Community Facility
EXHIBITS Zoning Map
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Map prepared by City of Elgin 0 40 80 160 240 320
Department of Community Development Feet
Subject Property
105 N. Gifford St.
Petition30-20
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Division St
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EXHIBIT C Parcel Map N
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
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EXHIBIT D
SITE LOCATION
105-115 N. Gifford Street
Petition 30-20 and 36-20
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Original DC Cook Mansion as seen from N Gifford St.
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North addition to the building as seen from N.
Gifford St
EXHIBIT D
SITE LOCATION
105-115 N. Gifford Street
Petition 30-20 and 36-20
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South ad
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EXHIBIT D
SITE LOCATION
105-115 N. Gifford Street
Petition 30-20 and 36-20
South addition to the original DC Cook Mansion as seen from
Hinsdell Place .
Original DC Cook Mansion as seen from Hinsdell Place
EXHIBIT D
SITE LOCATION
105-115 N. Gifford Street
Petition 30-20 and 36-20
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North addition to the original DC Cook Mansion as seen from
Hinsdell Place .
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Area between the original DC Cook Mansion and the
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