HomeMy WebLinkAboutG36-23 Ordinance No. G36-23
AN ORDINANCE
GRANTING A CONDITIONAL USE FOR A PLANNED DEVELOPMENT
IN THE AB AREA BUSINESS DISTRICT WITH CERTAIN DEPARTURES FROM THE
ELGIN ZONING ORDINANCE
(16-24 North Airlite Street)
WHEREAS,the Subject Property is located within the AB Area Business District; and
WHEREAS,the zoning lot containing the premises at 16-24 North Airlite Street is legally
described herein(the"Subject Property"); and
WHEREAS, by adopting Ordinance No. G6-07 on January 24, 2007, the City Council
granted a conditional use to permit the construction of a building addition and exterior remodel at
16-24 North Airlite Street;
WHEREAS, Phase I of the conditional use approval granted by Ordinance No. G6-07 has
been completed;
WHEREAS, Phase II and Phase III of the conditional use approval granted by Ordinance
No. G6-07 involving the construction of a new 15,000 square foot commercial building at 24 N.
Airlite Street have not been established, and the construction of the Phase II and Phase III has not
commenced; and
WHEREAS, per Section 19.65.070 of the Elgin Municipal Code, as amended, the
conditional use approval granted by Ordinance No. G6-07 has expired; and
WHEREAS, written application has been made requesting conditional use approval for a
planned development to construct a new three-story mixed-use building with an approximately
2,000-square foot commercial space and sixteen(16)residential units with certain departures from
the Elgin zoning ordinance at 24 N. Airlite Street; and
WHEREAS, the Subject Property contains less than two (2) acres of land, and a planned
development on a zoning lot containing less than two(2)acres of land is listed as a conditional use
within the AB Area Business District; and
WHEREAS,the Planning and Zoning Commission conducted a public hearing concerning
said application on July 10, 2023, following due notice including by publication; and
WHEREAS, the Community Development Department and the Planning and Zoning
Commission have submitted their Findings of Fact concerning said application; and
WHEREAS, the Community Development Department and the Planning and Zoning
Commission recommend approval of said application, subject to the conditions articulated below;
and
WHEREAS, the City Council of the City of Elgin, Illinois, has reviewed the findings and
recommendations of the Community Development Department and the Planning and Zoning
Commission; and
WHEREAS,the City of Elgin is a home rule unit and as a home rule unit may exercise any
power and perform any function pertaining to its government and affairs; and
WHEREAS,zoning,including,but not limited to,this ordinance granting a conditional use
for a planned development in the AB Area Business District pertains to the government and affairs
of the city.
NOW, THEREFORE,BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF
ELGIN, ILLINOIS:
Section 1. That the City Council of the City of Elgin hereby adopts the Findings of
Fact, dated July 10, 2023, and the recommendations made by the Community Development
Department and the Planning and Zoning Commission, a copy of which is attached hereto and
made a part hereof by reference as Exhibit A.
Section 2. That a conditional use for a planned development to construct a new three-
story mixed-use building with an approximately 2,000-square foot commercial space and sixteen
(16)residential units with certain departures from the Elgin zoning ordinance is hereby granted for
the property commonly known as 16-24 N. Airlite Street, and commonly identified by Kane
County Property Index Numbers 06-16-401-015,06-16-401-025, 06-16-401-026, 06-16-401-027,
06-14-401-028, and 06-16-401-029, and legally described as follows:
PARCEL I
That part of Lots 8,9,and 10 in Block 3 of Walter G.McIntosh and Company's"Fox River
Farms", Township of Elgin described as follows: Commencing at the southwest corner of
said Lot 8,thence north along the west line of said Lot, 132 feet for the point of beginning;
thence northeasterly to a point on the west line of said Lot 9, 148 feet northerly of the
southwest corner of said Lot 10, 140.5 feet northerly of the southwest corner of said Lot;
thence easterly along the continuation of the last described course, 30 feet, thence
northeasterly to a point on the east of said Lot 10 163 feet northerly of the southeast corner
of said Lot: Thence northerly along said east line 48.85 feet to the northeast corner of said
Lot; thence westerly along the northerly line of Lots 10, 9 and 8, 179.73 feet to the
northwest corner of said Lot 8;thence south along the west line of said Lot 8, 97.08 feet to
the point of beginning in the Township of Elgin, Kane County, Illinois,
PARCEL 2
Lots 11 and 12 in Block 3 in Walter McIntosh and Company's Fox River Farms, being a
subdivision of part of Section 16,Township 41 North, Range 8 East of the Third Principal
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Meridian, according to the Plat thereof recorded September 15,1924 in Book 25 of Plats,
Page 4 as Document 242766, in the City of Elgin, Kane County, Illinois.
(commonly known as 16-24 N. Airlite Street).
Section 3. That the conditional use for the Subject Property as authorized by this
ordinance shall be subject to the following additional conditions:
1. Substantial conformance to the Development Application submitted by Airlite Square
LLC, as applicant and property owner, received January 25, 2022, and supporting
documents including:
a. Statement of Purpose and Conformance for Conditional Use RE:Airlite Square Phase
II Development at 24 N. Airlite Street,Elgin,IL,dated January 16,2022,last revised
May 31, 2023;
b. Undated Building Code Compliance Matrix (Preliminary Review)-2015 IBC with
Elgin Amendments & 2018 Illinois Accessibility Code, received June 7, 2023, with
such further revisions as required by the Community Development Director;
c. Plat of Survey,prepared by Gerald L. Heinz&Associates, Inc.,dated May 23,2022;
d. Architectural Plans, including Sheets 1, 2, 2.1, 4, and 4.1, prepared by Avid
Architecture, last revised June 28, 2023, with such further revisions as required by
the Community Development Director;
e. Architectural Plans, including Sheets 3 and 3.1, prepared by Avid Architecture, last
revised May 31, 2023, with such further revisions as required by the Community
Development Director;
f. Site engineering plans titled: "Engineering Plans for 24 North Airlite Street",
prepared by Scheflow Engineers,dated February 8, 2023, last revised June 30, 2023,
with such further revisions as required by the City Engineer;
g. Vehicle Turn Exhibit 1 and Vehicle Turn Exhibit 2,prepared by Scheflow Engineers,
dated February 8, 2023, with such further revisions as required by the City Engineer;
h. Photometric plan titled: "Project Name: 24 N. Airlite Street, Elgin, IL, prepared by
Cree Lighting, dated June 2, 2022, with such further revisions as required by the
Community Development Director;
i. Light fixture: OSQ LED Area/Flood Luminaire featuring Cree True White
Technology-Medium&Large,by Cree Lighting, received February 21, 2023, with
such further revisions as required by the Community Development Director;
j. Light fixture: C-WM-A-WLMO Series LED Wall Mount, by C-Lite LED Lighting,
received June 7, 2023, with such further revisions as required by the Community
Development Director;
k. Light fixture: savr E-WCS Series, by savr, received June 7, 2023 with such further
revisions as required by the Community Development Director; and
1. Light fixture: C-WP-B-RDC-Series, cutoff LED Wall Pack, by C-Light LED
Lighting, received June 7, 2023, with such further revisions as required by the
Community Development Director;
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In the event of any conflict between such documents and the terms of this ordinance or
other applicable city ordinances, the terms of this ordinance or other applicable city
ordinances shall supersede and control.
2. A departure is hereby granted to allow the construction of two principal buildings on
the Subject Property.
3. A departure is hereby granted to allow two principal buildings on the Subject Property
with the maximum permitted building floor area of 44,717 square feet.
4. A departure is hereby granted to allow the construction of the vehicle use area with the
minimum vehicle use area street yard setback of 6.8 feet.
5. A departure is hereby granted to allow the construction of the vehicle use area with the
minimum vehicle use area interior yard setback of two feet from the north and west
interior lot lines.
6. A departure is hereby granted to allow the construction of the vehicle use area with the
minimum vehicle use area interior landscape yard of 1,200 square feet.
7. A departure is hereby granted to allow the establishment of any permitted use on the
Subject Property within the commercial building at 16 N. Airlite Street, and within the
mixed-use building at 24 N.Airlite Street without the requirement to provide additional
parking spaces, provided a minimum of 63 parking spaces are located within the
surface parking lot on the Subject Property,and further provided that no more than one
restaurant of any type, including but not limited to a carry-out restaurant or an eating
place/sit-down restaurant,with a maximum floor area of Two Thousand(2,000)square
feet shall be established on the Subject Property.
8. A departure is hereby granted to allow the construction of sixteen (16) upper-level,
two-bedroom residential units with the minimum floor area of 1,094 square feet each.
9. A departure is hereby granted to allow the construction of a refuse collection area
enclosure with the minimum building interior yard setback of two feet from the west
interior lot line. The proposed enclosure shall be constructed of brick masonry which
matches the masonry of the principal building on the Subject Property.
10. The applicant shall pay a Three Thousand Dollars and Zero Cents ($3,000) fee-in-lieu
of 15 required replacement DBA inches of trees prior to the issuance of the building
permit.
11. All street graphics must comply with the zoning ordinance requirements. Wall signs
shall not be box signs. Wall signs must be channel letters.
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12. All garage doors shall have clear horizontal windows across the top of the garage door
in substantial conformance with the 9-Unit Exterior Elevations Sheet A-2,prepared by
Meco A/E, dated May 3, 2023, with such further revisions as required by the
Community Development Director.
13. No trash or recycling receptacles(also known as trash cans,bins,or totes)shall be kept
within the attached garages of the residential units.
14. 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. K,,Vtain,41ayor
Presented: August 23, 2023
Passed: August 23, 2023
Omnibus Vote: Yeas: 9 Nays: 0
Recorded: August 23, 2023
Published: August 23, 2023
Ye .
Kimberly Dewi C' Clerk
7M
5
EXHIBIT A
July 10, 2023
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 05-22, an application by
Airlite Square LLC, as applicant and property owner, requesting approval of an amendment to
conditional use Ordinance No. G6-07 and a planned development as a conditional use with
departures from the Elgin Municipal Code requirements for the number of principal buildings on
a zoning lot, maximum permitted building floor area, minimum required vehicle use area interior
yard setback,minimum required vehicle use area street yard setback,minimum number of parking
spaces, minimum vehicle use area interior landscape yard,the location of a refuse collection area,
and any other departures as may be necessary or desirable, to construct a three-story, mixed-use
building with approximately 2,000 square feet of commercial space and 16 residential units with
32 garage parking spaces at the property commonly referred to as 16-24 N. Airlite Street.
GENERAL INFORMATION
Petition Number: 05-23
Property Location: 16-24 N. Airlite Street
Requested Action: Conditional use for a planned development
Current Zoning: AB Area Business District
Proposed Zoning: No change. AB Area Business District
Existing Use: multi-tenant commercial building and a single-family residence
Proposed Use: Three-story commercial and residential building
Applicant: Airlite Square LLC
Owner Airlite Square LLC
Recommendation & Findings of Fact
Petition 05-22
July 10,2023
Staff Coordinator: Damir Latinovic,AICP, Senior Planner
Exhibits Attached: A. Aerial
B. Zoning Map
C. Parcel May
D. Site Location
E. Development Application and Attachments
F. Draft Ordinance
BACKGROUND
Airlite Square LLC, as applicant and property owner, is requesting approval of an amendment to
conditional use Ordinance No. G6-07 and a planned development as a conditional use with
departures from the Elgin Municipal Code requirements for the number of principal buildings on
a zoning lot,maximum permitted building floor area, minimum required vehicle use area interior
yard setback,minimum required vehicle use area street yard setback,minimum number of parking
spaces,minimum vehicle use area interior landscape yard,the location of a refuse collection area,
and any other departures as may be necessary or desirable, to construct a three-story, mixed-use
building with approximately 2,000 square feet of commercial space and 16 residential units with
32 garage parking spaces at the property commonly referred to as 16-24 N. Airlite Street.
The 1.7-acre subject property,zoned AB Area Business District, is located on the west side of N.
Airlite Street immediately north of the Larkin Avenue and N. Airlite Street intersection. The
property is improved with a one-story 7,200-square foot commercial building (16 N. Airlite
Street),one single-family residence(24 N.Airlite Street),and a surface parking lot with 58 parking
spaces. The existing commercial building was part of Phase I of the original Airlite Square
development approved in 2007, which included the adaptive reuse of the former furniture store
into the three-unit commercial building, the construction of the parking lot and an underground
stormwater detention facility underneath the parking lot.The existing tenants include a law office,
a dental office, and a hair salon.
The existing single-family home is the site of Airlite Square Phase II development that was
approved for a 15,000-square foot one-story office building with an underground parking garage.
Due to the slumping office market, the approved Phase II development never commenced.
The property adjacent to the north is zoned AB Area Business District and is improved with two
one-and-one-half story office buildings largely occupied by medial offices. The property to the
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Recommendation & Findings of Fact
Petition 05-22
July 10,2023
east across N. Airlite Street, zoned AB Area Business District, is improved with a two-story
commercial multi-tenant building and accessory parking lot.The building's tenants include several
fitness facilities, an insurance office, and a hair salon among others.
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Figure 1.Site area map with zoning overlay
The properties adjacent to the west include a variety of commercial and light-industrial uses. The
property immediately west of the 16 N. Airlite Building is zoned AB Area Business District and
is improved with a two-story home converted to a commercial office currently occupied by a
chiropractor clinic. The property immediately west of the 24 N. Airlite building is zoned GI
General Industrial District and is improved with a single-family home, a former barn, that is part
of the adjacent contractor shop. In between are two properties, which remain unincorporated,
zoned B-1 Business District in Kane County, improved with one-story commercial buildings
home to a contractor shop and a self-storage facility.
The properties to the south across Foothill Road and Larkin Avenue are zoned RB Residence
Business District in the City of Elgin and B-1 Business District in unincorporated Kane County
and are improved with single-family homes.
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Recommendation & Findings of Fact
Petition 05-22
July 10,2023
F.
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Figure 2.Approved site plan(top)and south elevation of Phase II office building from 2006(bottom)
Proposal
The applicant, and owner of the property, is proposing to construct a three-story commercial and
residential mixed-use building on the site of the existing single-family home. The proposal
represents a change to the originally approved Phase II development.
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Recommendation & Findings of Fact
Petition 05-22
July 10, 2023
AP
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Figure 3.Proposed landscape plan
The proposed three-story building would have a 1,981-square foot commercial unit on the
front/east end of the building facing Airlite Street and 32 garage parking spaces in the back. There
are 16 garage doors on the north elevation and 16 garage doors on the south elevation. 16
residential units are located on the 2" and 3`d floors above the garages, with eight units on each
floor.The main entrance to the residential portion of the building is on the south elevation near the
center of the building with a small lobby,mail room,and an elevator for access to the upper floors.
All units have two bedrooms and two bathrooms and two garage parking spaces. Unit sizes range
from 1,094 to 1,116 square feet in floor area. All units would be market rate rentals (apartments)
with modern appliances, central HVAC, recessed balconies, and in-unit washer and dryer.
The architecture of the new building would match the architecture of the existing one-story
commercial building at 16 N. Airlite Street. The exterior of the building features arched windows
on the commercial unit to match the windows of the 16 N. Airlie building. The exterior materials
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Recommendation & Findings of Fact
Petition 05-22
July 10, 2023
include primarily stone and red brick masonry. Fiber-cement siding partially covers the exterior of
the residential units and balconies. The commercial unit at the front includes a wood pergola to
accentuate its entrance.
77
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grit 1.
Figure 4.Proposed elevations
The proposed site development includes the addition of five parking spaces in front of the
commercial unit and a second full access driveway. The new driveway would provide access to
the garages on the north side of the building, but would also be connected to the existing parking
lot to improve the access and on-site traffic circulation.The access to the garages on the south side
of the building would be from the existing surface parking lot. Other site development includes
the construction of a new refuse collection area for the apartments in rear/west of the new building
accessible from the drive-aisle on the north side of the building. The enclosure would be a six-foot
high masonry wall that matches the exterior of the building.
The proposal necessitates the removal of three existing trees, two in front of the single-family
home and one in the back of the existing parking lot. However,the applicant would install 15 new
shade trees and pay an additional$3,000 fee-in-lieu of some replacement trees.The proposal meets
the tree replacement and all landscaping requirements.
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Recommendation & Findings of Fact
Petition 05-22
July 10, 2023
Parking
The proposed building is required to provide 32 parking spaces for the 16 residential units (one
parking space per 500 square feet of floor area)and between 8 and 44 parking spaces for the 1,981
square-foot commercial tenant space, based on the requirement for one parking space per 250
square feet of floor area for general retail or office uses, and one parking space per 45 square feet
of floor area for carry-out restaurants,which have the highest parking requirement.
All proposed residential units would have two garage parking spaces per unit which meets the
zoning ordinance requirements for two parking spaces per unit.
The applicant is requesting a departure from the parking requirements to be able to lease the new
commercial unit and all existing commercial units within 16 N. Airlite Street building to any
permitted use in the AB District,including dine-in and carry-out restaurants.The new commercial
unit would share the on-site parking lot with 63 parking spaces with the three existing tenants in
the 16 N. Airlite building.
If the new tenant space is occupied by an office or typical retail use that requires one stall per 250
square feet of floor area,the total parking requirement for all commercial uses would be 60 parking
spaces. With 63 stalls on site,the property would meet the requirement.
However, if the new tenant space is occupied by a dine-in restaurant which requires one parking
space per 60 square feet of floor area, or a carry-out restaurant which requires one parking space
per 45 square feet of floor area,the total parking requirement for all commercial uses would be 85
or 96 parking spaces respectively. The actual parking demand on the property,however,is far less
than the requirement.
Currently,during the peak parking demand,which occurs on the weekdays,only 28 parking spaces
are occupied. This would leave approximately 35 parking spaces available for the 1,981-square
foot commercial tenant space in the new building. In addition,the existing law office is closed on
both Saturday and Sunday, while the dentist's office and the hair salon have limited hours on
Saturdays and are both closed on Sundays. Therefore, the existing tenants have limited parking
demand on the weekends when a potential restaurant could have its peak parking demand.
In addition to the parking requirement,the applicant is seeking approval of several other departures
from the site design requirements. The required departures are listed in Table 1 below and are
further described in Planned Development Departures and Exceptions section of the staff report
further below.
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Recommendation & Findings of Fact
Petition 05-22
July 10,2023
Table 1. Detail of Departures for 16-24 N. Airlite Street
Requirement Proposal
# of principal I
buildings
Building floor area 38,860 sq. ft. maximum 44,717 sq. ft.
Vehicle use area 9 ft 6.8 ft
street yard setback
Vehicle use area 6 ft 2 ft(north and west)
interior yard setback
Vehicle use area
interior landscape 1,688 sq. ft. min. Aprox. 1,250 sq. ft.
and
96
for commercial portion of
Number of parking the development if the new 63
spaces required tenant space is occupied by a
carryout restaurant(highest
parking requirement)
Min. floor area for 1,100 sq. ft. 1,094-1,116 sq. ft.
residential units
Refuse collection 6 feet from an interior lot 2 feet from on interior(west) lot line
area setback I line
The Community Development Department offers the following additional information:
A. Property History.The subject property was annexed to the City in 1972.Upon annexation
the property was zoned B3 Service Business District. In 1992,the property was rezoned to
AB Area Business District as part of the comprehensive amendment to the zoning
ordinance.
The existing building at 16 N.Airlite Street was last renovated in 2007 following the City's
approval of Airlite Square development by Ordinance No.G6-07.That approval authorized
the adaptive reuse of the existing building with a small addition into three commercial
tenant spaces, construction of the parking lot and the underground stormwater detention.
Phase II called for the construction of a one-story 15,000-square foot office building with
underground parking garage. The Phase I portion of the development has been completed,
but Phase 11 was never commenced.
B. Surrounding Land Use and Zoning.The property adjacent to the north is zoned AB Area
Business District and is improved with two one-and-one-half story office buildings largely
occupied by medial offices. The property to the east across N. Airlite Street, zoned AB
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Recommendation & Findings of Fact
Petition 05-22
July 10,2023
Area Business District,is improved with a two-story commercial multi-tenant building and
accessory parking lot. The building's tenants include several fitness facilities,an insurance
office, and a hair salon among others.
The properties adjacent to the west include a variety of commercial and light-industrial
uses. The property immediately west of the 16 N. Airlite Building is zoned AB Area
Business District and is improved with a two-story home converted to a commercial office
currently occupied by a chiropractor clinic. The property immediately west of the 24 N.
Airlite building is zoned GI General Industrial District and is improved with a single-family
home, a former barn, that is part of the adjacent contractor shop. In between are two
properties, which remain unincorporated, zoned B-1 Business District in Kane County,
improved with one-story commercial buildings home to a contractor shop and a self-
storage facility.
The properties to the south across Foothill Road and Larkin Avenue are zoned RB
Residence Business District in the City of Elgin and B-1 Business District in
unincorporated Kane County and are improved with single-family homes.
C. Comprehensive Plan.The subject property is designated as Corridor Commercial by the
City's 2018 Comprehensive Plan. Located along the City's heavily traveled corridors and
intersection, Corridor Commercial areas provide retail services to both local and regional
consumer bases. These areas contain a mix of retail from large community centers with
multiple tenants to smaller stand-along businesses.Corridor Commercial areas are the most
widely accommodating and ranging commercial areas within the city. Corridor
Commercial areas are auto-oriented by nature but should also be enhanced to be pedestrian-
friendly.
D. Zoning District. The purpose of the AB Area Business District is to provide commodities
and services to several neighborhoods, and in some instances to a communitywide or
regional supporting population.AB zoning districts are limited by the applicable site design
regulations to an intermediate scale of development relative to NB Neighborhood Business
Districts and the CC 1 Center City District.
E. Trend of Development.The subject property is located along Airlite Street north of Larkin
Avenue. N. Airlite Street leads to the main entrance to the Presence St. Joseph Hospital.
Therefore, with the exception of the Hillcrest Elementary School directly across the
hospital, most properties leading up to the hospital along N. Airlite have developed with
office and service uses related to the hospital, including several medical office suites.
Because of Larkin Avenue access to US Highway 20,the properties in the area of N.Airlite
Street and Larkin Avenue intersection will continue to be developed with office and auto-
oriented commercial uses.
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Recommendation & Findings of Fact
Petition 05-22
July 10,2023
FINDINGS
After due notice as required by law, the Planning and Zoning Commission conducted a public
hearing in consideration of Petition 05-22 on July 10, 2023 Testimony was presented at the public
hearing in support of the application. The Community Development Department submitted a
Development Application Review and Written Findings and Recommendation to the Planning and
Zoning Commission dated July 10,2023.
The Community Development Department and the Planning and Zoning Commission have made
the following findings regarding this application against the standards for planned developments
outlined in§ 19.60.040, and standards for conditional uses outlined within § 19.65.030:
STANDARDS FOR PLANNED DEVELOPMENTS
A. Site Characteristics Standard. The suitability of the subject property for the planned
development with respect to its size, shape, significant natural features including
topography, watercourses and vegetation and existing improvements.
Findings. The subject property is suitable for the intended planned development with
respect to its size, shape, significant features including topography, watercourses,
vegetation, and existing improvements.The 1.7-acre property is improved with one 7,187-
square foot commercial building, one single-family home, and a surface parking lot with
58 parking spaces. The majority of the property is developed, but an open space area in
rear of the single-family home does exist. This area and the site of the single-family home
were originally approved for a 15,000-square foot office building which was never
constructed. The proposed three-story building would be constructed in its place.
The property does have a pretty substantial topographical change. The western portion of
the property is approximately 15 feet lower than the eastern portion of the property along
the street. The applicant is proposing 1' floor garages to take advantage of the property's
topography. The 2'floor apartments are essentially at the level of the street.
The proposal would result in the loss of three existing trees,but the applicant would install
15 new shade trees and would also pay$3,000 fee-in-lieu of some replacement trees as the
site is already well landscaped. The proposal meet the tree preservation and landscaping
requirements of the zoning ordinance.
There are no existing watercourses that would have a negative impact on the proposed
development.
B. Sewer and Water Standard. The suitability of the subject property for the planned
development with respect to the availability of adequate Municipal water, wastewater
treatment and stormwater control facilities.
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Recommendation & Findings of Fact
Petition 05-22
July 10,2023
Findings. The subject property is suitable for the intended planned development with
respect to the availability of adequate water, sanitary treatment, and storm water control
facilities. The applicant is proposing to connect the building to the existing water and
sanitary sewer facilities available in N.Airlite Street.The existing water and sanitary sewer
utilities adequately serve the new building.
The property already contains an underground stormwater detention, which was
constructed during Phase I of the development. The stormwater detention was sized to
accommodate the office building of similar size. The existing stormwater detention can
adequately serve the proposed building and the proposed development will meet all
requirements of the stormwater ordinance.
C. Traffic and Parking Standard. The suitability of the subject property for the planned
development with respect to the provision of safe and efficient on-site and 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 subject property is currently served with one
full access driveway to N. Airlite Street. The applicant is proposing a second full access
driveway along the north property line farther away from the intersection of N. Airlite
Street and Larkin Avenue. During peak hours, southbound vehicles stacked in que at the
traffic light at N. Airlite Street and Larkin Avenue intersection block the existing access
driveway into the site.The second access driveway further away from the intersection will
improve on-site circulation and off-site traffic configuration in the immediate area.
The proposed building is required to provide 32 parking spaces for the 16 residential units
(one parking space per 500 square feet of floor area)and between 8 and 44 parking spaces
for 1,981 square-foot commercial tenant space depending on the tenant, based on the
requirement for one parking space per 250 square feet of floor area for general retail or
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Recommendation & Findings of Fact
Petition 05-22
July 10,2023
office uses,and one parking space per 45 square feet of floor area for carry-out restaurants,
which have the highest parking requirement.
All proposed residential units would have two garage parking spaces which meets the
zoning ordinance requirements for two parking spaces per unit.
The applicant is requesting a departure from the parking requirements to be able to lease
the new commercial unit and units in the existing commercial building at 16 N. Airlite
Street to any permitted use in the AB District, including dine-in and carry-out restaurants.
The new commercial unit would share the on-site parking lot with 63 parking spaces with
the three existing tenants in the 16 N. Airlite building, which are currently occupied by a
law office,dentist office, and a hair salon. If the new tenant space is occupied by an office
or typical retail use that requires one stall per 250 square feet of floor area,the total parking
requirement for all commercial uses would be 60 parking spaces. With 63 stalls on site,the
property would meet the requirement.
However, if the new tenant space is occupied by a dine-in restaurant which requires one
parking space per 60 square feet of floor area,or a carry-out restaurant which requires one
parking space per 45 square feet of floor area, the total parking requirement for all
commercial uses would be 85 or 96 parking spaces respectively.
The actual parking demand on the property, however, is far less than the requirement.
Currently, during the peak parking demand, which occurs on the weekdays, only 28
parking spaces are occupied. This would leave approximately 35 parking spaces available
for the 1,981-square foot commercial tenant space in the new building. In addition, the
existing law office is closed on both Saturday and Sunday, while the dentist's office and
the hair salon have limited hours on Saturdays and are both closed on Sundays. Therefore
the existing tenants have limited parking demand on the weekends when a potential
restaurant could have its peak parking demand.
As such the proposed parking lot can sufficiently meet the needs of any permitted use
allowed in any of the commercial tenant spaces on the property.
D. Zoning History Standard. The suitability of the subject property for the planned
development with respect to the length of time the property has remained undeveloped or
unused in its current zoning district.
Findings. The property is suitable for the intended planned development with respect to
the length of time the property has remained undeveloped or unused in its current zoning
district. The subject property was annexed to the City in 1972. Upon annexation the
property was zoned B3 Service Business District. In 1992,the property was rezoned to AB
Area Business District as part of the comprehensive amendment to the zoning ordinance.
- 12 -
Recommendation & Findings of Fact
Petition 05-22
July 10, 2023
The existing building at 16 N.Airlite Street was last renovated in 2007 following the City's
approval of Airlite Square development by Ordinance No.G6-07.That approval authorized
the adaptive reuse of the existing building with a small addition into three commercial
tenant spaces, construction of the parking lot and the underground stormwater detention.
Phase II called for the construction of a one-story 15,000-square foot office building with
underground parking garage. The Phase I portion of the development has been completed,
but Phase 11 was never commenced.
E. Surrounding Land Use and Zoning Standard. The suitability of the subject property for
the planned development with respect to consistency and compatibility with surrounding
land use and zoning.
Findings. The property is suitable for the intended planned development with respect to
consistency and compatibility with surrounding land uses and zoning. The property
adjacent to the north is zoned AB Area Business District and is improved with two one-
and-one-half story office buildings largely occupied by medial offices.The property to the
east across N. Airlite Street, zoned AB Area Business District, is improved with a two-
story commercial multi-tenant building and accessory parking lot. The building's tenants
include several fitness facilities, an insurance office, and a hair salon among others.
The properties adjacent to the west include a variety of commercial and light-industrial
uses. The property immediately west of the 16 N. Airlite Building is zoned AB Area
Business District and is improved with a two-story home converted to a commercial office
currently occupied by a chiropractor clinic. The property immediately west of the 24 N.
Airlite building is zoned GI General Industrial District and is improved with a single-family
home, a former barn, that is part of the adjacent contractor shop. In between are two
properties, which remain unincorporated, zoned B-1 Business District in Kane County,
improved with one-story commercial buildings home to a contractor shop and a self-
storage facility.
The properties to the south across Foothill Road and Larkin Avenue are zoned RB
Residence Business District in the City of Elgin and B-1 Business District in
unincorporated Kane County and are improved with single-family homes.
F. Trend of Development Standard. The suitability of the subject property for the planned
development with respect to consistency with an existing pattern of development or an
identifiable trend of development in the area.
Findings.The subject property is suited for the intended planned development with respect
to consistency with an existing pattern of development or an identifiable trend of
development in the area. The subject property is located along N. Airlite Street north of
Larkin Avenue. N. Airlite Street leads to the main entrance of the Presence St. Joseph
- 13 -
Recommendation & Findings of Fact
Petition 05-22
July 10,2023
Hospital. Therefore, with the exception of the Hillcrest Elementary School directly across
the hospital, most properties leading up to the hospital along N. Airlite have developed
with office and service uses related to the hospital, including several medical office suites.
Because of Larkin Avenue access to US Highway 20,the properties in the area of N.Airlite
Street and Larkin Avenue intersection will continue to be developed with office and auto-
oriented commercial uses.
G. Planned Development District Standard: The suitability of the subject property for the
intended planned development district with respect to conformance to the provisions for
the purpose and intent, and the location and size of a zoning district.
Findings. This standard is not applicable. The applicant is not seeking approval of a
planned development district as a map amendment.
H. Comprehensive Plan Standard. The suitability of the subject property for the planned
development with respect to conformance to the goals, objectives, and policies of the
Official Comprehensive Plan
Findings. The subject property is suitable for the intended planned development with
respect to conformance to the goals,objectives,and policies of the Official Comprehensive
Plan. The subject property is designated as Corridor Commercial by the City's 2018
Comprehensive Plan. Located along the City's heavily traveled corridors and intersection,
Corridor Commercial areas provide retail services to both local and regional consumer
bases. These areas contain a mix of retail from large community centers with multiple
tenants to smaller stand-along businesses. Corridor Commercial areas are the most widely
accommodating and ranging commercial areas within the city. Corridor Commercial areas
are auto-oriented by nature but should also be enhanced to be pedestrian-friendly.
I. Conditional Use for a Planned Development: Where applicable, the suitability of the
subject property for the intended conditional use for a planned development with respect
to the provision for the purpose and intent of planned developments and with respect to the
provisions of section 19.65.010 of the zoning ordinance. No conditional use for a planned
development should be granted for the sole purpose of introducing a land use not otherwise
permitted on the subject property.
Findings. The subject property is suitable for the intended conditional use for a planned
development with respect to the provision for the purpose and intent of planned
developments and with respect to the provisions of section 19.65.010 of the zoning
ordinance. The applicant is proposing a planned development as a conditional use to allow
for several departures from the site design requirements of the zoning ordinance. The 1.7-
acre property is less than two acres,which is necessary to establish a Planned Development
District. The proposed conditional use for a planned development would allow for the
construction of a three-story commercial and residential mixed-use building instead of a
- 14-
Recommendation & Findings of Fact
Petition 05-22
July 10,2023
15,000-square foot office building previously approved in 2007. The new building
maintains the same general layout as the previously proposed office building.The applicant
is also proposing a second full access driveway which will result in better on-site and off-
site traffic circulation. The proposal would replace an existing non-conforming single-
family home, which is not compatible with its surroundings, with an attractive mixed-use
building that will add a new commercial space and 16 residential units to the area. The
proposal would enhance the appearance of the property with a positive effect on the
surrounding properties.
J. Natural Preservation Standard. The suitability of the subject property for the intended
planned development with respect to the preservation of all significant natural features
including topography, watercourses, wetlands, and vegetation.
Findings. The subject property is suitable for the intended planned development with
respect to the preservation of all significant natural features including topography,
watercourses, wetlands, and vegetation. The subject property is mostly improved with an
existing one-story commercial building,a surface parking lot and a non-conforming single-
family home. The property does have sloping topography with the eastern portion of the
site being approximately 15 feet higher than the western position of the site. The proposal
uses the slope to create garage parking spaces below the upper level residential units,which
are effectively on the street elevation due to the site's topography. The applicant would
also add 15 new shade trees to an already well landscaped site. The proposal represents a
desirable infill development that would eliminate a non-conforming structure/use and add
a new commercial space and 16 new residential units to the area.
K. Internal Land Use. The suitability of the subject property for the intended planned
development with respect to the land uses permitted within the development being located,
designed, and operated so as to exercise no undue detrimental influence on each other or
on surrounding property.
Findings. The subject property is suitable for the intended planned development with
respect to the land uses permitted within the development being located, designed, and
operated so as to exercise no undue detrimental influence on each other or on surrounding
properties. The proposal includes a second full access driveway along the north property
line which will improve on-site and off site traffic circulation. Each residential unit would
have its own two-car garage. The existing on-site parking lot would be shared between the
existing commercial building at 16 N. Airlite Street and the new commercial tenant space
in the proposed building (24 N. Airlite Street). Because all existing tenants in the 16 N.
Airlite building have limited or no hours on the weekends, and because the current peak
parking demand is far below the parking lot capacity, the proposed parking lot will
adequately serve existing and any future permitted commercial uses in the AB District.The
proposed development will not exercise any undue detrimental impact on surrounding
properties.
- 15 -
Recommendation & Findings of Fact
Petition 05-22
July 10,2023
PLANNED DEVELOPMENT DEPARTURES AND EXCEPTIONS
The applicant is requesting the following departures from the requirements of the zoning
ordinance:
1. Section 19.12.300, " Zoning Lots; Clarifications and Exceptions". Only one principal
building is permitted per zoning lot. The applicant is proposing two principal buildings.
2. Section 19.35.435, "Site Design". The maximum permitted building floor area on this
property is 38,860 square feet. The applicant is proposing a total of 44,717 square feet of
building floor area.
3. Section 19.35.435, "Site Design". The minimum required vehicle use area street yard
setback is nine feet. The applicant is proposing a vehicle use area with a 6.8-foot street
yard setback.
4. Section 19.35.435, "Site Design". The minimum required vehicle use area interior yard
setback is six feet. The applicant is proposing a vehicle use area with a two-foot interior
yard setback from the north and west property lines.
5. Section 19.12.720, "Landscape Yards". The minimum required vehicle use area interior
landscape yard is 1,688 square feet.The applicant is proposing approximately 1,250 square
feet of vehicle use area interior landscape yard.
6. Section 19.45.070, "Table of Required Parking". With the proposed development, the
commercial portion of the entire property is required up to 96 parking spaces.The applicant
is proposing 63 parking spaces for the commercial uses.
7. Section 19.35.435,"Site Design".The minimum floor area for a two-bedroom residential
unit is 1,100 square feet. The proposed two-bedroom units range in size from 1,094-1,116
square feet in floor area.
8. Sections 19.12.600, "Obstructions in Yards". The minimum required building interior
yard setback for the refuse collection area is six feet.The applicant is proposing to construct
a new refuse collection area with a two-foot building interior yard setback from the west
property line.
Staff finds the proposed departures are appropriate and necessary for a desirable infill
development.
The departure for the number of principal buildings is needed because the applicant is not
proposing to subdivide the property into two lots,one for each building. Because the new building
would be owned by one entity with all residential and the one commercial unit available for rent,
- 16-
Recommendation & Findings of Fact
Petition 05-22
July 10, 2023
the subdivision is not necessary.
As an infill development,with an existing underground stormwater detention, the development is
constrained by existing site improvements.The applicant is proposing a new Phase II development
because the office building originally contemplated is no longer feasible. The new mixed-use
building with the new access drive along the north property line has the same general footprint as
the previous 15,000-square foot one-story office building with an underground parking garage.
The requested departures from the vehicle use are setbacks, interior landscape yard requirements,
the number of parking spaces, and the refuse collection area setback are a direct result of the site
constrains.
The size of the proposed units is smaller than required, because the applicant is proposing a 64-
square foot balcony for each unit. If the balconies were eliminated and converted to typical indoor
space, all units would meet the minimum floor area requirements. Having an outdoor balcony,
however, is a desirable amenity that should be afforded for each new unit.
The proposal represents a desirable infill development that would complete a long dormant project.
The architecture of the building will match the existing building at 16 N. Airlite Street and
complement its surroundings. The new, modern, market rate units with individual garages
represent a unique housing opportunity rare in the current market.The proposed building will have
a positive effect on the surrounding area.
STANDARDS FOR CONDITIONAL USE
A. Site Characteristics Standard. The suitability of the subject property for the intended
conditional use with respect to its size, shape, significant features including topography,
watercourses, vegetation, and existing improvements.
Findings. The subject property is suitable for the intended conditional use with respect to
its size, shape, significant features including topography, watercourses, vegetation, and
existing improvements. The 1.7-acre property is improved with one 7,187-square foot
commercial building, one single-family home, and a surface parking lot with 58 parking
spaces. The majority of the property is developed but an open space area in rear of the
single-family home does exist. This area and the site of the single-family home were
originally approved for a 15,000-square foot office building which was never constructed.
The proposed three-story building would be constructed in its place.
The property does have a pretty substantial topographical change. The western portion of
the property is approximately 15 feet lower than the eastern portion of the property along
the street. The applicant is proposing 1 st floor garages to take advantage of the property's
topography. The 2nd floor apartments are essentially at the level of the street.
- 17 -
Recommendation & Findings of Fact
Petition 05-22
July 10,2023
The proposal would result in the loss of three existing trees,but the applicant would install
15 new shade trees and would also pay$3,000 fee-in-lieu of some replacement trees as the
site is already well landscaped. The proposal meets the tree preservation and landscaping
requirements of the zoning ordinance.
There are no existing watercourses that would have a negative impact on the proposed
development.
B. Sewer and Water Standard. The suitability of the subject property for the intended
conditional use with respect to the availability of adequate water, sanitary treatment, and
storm water control facilities.
Findings. The subject property is suitable for the intended conditional use with respect to
the availability of adequate water, sanitary treatment, and storm water control facilities.
The applicant is proposing to connect the building to the existing water and sanitary sewer
facilities available in N. Airlite Street. The existing water and sanitary sewer utilities
adequately serve the new building.
The property already contains an underground stormwater detention, which was
constructed during Phase I of the development. The stormwater detention was sized to
accommodate the office building of similar size. The existing stormwater detention can
adequately serve the proposed building and the proposed development will meet all
requirements of the stormwater ordinance.
C. Traffic and Parking Standard. The suitability of the subject property for the intended
conditional use with respect to the provision of safe and efficient on-site and off-site
vehicular circulation designed to minimize traffic congestion.
Findings. The subject property is suitable for the intended conditional use with respect to
the provision of safe and efficient on-site and off-site vehicular circulation designed to
minimize traffic congestion. The subject property is currently served with one full access
driveway to N. Airlite Street. The applicant is proposing a second full access driveway
along the north property line farther away from the intersection of N. Airlite Street and
Larkin Avenue. During peak hours, southbound vehicles stacked in que at the traffic light
at N.Airlite Street and Larkin Avenue intersection block the existing access driveway into
the site. The second access driveway further away from the intersection will improve on-
site circulation and off-site traffic configuration in the immediate area.
The proposed building is required to provide 32 parking spaces for the 16 residential units
(one parking space per 500 square feet of floor area)and between 8 and 44 parking spaces
for 1,981 square-foot commercial tenant space depending on the tenant, based on the
requirement for one parking space per 250 square feet of floor area for general retail or
office uses,and one parking space per 45 square feet of floor area for carry-out restaurants,
- 18 -
Recommendation & Findings of Fact
Petition 05-22
July 10,2023
which have the highest parking requirement.
All proposed residential units would have two garage parking spaces which meets the
zoning ordinance requirements for two parking spaces per unit.
The applicant is requesting a departure from the parking requirements to be able to lease
the new commercial unit and the units in the existing commercial building at 16 N. Airlite
Street to any permitted use in the AB District, including dine-in and carry-out restaurants.
The new commercial unit would share the on-site parking lot with 63 parking spaces with
the three existing tenants in the 16 N. Airlite building, which are currently occupied by a
law office,dentist office, and a hair salon. If the new tenant space is occupied by an office
or typical retail use that requires one stall per 250 square feet of floor area,the total parking
requirement for all commercial uses would be 60 parking spaces.With 63 stalls on site,the
property would meet the requirement.
However, if the new tenant space is occupied by a dine-in restaurant which requires one
parking space per 60 square feet of floor area,or a carry-out restaurant which requires one
parking space per 45 square feet of floor area, the total parking requirement for all
commercial uses would be 85 or 96 parking spaces respectively.
The actual parking demand on the property, however, is far less than the requirement.
Currently, during the peak parking demand, which occurs on the weekdays, only 28
parking spaces are occupied. This would leave approximately 35 parking spaces available
for the 1,981-square foot commercial tenant space in the new building. In addition, the
existing law office is closed on both Saturday and Sunday, while the dentist's office and
the hair salon have limited hours on Saturdays and are both closed on Sundays. Therefore,
the existing tenants have limited parking demand on the weekends when a potential
restaurant could have its peak parking demand.
As such the proposed parking lot can sufficiently meet the needs of any permitted use
allowed in any of the commercial tenant spaces on the property.
D. Location, Design, and Operation Standard. The suitability of the subject property for
the intended conditional use with respect to it being located, designed, and operated so as
to promote the purpose and intent of this title and chapter.
Findings.The subject property is suitable for the intended conditional use with respect to
it being located, designed, and operated so as to promote the purpose and intent of the
zoning ordinance.
The proposed development includes a second full access driveway along the north property
line which would improve on-site and off-site traffic circulation. The design of the new
building with arched windows and stone and brick masonry exterior matches the exterior
- 19-
Recommendation & Findings of Fact
Petition 05-22
July 10,2023
of the 16 N. Airlite building and complements its surroundings. The two buildings will
share the on-site parking lot that can adequately serve the needs of all existing and future
commercial uses on the property. No evidence has been submitted or found that the
proposed use will exercise any detrimental impact on surrounding properties.
E. Historic Preservation Standard. Where applicable, the conditional use shall make
possible an efficient contemporary use of, or a compatible improvement to a designated
landmark or property located in a designated historic district while preserving those
portions and features of the property which are significant to its historic, architectural,
and cultural values to an historic preservation plan.
Findings.This standard is not applicable. The subject property is neither designated as a
local historic landmark nor is it located within a locally designated historic district.
RECOMMENDATION
The Community Development Department and the Planning and Zoning Commission recommend
approval of Petition 05-22, subject to the following conditions:
1. Substantial conformance to the Development Application submitted by Airlite Square LLC
as applicant and property owner, received January 25, 2022, and supporting documents
including:
a. Statement of Purpose and Conformance for Conditional Use RE: Airlite Square Phase
II Development at 24 N. Airlite Street, Elgin, IL, dated January 16, 2022, last revised
May 31, 2023;
b. Undated Building Code Compliance Matrix(Preliminary Review)-2015 IBC with Elgin
Amendments & 2018 Illinois Accessibility Code, received June 7, 2023, with such
further revisions as required by the Community Development Director;
c. Plat of Survey,prepared by Gerald L. Heinz&Associates, Inc.,dated May 23, 2022;
d. Architectural Plans, including Sheets 1, 2, 2.1, 4, and 4.1, prepared by Avid
Architecture, last revised June 28, 2023, with such further revisions as required by the
Community Development Director;
e. Architectural Plans, including Sheets 3 and 3.1, prepared by Avid Architecture, last
revised May 31, 2023, with such further revisions as required by the Community
Development Director;
f. Site engineering plans titled: "Engineering Plans for 24 North Airlite Street",prepared
by Scheflow Engineers, dated February 8, 2023, last revised June 30, 2023, with such
further revisions as required by the City Engineer;
g. Vehicle Turn Exhibit 1 and Vehicle Turn Exibit 2, prepared by Scheflow Engineers,
dated February 8,2023,with such further revisions as required by the City Engineer;
h. Photometric plan titled:"Project Name:24 N.Airlite Street,Elgin,IL,prepared by Cree
Lighting, dated June 2,2022,with such further revisions as required by the Community
-20 -
Recommendation & Findings of Fact
Petition 05-22
July 10,2023
Development Director;
i. Light fixture: OSQ LED Area/Flood Luminaire featuring Cree True White Technology
— Medium & Large, by Cree Lighting, received February 21, 2023, with such further
revisions as required by the Community Development Director;
j. Light fixture: C-WM-A-WLMO Series LED Wall Mount, by C-Lite LED Lighting,
received June 7, 2023, with such further revisions as required by the Community
Development Director;
k. Light fixture: savr E-WCS Series, by savr, received June 7, 2023 with such further
revisions as required by the Community Development Director; and
1. Light fixture: C-WP-B-RDC-Series,cutoff LED Wall Pack,by C-Light LED Lighting,
received June 7, 2023, 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 two principal buildings on the
Subject Property.
3. A departure is hereby granted to allow two principal buildings on the Subject Property
with the maximum permitted building floor area of 44,717 square feet.
4. A departure is hereby granted to allow the construction of the vehicle use area with the
minimum vehicle use area street yard setback of 6.8 feet.
5. A departure is hereby granted to allow the construction of the vehicle use area with the
minimum vehicle use area interior yard setback of two feet from the north and west interior
lot lines.
6. A departure is hereby granted to allow the construction of the vehicle use area with the
minimum vehicle use area interior landscape yard of 1,200 square feet.
7. A departure is hereby granted to allow the establishment of any permitted use on the
Subject Property within the commercial building at 16 N. Airlite Street, and within the
mixed-use building at 24 N. Airlite Street building without the requirement to provide
additional parking spaces,provided a minimum of 63 parking spaces are located within the
surface parking lot on the Subject Property.
8. A departure is hereby granted to allow the construction of upper-level residential units with
the minimum floor area of 1,094 square feet.
-21 -
Recommendation & Findings of Fact
Petition 05-22
July 10, 2023
9. A departure is hereby granted to allow the construction of a refuse collection area enclosure
with the minimum building interior yard setback of two feet from the west interior lot line.
The proposed enclosure shall be constructed of brick masonry which matches the masonry
of the principal building on the Subject Property.
10. At the time of building permit review, the applicant shall pay a Three Thousand Dollars
and Zero Cents($3,000) fee-in-lieu of 15 required replacement DBA inches of trees.
11. All street graphics must comply with the zoning ordinance requirements. Wall signs shall
not be box signs. Wall signs must be channel letters.
12. All garage doors shall have clear horizontal windows across the top of the garage door in
substantial conformance with the 9-Unit Exterior Elevations Sheet A-2,prepared by Meco
A/E, dated May 3, 2023, with such further revisions as required by the Community
Development Director.
13.No trash or recycling receptacles (also known as trash cans, bins, or totes) shall be kept
within the attached garages of the residential units.
14. Compliance with all applicable codes and ordinances.
The vote of the Planning and Zoning Commission on the motion to recommend approval, subject
to the conditions outlined by the Community Development Department,was four(4)yes, zero(0)
no, and zero(0)abstentions. Three members were absent.
Respectfully Submitted,
s/Jay Cox
Jay Cox, Chairman
Planning&Zoning Commission
s/Damir Latinovic
Damir Latinovic, AICP; Secretary
Planning&Zoning Commission
-22 -
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ORC1 Residence Conservation 1
ORC2 Residence Conservation 2
RC3 Residence Conservation 3
OPRC Planned Residence Conservation —
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O SFR2 Single Family Residence 2 -
O PSFR2 Planned Single Family Residence 2 parkin Aye r
QTRF Two Family Residence
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-GI General Industrial
-PGI Planned General Industrial
-CI Commercial Industrial S F R 1
-CF Community Facility
-PCF Planned Community Facility
EXHIBIT Zoning Map N
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Map prepared by City of Elgin 0 50 100 200 300 400
Department of Community Development Feet
Subject Property
16-24 N. Airlite St.
Petition 05-22
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EXHIBIT D
SITE LOCATION
16-24 N. Airlite Street.
Petition 05-22
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EXHIBIT D
SITE LOCATION
16-24 N. Airlite Street.
Petition 05-22
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Front elevation of 16 N. Airlite Street building
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North elevation of the 16 N. Airlite Street building
EXHIBIT D
SITE LOCATION
16-24 N. Airlite Street.
Petition 05-22
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Rear yard of the existing building at 24 N. Airlite Street
EXHIBIT D
SITE LOCATION
16-24 N. Airlite Street.
Petition 05-22
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View of the existing parking lot looking north