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HomeMy WebLinkAboutG46-20Ordinance No. G46-20 AN ORDINANCE RECLASSIFYING TERRITORY IN THE RC3 RESIDENCE CONSERVATION DISTRICT TO CC2 CITY CENTER DISTRICT (302 W. Chicago Street) WHEREAS, written application has been made to reclassify certain property located at 302 W. Chicago Street from RC3 Residence Conservation District to CC2 Center City District; and WHEREAS, the zoning lot containing the premises at 302 W. Chicago Street is legally described herein (the "Subject Property"); and WHEREAS, the Planning & Zoning Commission conducted a public hearing concerning said application on November 2, 2020 following due notice by publication; and WHEREAS, the Community Development Department and the Planning & Zoning Commission have submitted their Findings of Fact concerning said application; and WHEREAS, the Community Development Department and the Planning & Zoning Commission recommend approval of said application; and WHEREAS, the City Council of the City of Elgin, Illinois, has reviewed the findings and recommendations of the Community Development Department and the Planning & Zoning Commission; and WHEREAS, the City of Elgin is a home rule unit and as a home rule unit may exercise any power and perform any function pertaining to its government and affairs; and WHEREAS, zoning, including, but not limited to, this ordinance granting a map amendment from RC3 Residence Conservation District to CC2 Center City District pertains to the government and affairs of the city. NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF ELGIN, ILLINOIS: Section 1. That the City Council of the City of Elgin hereby adopts the Findings of Fact, dated November 2, 2020, and the recommendations made by the Community Development Department and the Planning & Zoning Commission, a copy of which is attached hereto and made a part hereof by reference as Exhibit A. Section 2. That Chapter 19.07 Zoning Districts, Section 19.08.020 entitled "Official Zoning District Map" of the Elgin Municipal Code, as amended, be and the same is hereby further amended by adding thereto the following paragraph: The boundaries hereinafter laid out in the "Zoning District Map", as amended, be and are hereby altered by including in the CC2 Center City District the following described property: THE EASTERLY 60 FEET OF THE SOUTHERLY 49 1/2 FEET OF LOT 14 AND THE EASTERLY 60 FEET OF LOT 15 IN BLOCK 34 OF THE ORIGINAL TOWN OF ELGIN, ON THE WEST SIDE OF FOX RIVER, IN THE CITY OF ELGIN, KANE COUNTY, ILLINOIS. (commonly known as 302 W. Chicago Street). Section 3. That this ordinance shall be in full force and effect immediately after its passage in the manner provided by law. David . Kap yor Presented: December 16, 2020 Passed: December 16, 2020 Omnibus Vote: Yeas: 9 Nays: 0 Recorded: December 16, 2020 Published: December 17, 2020 X. Kimberly Der. , City erk -2- FINDINGS OF FACT PETITIONS 26-20 & 27-20 302 W. Chicago Street EXHIBIT A November 2, 2020 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 Petitions 26-20 and 27-20, an application by Marc Mylott, Director of Community Development, on behalf of the Elgin History Museum, as applicant, and the City of Elgin, as property owner, are requesting approval of a map amendment from RC3 Residence Conservation District to CC2 Center City District, and a planned development as a conditional use with departures from the Elgin Municipal Code for the vehicle use area street yard setback, vehicle use area interior yard setback, vehicle use area landscape yard, parking lot drive -aisle width, and the minimum number of parking spaces required, and any other departures as may be necessary or desirable for the adaptive reuse of the Nancy Kimball Cobblestone House as a public museum and a commercial event space for activities pertaining to the assembly of people at the property commonly referred to as 302 W. Chicago Street. The property is zoned RC3 Residence Conservation District. GENERAL INFORMATION Petition Numbers: 26-20 & 27-20 Property Location: 302 W. Chicago Street Requested Action: Map Amendment from RC3 Residence Conservation District to CC2 Center Citv District & Planned Development as a Conditional Use Current Zoning: RC3 Residence Conservation District Proposed Zoning: CC2 City_Center District Existing Use: Vacant 2-Story brick house known as the Nancy_ Kimball Cobblestone House Proposed Use: Public Museum and Commercial Event Space Applicant: Marc Mylott. Director of Community Development on behalf Recommendation & Findings of Fact Petitions 26-20 and 27-20 November 2, 2020 of the Elgin Histor% Museum Owner City of Elgin Staff Coordinator: Denise Momodu, Associate Planner Exhibits Attached: A. Aerial/Location Mai) B. Zoning Map C. Parcel D. Site Location E. Development Application and Attachments F. Draft Ordinances BACKGROUND Marc Mylott, Director of Community Development, on behalf of the Elgin History Museum, as applicant, and the City of Elgin, as property owner, are requesting approval of a map amendment from RC3 Residence Conservation District to CC2 Center City District, and a planned development as a conditional use with departures from the Elgin Municipal Code for the vehicle use area street yard setback, vehicle use area interior yard setback, vehicle use area landscape yard, parking lot drive -aisle width, and the minimum number of parking spaces required, and any other departures as may be necessary or desirable for the adaptive reuse of the Nancy Kimball Cobblestone House as a public museum and a commercial event space for activities pertaining to the assembly of people at the property commonly referred to as 302 W. Chicago Street. -2- Recommendation & Findings of Fact Petitions 26-20 and 27-20 November 2, 2020 Figure 1. Aerial map of the subject property outlined in red. The 6,928-square foot property is located at the northwest corner of W. Chicago Street and Crystal Avenue. The property is zoned RC3 Residence Conservation District. The properties to the west and south are also zoned RC3 Residence Conservation District and are improved with single- family and multi -family residential buildings. The property to the north is zoned CC2 Center City District and is improved with a two-story commercial building with an accessory parking lot and is home to a used -car dealership and a motor -vehicle repair shop. The property to the east across the railroad tracks is zoned CC 1 Center City District and is improved with a two-story commercial building home to Hartman Bee Line motor -vehicle repair shop. The Nancy Kimball Cobblestone House was built in 1846 for the widow of one of Elgin's founders, Joseph Kimball. Nancy lived in the house until 1888 when she passed away at age 101. Members of the Kimball family owned the property for 105 years. In 1951 the house was divided -3- Recommendation & Findings of Fact Petitions 26-20 and 27-20 November 2, 2020 into four apartments. Two more units were added in the 1970's. As a rental property, the building deteriorated and the City acquired the property in 2009. In 2015, the City entered into an agreement with the Elgin Area Historical Society to rehabilitate the building for public and educational uses. This public -private partnership, in conjunction with the Near West Neighbors Association and other 'A community groups such as the •, '•"` Downtown Neighborhood Ad • ' ' '4vfa%�wAssociation (DNA), Admirers of Beautiful Old Dwellings of Elgin Picture 1. Photo from Prior to 1990 (ABODE), the Southwest Association Credit. Elgin Historic Museum of Neighbors (SWAN), the Gifford Park Association (GPA), Kane County, and the Grand Victoria Foundation, the Museum has raised over $400,000 towards the rehabilitation efforts of this project. The project also represents a good example that adaptive reuse is a key tool in preserving architectural and historically significant properties that have a positive effect on all surrounding properties. As one of the six remaining cobblestone structures in Elgin, the Nancy Kimball House is the only cobblestone house in public ownership. Proposal The applicant is requesting approval of a map amendment from RC3 Residence Conservation District to CC2 Center City District, and a planned development as a conditional use with departures from the Elgin Municipal Code for the following, vehicle use area street yard setback, vehicle use area interior yard setback, vehicle use area landscape yard, parking lot drive -aisle width, and the minimum number of parking spaces required, for the adaptive reuse of the existing 2,763-square foot residential building as a public museum and an Picture 2. View of Front Elvation facing W. Chicago Street: Photo Credit William Briska -4- Recommendation & Findings of Fact Petitions 26-20 and 27-20 November 2, 2020 event space. The building will serve as a: • Gallery space for exhibits of local history, decorative art & architecture; • Setting for educational programs serving the nearby schools and adult learners; • Work space for hands-on demonstration & community projects; • Meeting rooms for small groups; and • Distinctive entry landmark encouraging neighborhood pride and identity. To support the new use, the Museum is proposing to construct a surface parking lot with 7 parking spaces with access off of Crystal Avenue. Building permits have been issued for the interior remodeling and the construction of a staircase and steps necessary for access to the front entrance of the building along W. Chicago Street that is currently underway. Other site improvements proposed include a 6-foot high privacy wood fence along the west property line adjacent to the new parking lot, new landscaping at the rear of the house and along a portion of the parking lot, and one new monument sign. ENNA (IO11WwAK REOBUSX Hp.EI'SUExIF Mt N1INIVM:Y pEI,OE- T�FNI:F "IUI UI 1I.R. %. CiYE. 4EE.A:x IANU`.CwAILI'1 Mi1'IiUV11M IS IIY MINI (C]ER)N41. iUYX� �``� Y' .':III. ix I.N I•IKNIIMIIIIY IHif1111N (11ll KAM.I�flMginl�ITnTmn lbm In c4 I � '- f •-'�"'.� � t yp�1 I ' I j/ 9L0. x ro Ex; MNL '1 - T729'38'40 11 S.SB' ' PP. AEA X. . \ ROUX„ 6Xxw9 SNAu I d6iNE � Li1 LEC. � AIW E CKE{Fnly WET.B.E.' r � % • T g~�' 1� 1(\ ctT f2 i [ All EEIX 11fIX ww rMNIA \ nlc1. YSTaT n I INda.:�X1N, I •'1 � r-s, �e� E,lcx�, , � (/��) d ' '- � mw *n EXIST. BUILDINO 302 W CHICA00 . CIE .a f r��wlo. m c I II l ST. "♦` J_ `\� LOT AREAvd • \.•,� �, 11 6.928t SF ill I I •i,, 0.1592 AC. _5 `g�' d. 1i•raE ./ - LII •' I' `--.I L TO RElWN '• .. � 111 � j I s � '♦.� � � ; u; I I ♦ � Id ... l I ♦.,d ra srNl¢ ' } g _ .Nq.I ; i �,LpI I �°r ' � (d mans TE - ij�, EIEnNKE l t1:� i - FX EEx S ,Y1Ut d CONC }INK \— _A�A—�A—A.-A.11-A------A T (M- 1.vi lNia'TT 'n MNE xN1�Y:A A�—A—���IX CRYSTAL AVENUE Figure 3. Proposed site and landscape plan Parking The applicant is seeking a departure from the vehicle use area, street yard setback, vehicle use area -5- Recommendation & Findings of Fact Petitions 26-20 and 27-20 November 2, 2020 interior yard setback, vehicle use area landscape yard, parking lot drive -aisle width, and the minimum number of parking spaces required. The proposed use is required to provide 23 parking spaces based on the requirement for one parking stall per four occupants in the public assembly area, plus one stall per employee. With seven parking spaces proposed, the property is short the regulatory parking requirement. However, ample free on -street parking exists along the east side of Crystal Avenue adjacent to the property with no parking restrictions. The requested departures are summarized in Table 1 below and are further described in Planned Development Departures and Exceptions section of the staff report further below. Table 1. Detail of Required Departures Site Design Regulation Requirement Proposed Number of Parking Stalls 23 7 Required Parking Aisles Width 22 feet 21.5 feet Vehicle Use Area Street Setback 8 feet 0 foot setback from east lot line 0 foot setback from north lot Vehicle Use Area Interior Setback 6 feet line; and one foot setback from west lot line Vehicle Use Area Landscape 4 trees 0 Trees Yard # of trees Vehicle Use Area Landscape 0 shrubs — along vehicles use Yard # of shrubs 29 shrubs areas along lot lines, but 48 shrubs throughout property The Community Development Department offers the following additional information: A. Property History. The property was classified as F Commercial District by the first zoning ordinance in 1927. By 1950, the property was classified in the F Industrial zoning district. In 1962, the property was reclassified to B3 Service Business District. In 1992, the property was zoned RC3 Residence Conservation District as part of the comprehensive amendment to the zoning ordinance. The Nancy Kimball Cobblestone House was built in 1846 for the widow of one of Elgin's founders, Joseph Kimball. Nancy lived in the house until 1888 when she passed away at Recommendation & Findings of Fact Petitions 26-20 and 27-20 November 2, 2020 age 101. Members of the Kimball family owned the property for 105 year. In 1951 the house was divided into four apartments. Two more units were added in the 1970's. The City acquired the property in 2009 and in 2015 entered into an agreement with the Elgin Area Historical Society to rehabilitate the building for public and educational uses. One of six remaining cobblestone structures in Elgin, the building is the only one in public ownership. B. Surrounding Land Use and Zoning. The property is zoned RC3 Residence Conservation District. The properties to the west and south are also zoned RC3 Residence Conservation District and are improved with single-family and multi -family residential buildings. The property to the north is zoned CC2 Center City District and is improved with a two-story commercial building with an accessory parking lot home to a used -car dealership and a motor -vehicle repair shop. The property to the east across the railroad tracks is zoned CC 1 Center City District and is also improved with a two-story commercial building home to Hartman Bee Line motor -vehicle repair shop. C. Comprehensive Plan. The subject property is designated as Downtown Mixed Use by the City's 2018 Comprehensive Plan. Elgin's historic Downtown contains mixed -use structures featuring retail, restaurants, service uses, office, and residential uses. Mixed -use structures contribute to an active street life and help foster a unique sense of place within Elgin. A variety of uses should be encouraged throughout the Downtown and should be located at or near the sidewalk with parking in the rear. D. Zoning District. The property is zoned RC3 Residence Conservation District and the applicant is proposing a map amendment from RC3 Residence Conservation District to CC2 Center City District..The purpose of the CC2 center city district is to facilitate the implementation of the official comprehensive plan for the center city, as focused on a distinctive subarea of the city with a common urban fabric. The CC2 zoning district provides for a concentration of finance, .service, retail, civic, office, and cultural uses, in addition to complementary uses such as hotels, entertainment and housing. The development standards are intended to encourage a mix of activity in the area while providing for quality development that maintains a sense of history, human scale and pedestrian oriented character. The development standards are intended to promote a transition between the more intense development in the CC 1 zoning district and the residential neighborhoods surrounding the center city. E. Trend of Development. The subject property is located at the northwest corner of W. Chicago Street and Crystal Avenue. West Chicago Street is a collector street serving the west side of Elgin. Crystal Avenue is a local street serving the surrounding neighborhood. The property represents a gateway to the Near West Side residential neighborhood. Most surrounding properties are used for residential use with the exception of commercial properties along Crystal Avenue and W. Highland Avenue. There has been no new development in the area in recent years. -7- Recommendation & Findings of Fact Petitions 26-20 and 27-20 November 2, 2020 FINDINGS After due notice as required by law, the Planning & Zoning Commission conducted a public hearing in consideration of Petitions 26-20 and 27-20 on November 2, 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 November 2, 2020. The Community Development Department and the Planning & Zoning Commission have made the following findings regarding this application against the standards for planned developments outlined within § 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 intended zoning district 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 zoning district with respect to its size, shape, significant features including topography, watercourses, vegetation, and existing improvements. The 6,928-square foot property does not feature any significant topography, watercourses, or vegetation. However, there is a gradual change in topography of about nine feet from north to south. The site is improved with a two-story framed brick house and a paved area with access off of Crystal Avenue. The two existing mature trees, one 42" Oak tree and one 17" Maple tree will be preserved during the construction of the parking lot. B. Sewer and Water Standard. The suitability of the subjectproperty for the intended zoning district with respect to the availability of adequate Municipal water, wastewater treatment and stormwater control facilities. Findings. The subject property is suitable for the intended zoning district with respect to the availability of adequate water, sanitary treatment, and storm water control facilities. The property is served by municipal water, sanitary sewer, and storm water systems. The applicant is not proposing any changes to the existing sewer and water utilities. The existing sewer and water facilities can adequately serve the proposed use. C. Traffic and Parking Standard. The suitability of the subject property for the intended zoning district 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 Recommendation & Findings of Fact Petitions 26-20 and 27-20 November 2, 2020 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" [SRI 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. The subject property is suitable for the intended zoning district with respect to the provision of safe and efficient on -site and off -site vehicular circulation designed to minimize traffic congestion. The property is located at the northwest corner of W. Chicago Street and Crystal Avenue. W. Chicago Street is a collector street serving the west side of Elgin. Crystal Avenue is a local street serving the surrounding neighborhood. The Museum is proposing to construct a surface parking lot with 7 parking spaces with access off of Crystal Avenue. Per the zoning ordinance, the property is required to provide 23 parking spaces based on the requirement for one parking space per 4 occupants in the assembly space, plus 1 stall per employee. The applicant is seeking a departure from the zoning ordinance to construct only seven parking spaces due to the small property size that limits the number of parking spaces that could be constructed on site. However, ample on -street parking is available along the east side of Crystal Avenue without any parking restrictions. With a few number of events expected to be scheduled that would attract large crowds, the property will not have any negative effects on the existing parking and traffic conditions in the immediate area. D. Zoning History Standard. The suitability of the subject property for the intended zoning district 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 zoning district with respect to the length of time the property has remained undeveloped or unused in its current zoning district. The property was classified as F Commercial District by the first zoning ordinance in 1927. By 1950, the property was classified in the F Industrial District zoning district. In 1962, the property was reclassified to B3 Service Business District. In 1992, the property was zoned RC3 Residence Conservation District as part of the comprehensive amendment to the zoning ordinance. Recommendation & Findings of Fact Petitions 26-20 and 27-20 November 2, 2020 The Nancy Kimball Cobblestone House was built in 1846 for the widow of one of Elgin's founders, Joseph Kimball. Nancy lived in the house until 1888 when she passed away at age 101. Members of the Kimball family owned the property for 105 year. In 1951 the house was divided into four apartments. Two more units were added in the 1970's. The City acquired the property in 2009, and in 2015 entered into an agreement with the Elgin Area Historical Society to rehabilitate the building for public and educational uses. One of six remaining cobblestone structures in Elgin, the building is the only one in public ownership. E. Surrounding Land Use and Zoning Standard. The suitability of the subject property for the intended zoning district with respect to consistency and compatibility with surrounding land use and zoning. Findings. The property is suitable for the intended zoning district with respect to consistency and compatibility with surrounding land uses and zoning. The property is zoned RC3 Residence Conservation District. The properties to the west and south are also zoned RC3 Residence Conservation District and are improved with single-family and multi -family residential buildings. The property to the north is zoned CC2 Center City District and is improved with a two-story commercial building with an accessory parking lot home to, a used -car dealership and a motor -vehicle repair shop. The property to the east across the railroad tracks is zoned CC1 Center City District and is also improved with a two-story commercial building home to Hartman Bee Line motor -vehicle repair shop. The proposal would not have any negative effect on the surrounding land uses or zoning districts. F. Trend of Development Standard. The suitability of the subject property for the intended zoning district 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 zoning district with respect to consistency with an existing pattern of development or an identifiable trend of development in the area. The subject property is located at the northwest corner of W. Chicago Street and Crystal Avenue. West Chicago Street is a collector street serving the west side of Elgin. Crystal Avenue is a local street serving the surrounding neighborhood. The property represents a gateway to the Near West Side residential neighborhood. Most surrounding properties are used for residential use with the exception of commercial properties along Crystal Avenue and W. Highland Avenue. There has been no new development in the area in recent years. 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. -10- Recommendation & Findings of Fact Petitions 26-20 and 27-20 November 2, 2020 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 intended zoning district with respect to conformance to the goals, objectives, and policies of the Official Comprehensive Plan Findings. The subject property is suitable for the intended zoning district with respect to conformance to the goals, objectives, and policies of the Official Comprehensive Plan. The subject property is designated as Downtown Mixed -Use by the City's 2018 Comprehensive Plan and Design Guidelines. Elgin's historic Downtown contains mixed -use structures featuring retail, restaurant, service uses, office, and residential uses. Mixed -use structures contribute to an active street life and help foster a unique sense of place within Elgin. A variety of uses should be encourage throughout the Downtown and should be located at or near the sidewalk with parking in the rear. ADDITIONAL STANDARDS FOR PLANNED DEVELOPMENTS I. Planned Development as a Conditional Use: 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 planned development as a conditional use 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 planned development as a conditional use 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 proposed planned development would allow the construction of a surface parking lot with seven parking spaces with departures from the Elgin Municipal Code for the vehicle use area street yard setback, vehicle use area interior yard setback, vehicle use area landscape yard, parking lot drive -aisle width, and the minimum number of parking spaces required. The parking lot is necessary to support the adaptive reuse of the Nancy Kimball Cobblestone House as a public museum and a commercial event space. The 6,928-square foot property is less than two acres, which is necessary to establish a Planned Development District. The proposed planned development as a conditional use would realize a desirable adaptive reuse of a historically significant building that would otherwise not be possible. Other site improvements proposed include a 6-foot high privacy wood fence along the west property line adjacent to the new parking lot and new landscaping, all of which will - 11 - Recommendation & Findings of Fact Petitions 26-20 and 27-20 November 2, 2020 enhance the look of the property. The proposed project would have a positive effect on the immediate area and the near west side residential 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. The 6,928-square foot property does not feature any significant topography, watercourses, or vegetation. However, there is a gradual change in topography of approximately nine feet from north to south. The two existing mature trees t, one 42" Oak tree and one 17" Maple tree will be preserved during the construction of the parking lot. The property is not required to provide an on -site stormwater detention (because the property is less than one acre). All existing stormwater infrastructure can adequately accommodate the proposed parking lot. 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 existing 2,763-square foot building is well suited for the proposed adaptive reuse as a public museum and a commercial event space. To support the new use, the Museum is proposing to construct a surface parking lot with seven parking spaces with access off of Crystal Avenue. Building permits have been issued for the interior remodeling and the construction of a staircase and steps necessary for access to the front entrance of the building along W. Chicago Street that is currently underway. The proposed adaptive reuse of a public museum and community gathering space will operate with no negative impact on the surrounding properties. PLANNED DEVELOPMENT DEPARTURES AND EXCEPTIONS The applicant is requesting the following departures from the requirements of the zoning ordinance: -12- Recommendation & Findings of Fact Petitions 26-20 and 27-20 November 2, 2020 Sections 19.45.080, "Table of Required Parking". The proposed use is required to provide 23 parking spaces based on the requirement for one parking space per 4 occupants, plus one stall per employee. The applicant is proposing seven parking spaces. 2. Sections 19.45.140, "Parking Aisles and Stalls". The minimum required width for a parking lot drive -aisle is twenty-two linear feet. The applicant is proposing a parking lot drive -aisle width of 21.5 linear feet. 3. Sections 19.45.150, "Vehicle Use Area Setbacks and Landscape Yards". The minimum required vehicle use area (VUA) street yard setback is eight feet, and the minimum required VUA interior yard setback is six feet from the west and north property lines, The applicant is proposing a zero foot setback from the street lot line along Crystal Avenue, a zero foot setback from the north interior lot line, and a one - foot setback from the west interior lot line 4. Sections 19.12.720.13, "Vehicle Use Area Landscape Yard". The proposed parking lot is required to have a minimum of 4 trees and a minimum of 29 shrubs within the VUA perimeter landscape yard. The applicant is not proposing to install any trees, but is proposing to install a total of 48 deciduous or coniferous shrubs throughout the property. Staff finds the proposed departures are appropriate and necessary to achieve a desirable adaptive reuse of an existing historically significant building. The property is too small to accommodate additional parking spaces. The building will be open by appointment only between the hours of 8:00 A.M and 10:00 P.M., seven days a week. With seven parking spaces proposed, the property would meet its parking demand during normal times when no events are scheduled. During peak times for commercial events, on -street parking is available along the east side of Crystal Avenue with no parking restrictions. With only a few commercial events anticipated during the year, the proposal will not have any negative effect on the surrounding properties. The proposed departures from the minimum required parking lot drive -aisle width, vehicle use area setbacks and vehicle use area landscape yard requirement are due to the small property size. The applicant is appropriately proposing to maximize the number of on -site parking stalls with no, or reduced setbacks and landscape yards. Instead, the Museum is proposing to install a six-foot high solid privacy fence along the west property line adjacent to a residential property. Similarly, while no space exists to accommodate the installation of a new tree, the Museum is proposing to install more than the required number of shrubs throughout the property to further enhance the look of the renovated building. -13- Recommendation & Findings of Fact Petitions 26-20 and 27-20 November 2, 2020 For consideration by the Planning and Zoning Commission, the Community Development Department offers the following findings regarding this application against the standards for conditional uses outlined within § 19.65.030: 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 6,928-square foot property does not feature any significant topography, watercourses, or vegetation. However, there is a gradual increase in topography of approximately nine feet from north to south. The site is improved with a two-story framed brick house and a paved area with access off of Crystal Avenue. The two existing mature trees, one 42" Oak tree and one 17" Maple tree will be preserved during the construction of the parking lot. B. Sewer and Water Standard. The suitability of the subject property for the intended conditional use with respect to the availability of adequate water, sanitary treatment, and storm water control facilities. Findings. The subject property is suitable for the intended conditional use with respect to the availability of adequate water, sanitary treatment, and storm water control facilities. The property is served by municipal water, sanitary sewer, and storm water systems. The applicant is not proposing any changes to the existing sewer and water utilities. The existing sewer and water facilities can adequately serve the proposed use. The property is not required to provide an on -site stormwater detention (because the property is less than one acre). 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 zoning district with respect to the provision of safe and efficient on -site and off -site vehicular circulation designed to minimize traffic congestion. The property is located at the northwest corner of W. Chicago Street and Crystal Avenue. W. Chicago Street is a collector street serving the west side of Elgin. Crystal Avenue is a local street serving the surrounding neighborhood. The Museum is proposing to construct a surface parking lot with 7 parking spaces with access off of Crystal Avenue. Per the zoning ordinance, the property is required to provide 23 parking spaces based on the requirement for one parking space per 4 occupants in the assembly space, plus 1 stall -14- Recommendation & Findings of Fact Petitions 26-20 and 27-20 November 2, 2020 per employee. The applicant is seeking a departure from the zoning ordinance to construct only seven parking spaces due to the small property size that limits the number of parking spaces that could be constructed on site. However, ample on -street parking is available along the east side of Crystal Avenue without any parking restrictions. With a few number of events expected to be scheduled that would attract large crowds, the property will not have any negative effects on the existing parking and traffic conditions in the immediate area. 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 planned development as a conditional use would realize the adaptive reuse of the existing 2,763-square foot residential building. The Elgin History Museum will coordinate programming and the use of the space. The Museum will also create exhibits and schedule events through -out the year. The building will be open by appointment only between the hours of 8:00 A.M and 10:00 P.M., seven days a week. To support the new use, the Museum is proposing to construct a surface parking lot with seven parking spaces with access off of Crystal Avenue. Building permits have already been issued for the interior remodeling and the construction of the entrance staircase. Other site improvements proposed include a six-foot high privacy wood fence along the west property line adjacent to the new parking lot, new landscaping and one new monument sign. E. Historic Preservation Standard. "ere 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. However, the property is significant historic value to the community as one of the oldest, if not the oldest building in Elgin. The house was constructed in 1846 for the widow of one of Elgin's founders, Joseph Kimball. She lived in the house until 1888 when she passed away at the age of 101. Members of the Kimball family owned the property for 105 years. As one of only six remaining cobblestone structures in Elgin, the building is the only one in public ownership. -15- Recommendation & Findings of Fact Petitions 26-20 and 27-20 November 2, 2020 This project represents a goo RECOMMENDATION d The Community Development Department and the Planning & Zoning Commission recommend approval of Petitions 26-20 and 27-20, subject to the following conditions: Substantial conformance to the Development Application submitted by Marc Mylott, Director of Community Development, on behalf of the Elgin History Museum, as applicant, and City of Elgin, as property owner, received September 21, 2020, and supporting documents including: a. A statement of purpose and conformance — "Business Plan for 302 W. Chicago Street", submitted by Elgin History Museum, dated received September 8, 2020; b. Plat of Survey, prepared by Land Division, Inc., dated January 22, 2009; c. Site Plan, prepared by HRGreen, dated September 2, 2020, last revised September 22, 2020, with such further revisions as required by the Community Development Director; d. Landscape Plan, prepared by staff, dated October 1, 2020, with such further revisions as required by the Community Development Director; e. Porch & Stair Reconstruction, prepared by Matthew Martin, Licensed Architect, dated September 18, 2020, last revised October 2, 2020, 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 permit a total of 7 parking spaces on the property for the proposed public museum and commercial event space uses. 3. A departure is hereby granted to construct a surface parking lot with no required setback from the east street lot line, no required setback from the north interior lot line, and a minimum of one -foot setback from the west interior lot line. 4. A departure is hereby granted to construct a surface parking lot with the minimum parking lot drive -aisle width of 21.5 feet. 5. A departure is hereby granted to construct the parking lot with no vehicle use area landscape yards. -16- Recommendation & Findings of Fact Petitions 26-20 and 27-20 November 2, 2020 6. Assembly uses permitted by this grant of conditional use shall include: a. Business Dinners, Breakout Session, and/or Round -Table Discussions; b. Banquets (General); c. Baby Showers and/or Bridal Showers; d. Baptisms and/or Christenings; e. Beer, Wine, Liquor, and/or Food Tastings; f. Celebrations, Soirees, Private Parties, such as Anniversaries, Birthdays, and/or Bar and Bat Mitzvahs; g. Classes and Hands-on Demonstrations related to preservation and home repair; h. Conferences, Conventions, and/or Seminars; i. Colloquiums; j. Consumer Shows, Trade Shows, Trunk Shows, and Fashion Shows; k. Corporate and/or Non-profit Events; 1. Design and Creative Workshops, such as Calligraphy, Art, Pottery, and/or Painting Classes: m. Exhibitions, including but not limited to Art Shows; n. Expositions; o. Fairs and/or Festivals; p. Fundraisers; q. Funeral Services; r. Galas; s. Gallery Displays, including but not limited to works of art, either temporary or permanent; t. Holiday Parties; u. Live Performances, such as readings and/or plays but expressly excluding as a principal use: music concerts, karaoke, ballrooms, dance halls, discotheques, nightclub operations, events hosted by bands or deejays, or other like music- or dance -oriented events; v. Meetings, including but not limited to Board, Business, Public, Neighborhood Groups and/or Shareholders Meetings; w. Mind and Body Classes and Sessions, including but not limited to Mediation and/or Yoga; x. Networking Events; y. Plenary or General Sessions; z. Political Events; aa. Press Conferences; bb. Product Launch Events; cc. Receptions; dd. Retreats and Tam Buildings Events; ee. Social Events; ff. Symposiums; gg. Themed Events; -17- Recommendation & Findings of Fact Petitions 26-20 and 27-20 November 2, 2020 hh. Tours; ii. Wedding Ceremonies & Receptions, including but not limited to traditional weddings, elopements, and/or civil unions; and J. Workroom space for community projects; kk. Other like assemblies of people. 7. Any event of an above assembly use may be catered, with food preparation and service provided either by the applicant or from an off -site establishment, subject to compliance with applicable health and sanitation codes, ordinances, rules, and regulations. Similarly, any event of an above assembly use may include the incidental service of alcohol, with such service provided either by the applicant or from an off -site establishment, subject to compliance with applicable health, sanitation, and liquor codes, ordinances, rules and regulations. 8. Any event of an above assembly use may include the incidental playing of amplified live or recorded music, subject to compliance with applicable noise codes, ordinances, rules and regulations. The incidental playing of amplified live or recorded music is only permitted on the interior of the commercial event space. The applicant must comply with Chapter 10.30 "Noise" of the Elgin Municipal Code, 1976 as amended. 9. All street graphics to be installed shall comply with the street graphics ordinance. Wall signs shall not be box signs. Wall signs must be channel letters. 10. Public Works Department Staff will trim down the trees and bushes along the east side of Crystal Avenue. 11. Compliance with all applicable codes and ordinances. The vote of the Planning & Zoning Commission on the motion to recommend approval of Petitions 26-20 and 27-20, subject to the conditions outlined by the Community Development Department, was five (5) yes, zero (0) no, and zero (0) abstentions. One member was absent. Respectfully Submitted, s/ Jav Cox Jay Cox, Chairman Planning & Zoning Commission s/ Damir Latinovic Damir Latinovic, AICP; Secretary Planning & Zoning Commission -18- EXHIBITA Aerial/Location Map " W+E S Map prepared by City of Elgin 0 20 40 80 120 160 Fee[ Department of Community Development R W Legend ORC1 Residence Conservation 1 ORC2 Residence Conservation 2 ORC3 Residence Conservation 3 OPRC Planned Residence Conservation SFR1 Single Family Residence 1 O PSFR1 Planned Single Family Residence 1 O SFR2 Single Family Residence 2 O PSFR2 Planned Single Family Residence 2 TRF Two Family Residence OPTRF Planned Two Family Residence MFR Multiple Family Residence O PMFR Planned Multiple Family Residence QRB Residence Business OPRB Planned Residential Business NB Neighborhood Business PNB Planned Neighborhood Business AB Area Business 1:3PAB Planned Area Business - CC1 Center City 1 - CC2 Center City 2 - PCC Planned Center City ® OR] Office Research Industrial - PORI Planned Office Research Industrial - GI General Industrial - PGI Planned General Industrial - Cl Commercial Industrial CIF Community Facility PCF Planned Community Facility EXHIBIT B Map prepared by City of Elgin Department of Community Development Zoning Map ■k CF Subject Property Petition 26-20 & 27-20 RC3 N W+ E S 0 30 60 120 180 240 Feet Subject Property 302 W. Chicago St. Petition 26-20 & 27-� EXHIBIT C Parcel Map N A City of Elgin 0 s 10 20 30 Department of Community Development EXHIBIT D SITE LOCATION 302 W. Chicago St Petitions 26-20 & 27-20 ON Bird's Eye View Looking North Bird's Eye View Looking West CA 1 �ow ., ^�mol ��� � '� +' i lid► r . — ■ ..� a+" - --low mindindr domino xa— J 1 i_ - �i`��jnyij F� 2' cy�ife .eye - tom! - •r 4 Arll� jig