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HomeMy WebLinkAboutG67-21 Ordinance No. G67-21 AN ORDINANCE GRANTING A CONDITIONAL USE FOR A PLANNED DEVELOPMENT IN THE CC1 CENTER CITY DISTRICT WITH CERTAIN DEPARTURES FROM THE ELGIN ZONING ORDINANCE (26-28 North Grove Avenue) WHEREAS, written application has been made requesting conditional use approval for a planned development for the adaptive reuse of an existing building as: 1) a university dormitory with 13 dwelling units and classroom space, 2) a Dwelling, Apartment [SR] with a maximum of thirteen (13) dwelling units, and 3) as an event space for activities pertaining to the assembly of people with certain departures from the Elgin zoning ordinance at 26-28 North Grove Avenue; and WHEREAS,the zoning lot containing the premises at 26-28 North Grove Avenue is legally described herein(the "Subject Property"); and WHEREAS,the Subject Property is located within the CC Center City District; and WHEREAS,the Planning and Zoning Commission conducted a public hearing concerning said application on April 5, 2021, following due notice including by publication; and WHEREAS, the Community Development Department and the Planning and Zoning Commission have submitted their Findings of Fact concerning said application; and WHEREAS, the Community Development Department and the Planning and Zoning Commission recommend approval of said application, subject to the conditions articulated below; and WHEREAS,the City Council of the City of Elgin, Illinois, has reviewed the findings and recommendations of the Community Development Department and the Planning and Zoning Commission; and WHEREAS,the City of Elgin is a home rule unit and as a home rule unit may exercise any power and perform any function pertaining to its government and affairs; and WHEREAS,zoning,including,but not limited to,this ordinance granting a conditional use for a planned development in the CC 1 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 April 5, 2021, and the recommendations made by the Community Development Department and the Planning and Zoning Commission, a copy of which is attached hereto and made a part hereof by reference as Exhibit A. Section 2. That a conditional use for a planned development for the adaptive reuse of an existing building as: 1) a Dwelling, Apartment [SR] for use as a university dormitory with 13 dwelling units and classroom space, , and 2) as an event space for university related activities pertaining to the assembly of people with certain departures from the Elgin zoning ordinance is hereby granted for the property commonly known as 26-28 North Grove Avenue, and commonly identified by Kane County Property Index Numbers 06-14-282-004, and legally described as follows: PARCEL ONE: That part of Lot 3 in Block 20 of the original Town of Elgin of the East side of the Fox River described as follows: BEGINNING at the Southeast corner of said lot;thence Northerly along the Easterly line thereof 21 feet; thence Northwesterly to the point of intersection of a line drawn 29 feet Northerly of(measured at right angles) and parallel to the Southerly line of said Lot 3,with a line drawn 20 feet Westerly of(measured right angles)and parallel to the Easterly line of said Lot 3; thence on a curve to the left having a radius of 129.19 feet to a point in a line drawn 36 feet Northerly of(measured at right angles) and parallel to the Southerly line of said Lot 3, said point being 59.17 feet Westerly(as measured along said parallel line) from the Easterly line of said lot; thence continuing along said line measured 36 feet Northerly of and parallel to the Southerly line of Lot 3 aforesaid, 119.42 feet to a point of curve; thence Westerly 39.66 feet on a curve to the right having a radius of 408.22 feet to a point 94.07 feet Southerly of(measured at right angles) the Northerly line of Lot 2 in Block 20 aforesaid;thence Westerly along a line tangent to the last described curve 11.01 feet to a point in the East bank of Fox River; which point is 93.01 feet Southerly of the Northerly line of said Lot 2; thence Southerly along the East bank of Fox River to the South line of Lot 3; thence Easterly on said Southerly line to the point of beginning, in the City of Elgin, Kane County, Illinois. PARCEL TWO: The Northerly 16 feet of Lot 4(except the Easterly 50 feet)and the Easterly 50 feet of the Northerly 57.68 feet of Lot 4 in said Block 20 of the original Town of Elgin on the East side of the Fox River in the City of Elgin, Kane County, Illinois. PARCEL THREE: That part of Lot 4 in Block 20 of the original Town of Elgin, on the East side of Fox River, described as follows: COMMENCING at the intersection of a line 16 feet Southerly of, measured at right angles to the Northerly line of said Lot 4, with the Easterly line of said Lot 4; thence Southwesterly along said line 50 feet for a place of beginning; thence Southeasterly parallel with the Westerly line of North Grove Avenue 41 feet;thence Southwesterly parallel with the Northerly line of said Lot 4, 175 feet to the Easterly bank of Fox River;thence Northerly along said Easterly bank 41 feet to a line drawn parallel with and 16 feet Southerly of,measured at right angles to the 2 Northerly line of said Lot 4; thence Northeasterly along said line 174.35 feet to the place of beginning, in the City of Elgin, Kane County, Illinois. Having a Tax Identification Number of 06-14-282-004 BEING the same property conveyed to Elgin Financial Savings Bank (predecessor-in-interest to PNC Bank,National Association)by AMCORE Investment Group, N.A. as Trustee under a Trust Agreement dated October 6, 1995 and known as Trust Number 700118 pursuant to that certain Trustee's Deed recorded on November 9, 2001 as Document Number 2001KII9036 in the Recorder's Office of Kane County, Illinois (commonly known as 26-28 North Grove Avenue). Section 3. That the conditional use for the Subject Property as authorized by this ordinance shall be subject to the following additional conditions: A. Substantial conformance to the Development Application submitted by Judson University, as applicant, and World Leaders Forum Inc., as property owner received March 8, 2021, and supporting documents including: 1. Undated Statement of Purpose and Conformance received March 8, 2021; 2. 14-page presentation titled Judson University 28 N. Grove Ave. Elgin, IL 60120, prepared by Benjamin Gluntz, dated June 29, 2020, with such further revisions as requested by the Community Development Director; and 3. 4-page architectural plans consisting of sheets: A0, Al, A2, and A3, prepared by Studio Vertex, dated March 2, 2021,with such further revisions as requested 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. B. A departure is hereby granted to allow the construction of residential dwellings with the following floor areas: Studio units with 400 to 510 square feet and one-bedroom units with 580 to 690 square feet. C. A departure is hereby granted to allow the installation of three wall graphics on the existing building. D. The ground floor of the building on the Subject Property may include up to four (4) dwelling units and the principal use of the building may be a "Dwelling, Apartment" [SR], as defined within Section 19.90.015 "Definitions and Regulations", for use as a university dormitory notwithstanding the provisions of Section 19.35.530 "Land Use" and notwithstanding the definition of"Dwelling, Upper Floor Apartment" [SR] within Section 19.90.015 "Definitions and Regulations". 3 E. The application,review and approval of the conditional use for a planned development authorized by this ordinance providing for the adaptive reuse of the existing building on the Subject Property as a Dwelling, Apartment [SR] with a maximum of thirteen (13) dwelling units is hereby granted further departures from any other conflicting regulations in Section 19.35.535 "Site Design", from any other conflicting regulations in Chapter 19.60 "Planned Developments" and from any such other conflicting provisions in Title 19 of the Elgin Municipal Code, "Zoning". F. Assembly uses permitted by this grant of conditional use are limited to the following in so long as they are university related events conducted by, sponsored by, in partnership or conjunction with, or on behalf of Judson University: 1. Business Dinners, Breakout Session, and/or Round-Table Discussions; 2. Banquets (General); 3. Beer, Wine, Liquor, and/or Food Tastings; 4. Celebrations, Soirees, such as Anniversaries, Birthdays, and/or Bar and Bat Mitzvahs; 5. Conferences, and/or Seminars; 6. Colloquiums; 7. Corporate and/or Non-profit Events; 8. Design and Creative Workshops, such as Calligraphy,Art, Pottery, and/or Painting Classes: 9. Exhibitions, including but not limited to Art Shows; 10. Fundraisers; 11. Gallery Displays, including but not limited to works of art, either temporary or permanent; 12. Holiday Parties; 13. Lectures; 14. Meetings, including but not limited to Board, Business, Public and/or Shareholders Meetings; 15. Mind and Body Classes and Sessions,including but not limited to Mediation and/or Yoga; 16. Networking Events; 17. Political Events; 18. Press Conferences; 19. Receptions; 20. Retreats and Team Buildings Events; 21. Social Events; 22. Symposiums; 23. Other like assemblies of people. G. 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- 4 site establishment, subject to compliance with applicable health, sanitation, and liquor codes, ordinances, rules and regulations. H. 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. I. 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. I il zllilvv7a David I a in, Mayor Presented: December 15, 2021 Passed: December 15, 2021 Omnibus Vote: Yeas: 9 Nays: 0 Recorded: December 15, 2021 Published: December 15, 2021 *t.i-�,745 FLU% Attest: s imberly Dewis, CQ Clerk 5 EXHIBIT A April 5, 2021 RECOMMENDATION & FINDINGS OF FACT OF THE COMMUNITY DEVELOPMENT DEPARTMENT AND THE PLANNING & ZONING COMMISSION CITY OF ELGIN, IL OVERVIEW Provided herein are the written findings and recommendation of the Community Development Department and the Planning and Zoning Commission regarding Petition 12-21,an application by Judson University, as applicant, and World Leaders Forum Inc., as property owner, requesting a approval of planned development as a conditional use to convert the vacant building to an P apartment dwelling as defined by the Elgin Zoning Ordinance and to grant departures from the Elgin Municipal Code requirements for the minimum floor area for ground floor and upper floor dwellings,the number of wall graphics, and any other departures as may be necessary or desirable to establish a dormitory with 13 residential units and student work space, assembly space, and classroom space for Judson University, at the property commonly referred to as 26-28 N. Grove Avenue. GENERAL INFORMATION Petition Number: 12-21 Property Location: 26-28 N. Grove Avenue Requested Action: Planned development as a conditional use Current Zoning: CC 1 Center City District and ARC Arterial Road Corridor Overlay District Proposed Zoning: No change. CC 1 Center City District and ARC Arterial Road Corridor Overlay District Existing Use: Vacant commercial/office building Proposed Use: University dormitory and classroom Applicant: Judson University Recommendation & Findings of Fact Petition 12-21 April 5,2021 Owner World Leaders Forum Inc. 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 Judson University, as applicant, and World Leaders Forum Inc., as property owner, are requesting approval of a planned development as a conditional use to convert the vacant building to an "apartment dwelling" as defined by the Elgin Zoning Ordinance and to grant departures from the Elgin Municipal Code requirements for the minimum floor area for ground floor and upper floor dwellings,the number of wall graphics, and any other departures as may be necessary or desirable to establish a dormitory with 13 residential units and student work space, assembly space, and classroom space for Judson University, at the property commonly referred to as 26-28 N. Grove Avenue. The 20,860-square foot property is located in downtown Elgin at the southwest corner of E. Highland and N. Grove Avenues with additional frontage along Riverside Drive to the west. The property is improved with a vacant, two-story 8,200-square foot commercial office building built to the east and north property lines along N. Grove and E. Highland Avenues respectively. The building was most recently home to the PNC Bank and includes a dual drive-through lane covered by a canopy on the west side of the building. Part of the lower level includes an underground parking garage which is part of Chase Bank property. The subject property includes 12 parking spaces; five in the surface parking lot behind the building and seven additional spaces allocated for the building within the underground parking garage. A full access driveway from Riverside Drive provides vehicular access to the rear parking lot.A second driveway from Highland Avenue provides access to the drive-through lanes. The pedestrian access to the building is located from both Grove and Highland Avenues. The property to the north across E.Highland Avenue is zoned CF Community Facility District and is home to the US Post Office. The properties to the east and south are both zoned CC I Center City District. The properties to the east across N. Grove Avenue are improved with two-story -2- Recommendation &Findings of Fact Petition 12-21 April 5,2021 mixed-use buildings with ground floor commercial uses and upper-floor residential or office uses. The property to the south is the surface parking lot and the two-story Chase Bank building.To the west,across Riverside Drive is the Fox River with Pace's Elgin Transportation Bus Center further beyond. u ed M � I i n � 4 0 cnc,po si .i'. Figure 1.Site area map with zoning overlay Proposal Judson Universityacquired the roe in 2019 through its non-profit arm World Leaders Forum q property g p Inc. Judson is now proposing to convert the building into a dormitory and studio/classroom space for the graduate program in architecture. The building would have 13 residential units and 2,100- square feet of studio/classroom space. The ground floor would include four units and the studio/classroom space, while the second floor would include the remaining nine residential units. The unit mix includes five studios ranging from 400 to 510 square feet and eight one-bedroom units ranging from 580 to 690 square feet. Judson does not have any plans for the lower level of the building,but future plans could include (and this conditional use would authorize) using the basement for additional classroom space, storage, social events for residents,workout facilities, or offices for faculty. - 3 - Recommendation & Findings of Fact Petition 12-21 April 5,2021 ;� 11 ir : .� T. - _ F — Figure 2. Proposed First(top)and Second(bottom)Floor Plans showing the residential units in blue and stuido classrom space in yellow. The proposed units are smaller than the zoning ordinance requires but are consistent with those previously supported by the Planning and Zoning Commission at the Tower Building, Fox River Crossing, the former Gasthaus on Grove Avenue, and most recently The Courtyard at 40. Each unit would have its own bathroom and a small kitchenette. The common laundry facility and a lounge would be located on the 2' floor. The applicant anticipates studio units could have up to two residents each, while one bedroom units could have up to four residents each. Each unit will be designed to comply with the occupancy limits of the international property maintenance code as adopted and amended by the city. Overall, the building is expected to house between 20 to 42 graduate-level students. As part of the proposal,Judson is also requesting approval to host various university-related events in the building's studio/classroom space. Events could include lectures, fundraisers, various exhibits, and other similar type of university functions. The space would not be rented for non- -4- Recommendation & Findings of Fact Petition 12-21 April 5,2021 university related private events. As is the case with other downtown uses, the proposed facility is not required to have any on-site parking,however the property is improved with 12 parking spaces: five in the surface parking lot behind the building and seven spaces within the lower-level parking garage. The applicant indicates that, if the building generates more demand for parking than the 12 on-site spaces, persons would use the City-owned surface parking lot across the street at the northeast corner of Grove and Highland Avenues. The applicant anticipates that peak parking demand would be in the evening and overnight hours when all student residents are most likely at the building.This parking demand coincides well with the parking situation at the city parking lot across the street as that public parking is least utilized during the evening and overnight hours. To demonstrate the availability at the city parking lot, the applicant conducted actual parking counts in the lot on a random Thursday evening, Friday morning, and Saturday morning. Of the 150 parking spaces in the parking lot, 66 parking spaces were available on Thursday evening, 65 on Friday morning, and 32 on Saturday morning. As such, public parking is available during the times the building is expected to have its peak parking demand. As the property is less than two acres in size, the applicant is requesting approval of a planned development as a conditional use to allow for two departures from the zoning ordinance. In addition to the size of the units,the applicant is requesting three wall signs on the building,one on the east, north, and west sides of the building. Each of these sides of the building fronts a public street.The zoning ordinance permits two wall signs.The applicant has reduced the size of the three wall signs so that they are less than what would be permitted for two wall signs for the building. The required departures are listed in Table 1 below and are further described in Planned Development Departures and Exceptions section of the staff report further below. Table 1.Detail of Departures for 26-28 N. Grove Ave Requirement Proposal Min. floor area for Studios: 600 sq. ft. min. Studios: 400-510 sq. ft. residential units 1-BD units: 850 sq. ft. min. 1-BD units: 580-690 sq. ft. Number of wall graphics 2 3 The applicant has not yet determined whether the drive-through canopy will be removed,but it is possible that the building would include a PNC Bank ATM. An ATM is a permitted use in the CC 1 district. The Community Development Department offers the following additional information: - 5 - Recommendation & Findings of Fact Petition 12-21 April 5,2021 A. Property History. The property was zoned E Commercial District by the first zoning ordinance in 1927. In 1962, the property was rezoned to B2 Central Business District. In 1992, the property was rezoned to CC 1 Center City District as part of the comprehensive amendment to the zoning ordinance. In 2001,the property became part of the ARC Arterial Road Corridor Overlay District as it has frontage along Highland Avenue arterial road. The existing two-story building was constructed in 1960. In 2003, the City approved a conditional use for a planned development by Ordinance G88-03 to allow the addition of the drive-through lanes and the access ramp to underground parking. The building was most recently occupied by PNC Bank,but has been vacant since 2019. B. Surrounding Land Use and Zoning.The property to the north across E.Highland Avenue is zoned CF Community Facility District and is home to the US Post Office.The properties to the east and south are both zoned CC 1 Center City District. The properties to the east across N. Grove Avenue are improved with two-story mixed-use buildings with ground floor commercial uses and upper-floor residential or office uses. The property to the south is the surface parking lot and the two-story Chase Bank building. To the west, across Riverside Drive is the Fox River with Pace's Elgin Transportation Bus Center further beyond. C. 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 encouraged throughout the Downtown and should be located at or near the sidewalk with parking in the rear. D. Zoning District. The purpose and intent of the CC 1 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 CC 1 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. E. Trend of Development. The subject property is located within the traditional downtown area that has historically been developed with a mix of commercial, retail, service, restaurants, and residential uses. The City encourages downtown development that will foster a vibrant,walkable,mixed-use center for the community,as well as a regional center with an urban fabric unique to the Chicago metropolitan region. The most recent new construction in the area was the completion of the first phase of the Fountain Square development building in 2007. The vacant Tower Building was converted to 44 market- -6- Recommendation & Findings of Fact Petition 12-21 April 5, 2021 rate apartments in 2017, and the former Gasthaus is currently being remodeled. When complete this spring, it will include five, new,market-rate apartments above ground-floor commercial space. Businesses that have recently opened in the area include Kubo Sushi and Sake Lounge,Jimmy John's,Lincoln Avenue Barbershop,Vern's Tavern, and several establishments in Dream Hall. FINDINGS After due notice as required by law, the Planning and Zoning Commission conducted a public hearing in consideration of Petition 12-21 on April 5,2021.Testimony was presented at the public hearing in support of the application. The Community Development Department submitted a Development Application Review and Written Findings and Recommendation to the Planning and Zoning Commission dated April 5, 2021. 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 20,860-square foot property is improved with a 8,200-square foot, two-story building built to the street lot lines along N. Grove and E. Highland Avenues. The building also includes a basement. The applicant is not proposing to make any changes to the existing building footprint. No existing site features including topography, watercourses,vegetation, and property improvements exist that would have a negative impact on the proposed renovation of the building to convert it into a 13-unit dormitory and studio/classroom space. B. Sewer and Water Standard. The suitability of the subject property for the planned development with respect to the availability of adequate Municipal water, wastewater treatment and stormwater control facilities. Findings. The subject property is suitable for the intended planned development with respect to the availability of adequate water, sanitary treatment, and storm water control facilities. The existing building on the property is currently served by municipal water, sanitary sewer, and stormwater systems. The applicant is not proposing any changes to the existing sewer and water utilities. The existing sewer and water facilities can adequately - 7 - Recommendation & Findings of Fact Petition 12-21 April 5,2021 serve the proposed use. C. Traffic and Parking Standard. The suitability of the subject property for the planned development with respect to the provision of safe and efficient on-site and off-site vehicular circulation designed to minimize traffic congestion. 1. Nonresidential land uses should be located central and accessible to the area or population served without requiring traffic movements through or into a residential neighborhood. Nonresidential land uses should not be located within residential neighborhoods, but on their periphery as defined by the "arterial street"[SR]system. 2. The number of locations for vehicular access to or from a public right of way should be limited to those which are necessary for the reasonable use of the property and consistent with current traffic engineering standards. Property with two (2) street frontages should not be permitted access to or from the street with the higher degree of continuity within the overall street system or with the higher traffic volume. With the exception of residential driveways, locations for vehicular access to or from a public right of way should be aligned directly opposite existing or approved locations across the street. Findings. The subject property is suitable for the intended planned development with respect to the provision of safe and efficient on-site and off-site vehicular circulation designed to minimize traffic congestion. The property has frontage along N. Grove Avenue, E. Highland Avenue, and Riverside Drive. Vehicular access is provided from E. Highland Avenue and Riverside Drive, while pedestrian entrance to the building exists along both N.Grove and E.Highland Avenues.The applicant is not proposing to make any changes to the existing site layout. All surrounding streets have adequate capacity to accommodate the additional traffic that could be generated by the dormitory and studio/classroom space. The proposed use will not have any negative effect on the existing traffic circulation in the downtown area. All uses in the CC 1 district are not required to provide parking spaces. As such,there is no regulatory parking requirement for the proposed dormitory and studio/classroom building. Notwithstanding, the property is improved with 12 parking spaces, and residents and visitors will have access to all downtown city-owned parking facilities, including the surface parking lot across the street at the northeast corner of N. Grove and E. Highland Avenues. The applicant anticipates the peak parking demand would be in the evening and overnight hours when the graduate-level student residents would be at the building. This parking demand coincides well with the parking availability at the city parking lot across the street as this public parking is least utilized during the evening and overnight hours. To demonstrate the availability at the city parking lot, the applicant conducted actual parking counts in the lot on a random Thursday evening, Friday morning, and Saturday - 8 - Recommendation & Findings of Fact Petition 12-21 April 5, 2021 morning.Of the 150 parking spaces in the parking lot,66 parking spaces were available on Thursday evening, 65 spaces on Friday morning, and 32 spaces on Saturday morning. As such, there is ample public parking available during the times the building is expected to have its peak parking demand. The proposed use will not have any negative effect on the existing parking and traffic configuration in the downtown area and will not have any negative effect on the surrounding properties. D. Zoning History Standard. The suitability of the subject property for the planned development with respect to the length of time the property has remained undeveloped or unused in its current zoning district. Findings. The property is suitable for the intended planned development with respect to the length of time the property has remained undeveloped or unused in its current zoning district. The property was zoned E Commercial District by the first zoning ordinance in 1927. In 1962, the property was rezoned to B2 Central Business District. In 1992, the property was rezoned to CC 1 Center City District as part of the comprehensive amendment to the zoning ordinance. In 2001, the property became part of the ARC Arterial Road Corridor Overlay District as it has frontage along Highland Avenue arterial road. The existing two-story building was constructed in 1960. In 2003, the City approved a conditional use for a planned development by Ordinance G88-03 to allow the addition of the drive-through lanes and the access ramp to underground parking. The building was most recently occupied by PNC Bank,but has been vacant since 2019. 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 to the north across E. Highland Avenue is zoned CF Community Facility District and is home to the US Post Office. The properties to the east and south are both zoned CC Center City District. The properties to the east across N. Grove Avenue are improved with two-story mixed-use buildings with ground floor commercial uses and upper-floor residential or office uses. The property to the south is the surface parking lot and the two-story Chase Bank building. To the west, across Riverside Drive is the Fox River with Pace's Elgin Transportation Bus Center further beyond. 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 - 9- Recommendation & Findings of Fact Petition 12-21 April 5, 2021 to consistency with an existing pattern of development or an identifiable trend of development in the area. The subject property is located within the traditional downtown area that has historically been developed with a mix of commercial, retail, service, restaurants, and residential uses. The City encourages downtown development that will foster a vibrant,walkable,mixed-use center for the community,as well as a regional center with an urban fabric unique to the Chicago metropolitan region. The most recent new construction in the area was the completion of the first phase of the Fountain Square development building in 2007. The vacant Tower Building was converted to 44 market- rate apartments in 2017, and the former Gasthaus is currently being remodeled. When complete this spring, it will include five,new,market-rate apartments above ground-floor commercial space. Businesses that have recently opened in the area include Kubo Sushi and Sake Lounge,Jimmy John's,Lincoln Avenue Barbershop,Vern's Tavern, and several establishments in Dream Hall. 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 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 encouraged throughout the Downtown and should be located at or near the sidewalk with parking in the rear. 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 - 10- Recommendation & Findings of Fact Petition 12-21 April 5,2021 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 two departures from the site design requirements of the zoning ordinance. The 20,860- square foot property is less than two acres in size,which is necessary to establish a Planned Development District. The proposed conditional use for a planned development would allow for the adaptive reuse of the existing vacant two-story building into a 13-unit dormitory with studio/classroom space for Judson University. The proposal would bring an atypical-but-desirable use to downtown Elgin furthering the revival of the traditional downtown area. The project represents a desirable adaptive reuse of a building that would have 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 property is located within the traditional downtown area and is improved with a two-story building built to the street lot lines along N.Grove and E.Highland Avenues.The remainder of the site is improved with vehicle use areas. The proposed building renovation is largely interior with minor cosmetic changes to the exterior of the building. No changes are proposed to the site. No existing site features including topography, watercourses, vegetation, and property improvements exist that would have a negative impact on the proposed restoration of the existing building to include the dormitory and classroom space for Judson University. 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 proposed development is an adaptive reuse of an existing vacant office building to include 13 dormitory units and 2,100 square feet of studio/classroom space. The proposal would bring an additional 20 to 42 residents to the downtown area which would have a positive effect on downtown activity. Similar to other mixed-use developments with residential units in other downtown buildings, the proposal will not negatively impact surrounding properties. - 11 - Recommendation & Findings of Fact Petition 12-21 April 5, 2021 PLANNED DEVELOPMENT DEPARTURES AND EXCEPTIONS The applicant is requesting the following departures from the requirements of the zoning ordinance: 1. Section 19.35.535,"Site Design".The minimum required floor area for studio units is 600 square feet, and the minimum required floor area for one-bedroom units is 850 square feet. The applicant is proposing studio units with 400-510 square feet of floor area, and one- bedroom units with 580-690 square feet of floor area. 2. Section 19.50.080, "Wall and Integral Roof Graphics". The building is permitted to have two wall graphics. The applicant is proposing three wall graphics. Staff finds the proposed departures are appropriate and necessary for a desirable adaptive reuse of an existing vacant downtown building. Adding any type of residential units within the traditional downtown area represents one of the most important city goals outlined within the 2005 and 2018 Comprehensive Plans. Residential use in the downtown area contributes to the vibrancy of the downtown and increases the customer base for downtown businesses. The proposed dormitory with studio/classroom space would provide another a of residential P p ry p p � use in the downtown area. While the proposed unit sizes are smaller than the zoning requirement, they are typical for university dorms. The units are also comparable in size to those found within other downtown residential developments, including the Tower Building,Fox River Crossing,the upper-level dwellings above former Gasthaus restaurant on Grove Avenue, and the currently proposed Courtyard at 40 development. The Tower Building for example, contains 44 units with most one-bedroom units ranging from 476 to 732 square feet and two-bedroom units ranging from 732 to 879 square feet (the one, one-bedroom unit on the 14t' floor is 1,187 square feet). The Courtyard at 40 development includes studio units from 447 to 558 square feet in floor area, one- bedroom units from 602 to 774 square feet in floor area, and two-bedroom units from 791 to 858 square feet in area. The proposed three wall graphics are appropriate considering the location of the building with frontage along three streets.The applicant would install two wall graphics,which are permitted by the zoning ordinance,along N.Grove and E. Highland Avenues where the pedestrian access to the building is provided. The third wall graphic would be located on the west side of the building facing Riverside Drive where the primary vehicular access to the on-site parking lot is from Riverside Drive. The total proposed sign surface area for the three wall graphics would meet the maximum permitted sign surface area for two wall graphics. - 12 - Recommendation &Findings of Fact Petition 12-21 April 5, 2021 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 20,860-square foot property is improved with a 8,200-square foot, two-story building built to the street lot lines along N. Grove and E. Highland Avenues. The applicant is not proposing to make any changes to the existing building footprint. No existing site features including topography, watercourses, vegetation, and property improvements exist that would have a negative impact on the proposed renovation of the building to convert it into a 13-unit dormitory and classroom space. 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 existing building on the property is currently served by municipal water, sanitary sewer, and stormwater systems. The applicant is not proposing any changes to the existing sewer and water utilities. The existing sewer and water facilities can adequately serve the proposed use. C. Traffic and Parking Standard. The suitability of the subject property for the intended conditional use with respect to the provision of safe and efficient on-site and off-site vehicular circulation designed to minimize traffic congestion. Findings. The subject property is suitable for the intended conditional use with respect to the provision of safe and efficient on-site and off-site vehicular circulation designed to minimize traffic congestion. The property has frontage along N. Grove Avenue, Highland Avenue, and Riverside Drive. Vehicular access is provided from Highland Avenue and Riverside Drive, while pedestrian entrance to the building exists along both N. Grove and E. Highland Avenues. The applicant is not proposing to make any changes to the existing site layout. All surrounding streets have adequate capacity to accommodate the additional traffic that could be generated by the dormitory and studio/classroom space. The proposed use will not have any negative effect on the existing traffic circulation in the downtown area. All uses in the CC district are not required to provide parking spaces. As such,there is no regulatory parking requirement for the proposed dormitory and studio/classroom building. - 13 - Recommendation & Findings of Fact Petition 12-21 April 5, 2021 Notwithstanding, the property is improved with 12 parking spaces, and residents and visitors will have access to all downtown city-owned parking facilities, including the surface parking lot across the street at the northeast corner of N. Grove and E. Highland Avenues. The applicant anticipates the peak parking demand would be in the evening and overnight hours when the graduate-level student residents would be at the building. This parking demand coincides well with the parking availability at the city parking lot across the street as this public parking is least utilized during the evening and overnight hours. To demonstrate the availability at the city parking lot, the applicant conducted actual parking counts in the lot on a random Thursday evening, Friday morning, and Saturday morning.Of the 150 parking spaces in the parking lot,66 parking spaces were available on Thursday evening, 65 spaces on Friday morning, and 32 spaces on Saturday morning. As such, there is ample public parking available during the times the building is expected to have its peak parking demand. The proposed use will not have any negative effect on the existing parking and traffic configuration in the downtown area and will not have any negative effect on the surrounding properties. D. Location, Design, and Operation Standard. The suitability of the subject property for the intended conditional use with respect to it being located, designed, and operated so as to promote the purpose and intent of this title and chapter. Findings.The subject property is suitable for the intended conditional use with respect to it being located, designed, and operated so as to promote the purpose and intent of the zoning ordinance. The applicant is proposing the adaptive reuse of an existing vacant two- story office building to include 13 dormitory apartment units and 2,100 square feet of classroom space for Judson University.The proposal largely consists of interior renovation of the building, but the applicant would make some exterior improvements with the installation of new windows and recoating and painting of the building's stucco walls.The proposal is similar to other residential conversions of several other downtown buildings as called for by the City's 2005 and 2018 Comprehensive Plans. No evidence has been submitted or found that the proposed use will exercise any detrimental impact on surrounding properties. The proposal represents a desirable development that will contribute to the diversity of uses and vibrancy of the traditional downtown area. E. Historic Preservation Standard. Where applicable, the conditional use shall make possible an efficient contemporary use of, or a compatible improvement to a designated landmark or property located in a designated historic district while preserving those portions and features of the property which are significant to its historic, architectural, and cultural values to an historic preservation plan. - 14- Recommendation &Findings of Fact Petition 12-21 April 5, 2021 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 12-21, subject to the following conditions: 1. Substantial conformance to the Development Application submitted by Judson University, as applicant, and World Leaders Forum Inc., as property owner received March 8, 2021, and supporting documents including: a. Undated Statement of Purpose and Conformance received March 8,2021; b. 14-page presentation titled Judson University 28 N. Grove Ave. Elgin, IL 60120, prepared by Benjamin Gluntz, dated June 29, 2020, with such further revisions as requested by the Community Development Director; and c. 4-page architectural plans consisting of sheets: A0,Al,A2,and A3,prepared by Studio Vertex, dated March 2, 2021, with such further revisions as requested 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 residential dwellings with the following floor areas: Studio units with 400 to 510 square feet and one-bedroom units with 580 to 690 square feet. 3. A departure is hereby granted to allow the installation of three wall graphics on the existing building. 4. The ground floor of the building on the Subject Property may include up to four (4) dwelling units and the principal use of the building may be a"Dwelling,Apartment" [SR] as defined within Section 19.90.015 "Definitions and Regulations", notwithstanding the provisions of Section 19.35.530 "Land Use" and notwithstanding the definition of "Dwelling, Upper Floor Apartment" [SR] within Section 19.90.015 "Definitions and Regulations". 5. The application, review and approval of the conditional use for a planned development authorized by this ordinance providing for the adaptive reuse of the existing building on the Subject Property as a Dwelling, Apartment [SR] with a maximum of thirteen (13) - 15 - Recommendation & Findings of Fact Petition 12-21 April 5, 2021 dwelling units is hereby granted further departures from any other conflicting regulations in Section 19.35.535 "Site Design",from any other conflicting regulations in Chapter 19.60 "Planned Developments" and from any such other conflicting provisions in Title 19 of the Elgin Municipal Code, "Zoning". 6. Assembly uses permitted by this grant of conditional use are limited to the following in so long as they are conducted by, sponsored by, in partnership or conjunction with, or on behalf of Judson University: a. Business Dinners,Breakout Session, and/or Round-Table Discussions; b. Banquets(General); c. Beer, Wine,Liquor, and/or Food Tastings; d. Celebrations, Soirees, such as Anniversaries, Birthdays, and/or Bar and Bat Mitzvahs; e. Conferences, and/or Seminars; f. Colloquiums; g. Corporate and/or Non-profit Events; h. Design and Creative Workshops,such as Calligraphy,Art,Pottery,and/or Painting Classes: i. Exhibitions, including but not limited to Art Shows; j. Fundraisers; k. Gallery Displays, including but not limited to works of art, either temporary or permanent; 1. Holiday Parties; m. Lectures; n. Meetings,including but not limited to Board,Business,Public and/or Shareholders Meetings; o. Mind and Body Classes and Sessions,including but not limited to Mediation and/or Yoga; p. Networking Events; q. Political Events; r. Press Conferences; s. Receptions; t. Retreats and Team Buildings Events; u. Social Events; V. Symposiums; w. 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 - 16- Recommendation & Findings of Fact Petition 12-21 April 5,2021 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. 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 six(6) yes, zero (0) no, and zero(0)abstentions. One member was absent. Respectfully Submitted, s/Jay Cox Jay Cox, Chairman Planning&Zoning Commission s/Damir Latinovic Damir Latinovic,AICP; Secretary Planning&Zoning Commission - 17 - - i m Q Subject Property Petition 12-21 ..r� �A �® N a I `w EXHIBITA Aerial/Location Map N W+E S Map prepared by City of Elgin o 25 50 goo 150 20Feet Department of Community Development � Division St OL N Subject Property Petition 12-21 CF Legend -y ORC1 Residence Conservation 1 O RC2 Residence Conservation 2 C1 OL N ORC3 Residence Conservation 3 �L OPRC Planned Residence Conservation O SFR1 Single Family Residence 1 O PSFR1 Planned Single Family Residence 1 Q SFR2 Single Family Residence 2 Q PSFR2 Planned Single Family Residence 2 OTRF Two Family Residence OPTRF Planned Two Family Residence Q MFR Multiple Family Residence O PMFR Planned Multiple Family Residence QRB Residence Business OPRB Planned Residential Business S� O NB Neighborhood Business a9� !Cir�G O PNB Planned Neighborhood Business G AB Area Business -PAB Planned Area Business -CC Center City 1 CC2 Center City 2 l^- _PCC Planned Center City _C -ORI Office Research Industrial OL -PORI Planned Office Research Industrial L -GI General Industrial -PGI Planned General Industrial CF O -Cl Commercial Industrial -CF Community Facility l0 -PCF Planned Community Facility 4~ GIS.DBO.Fo.River EXHIBIT Zoning Map N W+E S Map prepared by City of Elgin 0 30 60 120 180 240 Department of Community Development Feet Property COL r6Subject -28 N. Grove Ave ��� Petition 12-21 Pe 2 OL 0614282004 co Nam, Q EXHIBIT C Parcel Map N City of Elgin o 12.5 25 50 75 100 Feet Department of Community Development EXHIBIT D SITE LOCATION 26-28 N. Grove Avenue Petition 12-21 D lion Str '' L • 1 Sib ect r East ightand A " AW �• rue west East Chicago Street Bird's eye view looking north Su' a Pro r �y Bird's eye view looking west EXHIBIT D SITE LOCATION 26-28 N. Grove Avenue s, hi i i ale ----- .�� r _ 0 0 0 Subject property as seen from the intersection of N. Grove and E. Highland Avenues .. t Subject property as seen from N. Grove Avenue traveling northbound EXHIBIT D SITE LOCATION 26-28 N. Grove Avenue s- AW z 0■ II North elevation of the building along E. Highland Ave ,I Subject property as seen from E. Highland Avenue bridge EXHIBIT D SITE LOCATION 26-28 N. Grove Avenue Petition 12-21 47 r7 -- -.. - •-�-' A M Subject property as seen from Riverside Drive -L—A ii 1,,111 , - Air.- Subject property as seen from Riverside Drive traveling northbound