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HomeMy WebLinkAboutG10-20 Ordinance No. G10-20 AN ORDINANCE GRANTING A CONDITIONAL USE FOR A PLANNED DEVELOPMENT IN THE CC1 CENTER CITY DISTRICT AND TO PERMIT CERTAIN DEPARTURES FROM THE ELGIN ZONING ORDINANCE (13 North State Street) WHEREAS, written application has been made requesting conditional use approval for a planned development to construct two residential upper floor apartment dwelling units with gross floor areas less than the minimum required at 13 North State Street; and WHEREAS, the zoning lot with the building containing the premises at 13 North State Street is legally described herein (the "Subject Property"); and WHEREAS, the proposed renovation of the second floor of the Subject Property provides for the adaptive reuse of a portion of an existing building; and WHEREAS,the Subject Property is located within the CC 1 Center City District; and WHEREAS,the Planning and Zoning Commission conducted a public hearing concerning said application on December 2, 2019, following due notice including by publication; and WHEREAS, the Community Development Department and the Planning and Zoning Commission have submitted their Findings of Fact concerning said application; and WHEREAS, the Community Development Department and the Planning and Zoning Commission recommend approval of said application, subject to the conditions articulated below; and WHEREAS, the City Council of the City of Elgin, Illinois, has reviewed the findings and recommendations of the Community Development Department and the Planning and Zoning Commission; and WHEREAS,the City of Elgin is a home rule unit and as a home rule unit may exercise any power and perform any function pertaining to its government and affairs; and WHEREAS,zoning, including,but not limited to,this ordinance granting a conditional use in the 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 December 2, 2019, 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 authorizing the construction of two (2)residential upper floor apartment dwelling units with gross floor areas less than the minimum required is hereby granted for the property commonly known as 13 North State Street, and commonly identified by Kane County Property Index Number 06-14-426-006, and legally described as follows: The southerly 22 feet of the westerly 60 feet of lot 3 in block 23 of the original town of Elgin, on the west side of the Fox River in the City of Elgin, Kane County. (commonly known as 13 N. State Street). Section 3. That the conditional use for the Subject Property as authorized by this ordinance shall be subject to the following additional conditions: 1. Substantial conformance to the Development Application submitted by Kresmery Properties,as applicant,and Kennington Partners,as property owner, received October 21, 2019, and supporting documents including: a. Statement of Purpose and Conformance letter, prepared by Stephen F. Silva AIA, Silva Architects, Ltd., dated November 2, 2019; b. Plat of Survey, prepared by Alan J. Coulson, P.C., dated April 10, 1989; c. Proposed Building Plans, prepared by Silva Architects, dated July 29, 2019, with such further revisions as required by the Community Development Director; d. Proposed Building Elevations, prepared by Silva Architects, dated July 29, 2019, last revised November 25, 2019 with such further revisions as required by the Community Development Director; and e. Proposed Before and After Front Elevation plan, prepared by Silva Architects, dated November 4,2019,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 construct two one-bedroom residential upper floor dwelling units, one with 576 square feet of gross floor area and the second with 633 square feet of gross floor area. 3. Compliance with all applicable codes and ordinances. 2 Section 4. That this ordinance shall be in full force and effect upon its passage in the manner provided by law. 4IP David J. Kap .in, ?yor Presented: February 26, 2020 Passed: February 26, 2020 Omnibus Vote: Yeas: 7 Nays: 0 rv'� Recorded: February 26, 2020 Published: February 28, 2020 , ..: Attest: ,13t3 _'tiM [M tea. 5., �. .. ' Kimberly Dewis, ' y Clerk .t abt 3 EXHIBIT A December 2, 2019 RECOMMENDATION & FINDINGS OF FACT OF THE COMMUNITY DEVELOPMENT DEPARTMENT AND THE PLANNING & ZONING COMMISSION CITY OF ELGIN, IL OVERVIEW Provided herein are the written findings and recommendation of the Community Development Department and the Planning & Zoning Commission regarding Petition 39-19, an application by Kresmery Properties, as applicant, and Kennington Partners, as property owner, requesting approval of a planned development as a conditional use with a departure from Section 19.35.535 of the Elgin Municipal Code, "Site Design", specifically to reduce the minimum floor area for the second floor dwellings to establish two one-bedroom residential units on the second floor at the property commonly referred to as 13 N. State Street. The property is located in downtown Elgin and is zoned CC 1 Center City District. GENERAL INFORMATION Petition Number: 39-19 Property Location: 13 N. State Street Requested Action: Planned Development as a Conditional Use Current Zoning: CC 1 Center City District Proposed Zoning: No change. CC 1 Center City District Existing Use: Two-story commercial building Proposed Use: Two-story mixed-use building Applicant: Kresmery Properties Owner Kennington Partners Staff Coordinators: Damir Latinovic,AICP, Senior Planner Exhibits Attached: A. Aerial/Location Map Recommendation & Findings of Fact Petition 39-19 December 2, 2019 B. Zoning Map C. Parcel Map D. Site Location E. Development Application and Attachments F. Draft Ordinance BACKGROUND Kresmery Properties, as applicant, and Kennington Partners, as property owner, are requesting approval of a planned development as a conditional use with a departure from Section 19.35.535 of the Elgin Municipal Code, "Site Design", specifically to reduce the minimum floor area for the second floor dwellings to establish two one-bedroom residential units on the second floor at the property commonly referred to as 13 N. State Street. The property is located in downtown Elgin and is zoned CC 1 Center City District. The subject property is located on the west side of the Fox River along N. State Street.The property is located within the block bounded by W. Chicago Street on the south and W. Highland Avenue on the north that is improved with historic two- and three-story buildings. All surrounding properties to the north, south and west are also zoned CC 1 Center City District and are improved with mixed-use buildings, most of which have commercial uses on the ground floor, and partially occupied office, residential, or commercial uses on the upper floors. The Canadian, Pacific and Metra railroad tracks are located adjacent to the east. The 1,320-square foot subject property is improved with a two-story building that covers the entire property. The building has historically been occupied with commercial uses on both the first and second floors. The ground floor was most recently occupied by an insurance agency, while the second floor has been occupied by a Tin Shop as of 1950, but has most recently been vacant. Proposal The applicant is proposing to renovate the entire building and construct two one-bedroom residential units on the second floor.While residential units on the upper floors are a permitted use in the CC 1 District, the proposed floor area of the units does not meet the minimum required by the zoning ordinance. Per the zoning ordinance,the minimum floor area for a new one-bedroom unit is 850 square feet. The applicant is proposing two one-bedroom units with 576 square feet and 633 square feet in floor area.Because the building has windows only on the front and rear elevations,one unit would occupy the front portion of the building, while the second unit would occupy the rear portion of the building. Each unit would feature an in-unit washer and dryer. -2 - Recommendation & Findings of Fact Petition 39-19 December 2, 2019 The applicant would also renovate the existing ground floor commercial space with storage space in the basement. Exterior renovations to the building include a comprehensive restoration of the front façade with new windows, new aluminum storefront, new decorative paneling, ADA accessible entrance, and repairs to the cornice. All exterior brick and stone would be repainted. Table 1.Detail of Departure for the Proposed Second-Floor Residential Units Min. Required Proposed Building Gross Floor Area Gross Floor Area 13 N. State Street 850 sq. ft. for 1-bedroom units 576 sq. ft. for 1-bedroom unit, and 633 sq. ft. for a 1-bedroom unit -71" II lir 1 3 I 1 ,ivr0 i i 141--11; i 'w' J�( 1 4" 41917 a ...L. wo. 0 e� .84. -. a tvp 7 Sv ..rr5 •-- •:. n sip= 71 rltI 6isr':-, 1 r _ _ , . --,. , _.,_____, ys k 0....„,...,....„....,,�11 y O 211.41.0011 FLAN `a) ILQ FIQORFIAh . Figure 1.Proposed basement,1 s1 floor,and 2"d floor plans 4� -3 - Recommendation & Findings of Fact Petition 39-19 December 2,2019 Per the zoning ordinance, parking is not required for any use in the CC 1 Center City District, including the residential dwelling units.The closest free public parking lot is located one half block to the north at the northwest corner of N. State Street and W. Highland Avenue with 51 parking spaces. That parking lot is predominantly vacant in the evening and overnight hours. Closest on- street parking is available along Crystal Avenue one block to the west. The Community Development Department offers the following additional information: A. Property History. The property was zoned E Commercial in the City's first zoning ordinance in 1927. In 1962, the property was rezoned to B3 Service Business District. In 1992, the property was rezoned to CC 1 Center City District as part of the comprehensive amendment to the zoning ordinance. The existing building on the property was constructed around 1862. B. Surrounding Land Use and Zoning. The subject property is located on the west side of the Fox River along N. State Street. The property is located within the block bounded by W. Chicago Street on the south and W. Highland Avenue on the north that is improved with historic two- and three-story buildings. All surrounding properties to the north, south and west are also zoned CC 1 Center City District and are improved with mixed-use buildings,most of which have commercial uses on the ground floor and partially occupied office,residential,or commercial uses on the upper floors.The Canadian,Pacific and Metra railroad tracks are located adjacent to the east. C. Comprehensive Plan.The subject property is designated as Downtown Mixed-Use by the City's 2018 Comprehensive Plan. Downtown Elgin is a unique and historic part of the City that includes a mix of commercial, governmental, institutional, and residential uses. With the development of projects such as River Park Place,Fountain Square,and Elgin Artspace Loft, Downtown is becoming more appealing to residents who want to live in close proximity to dining and cultural activities. Additional opportunities for multi-family and mixed-use development are identified for the central portion of the State Street corridor and underutilized sites such as surface lots near the Villa Street,Center Street, and Dundee Avenue corridors. 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 CC1 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. -4 - Recommendation & Findings of Fact Petition 39-19 December 2,2019 E. Trend of Development. The property is located on the west side of the Fox River within the block bounded by W. Chicago Street on the south and W. Highland Avenue on the north that is improved with historic two- and three-story buildings. The property is part of the traditional downtown area that has historically been developed with a mix of commercial, retail, service, restaurants, and residential uses. The most-recent construction in the immediate area was the restoration and adaptive reuse of the Tower Building into 44 residential units. Most of the new businesses that have recently opened in the downtown area are located on the east side of the Fox River, including Billy Bricks Wood Fired Pizza Cafe, Kubo Sushi and Sake Lounge, Jimmy John's, and Café Revive within Dream Hall. However, with the renovation of the subject property and the construction of the senior housing development at 300 N. State Street, staff anticipates N. State Street will start to attract new businesses and new developments in the future. FINDINGS After due notice as required by law, the Planning & Zoning Commission conducted a public hearing in consideration of Petition 39-19 on December 2, 2019. Testimony was presented at the public hearing in support of the application. The Community Development Department submitted a Development Application Review and Written Findings & Recommendation to the Planning& Zoning Commission dated December 2, 2019. The Community Development Department and the Planning & Zoning Commission have made the following findings regarding this application against the standards for planned developments outlined in§ 19.60.040, and standards for conditional uses outlined within § 19.65.030: STANDARDS FOR PLANNED DEVELOPMENTS A. Site Characteristics Standard. The suitability of the subject property for the planned development with respect to its size, shape, significant natural features including topography, watercourses and vegetation and existing improvements. Findings. The subject property is suitable for the intended planned development with respect to its size, shape, significant features including topography, watercourses, vegetation, and existing improvements. The 1,320-square foot property is improved with a 2,580-square foot two-story commercial building that covers the entire property. The applicant is proposing interior and exterior renovation with a complete front façade renovation. No existing site features including topography, watercourses, vegetation, and property improvements exist that would have a negative impact on the proposed building renovation including the construction of two one-bedroom units on the second floor. 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 - 5 - Recommendation & Findings of Fact Petition 39-19 December 2, 2019 treatment and stormwater control facilities. Findings. The subject property is suitable for the intended planned development with respect to the availability of adequate water, sanitary treatment, and storm water control facilities. The property is currently served by municipal water, sanitary sewer, and stormwater systems. The existing sanitary sewer facilities can adequately serve the property even with the addition of two residential units on the second floor. The applicant would install a separate 4" water service line for the fire sprinkler system, and a separate new 2" domestic water service line, which would meet the needs of both commercial and residential uses in the building. 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. State Street, specifically the one-way south bound access lane, which is separated from the two-way N. State Street traffic by a curbed median. In rear,a portion of the Canadian,Pacific and Metra railroad property serves as an access alley which services all properties on the east side of N. State Street between W. Highland Avenue to the north and W. Chicago Street to the south.The proposed use will not have any negative effect on the existing traffic circulation in the downtown area. Per the zoning ordinance,all uses within the CC 1 zoning district are not required to provide on-site parking, including the residential units. On-site parking is not available on the subject property. The closest free public parking lot is located one half block to the north at the northwest corner of N. State Street and W. Highland Avenue with 51 parking spaces. That parking lot is predominantly vacant in the evening and overnight hours. Closest on- street parking is available along Crystal Avenue one block to the west. -6 - Recommendation & Findings of Fact Petition 39-19 December 2, 2019 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 in the City's first zoning ordinance in 1927. In 1962, the property was rezoned to B3 Service Business District. In 1992, the property was rezoned to CC1 Center City District as part of the comprehensive amendment to the zoning ordinance. The existing building on the property was constructed around 1862. The second floor of the existing building has always been used for commercial purposes. The last known commercial use on the second floor was a tin shop in the 1950s. E. Surrounding Land Use and Zoning Standard. The suitability of the subject property for the planned development with respect to consistency and compatibility with surrounding land use and zoning. Findings. The property is suitable for the intended planned development with respect to consistency and compatibility with surrounding land uses and zoning. The subject property is located on the west side of the Fox River along N. State Street. The property is located within the block bounded by W. Chicago Street on the south and W. Highland Avenue on the north that is improved with historic two- and three-story buildings. All surrounding properties to the north, south and west are also zoned CC1 Center City District and are improved with mixed-use buildings, most of which have commercial uses on the ground floor, and partially occupied office, residential, or commercial uses on the upper floors. The Canadian, Pacific and Metra railroad tracks are located adjacent to the east. The proposed mixed-use of the property is similar and compatible to other surrounding buildings and uses within the downtown area. F. Trend of Development Standard. The suitability of the subject property for the planned development with respect to consistency with an existing pattern of development or an identifiable trend of development in the area. Findings.The subject property is suited for the intended planned development with respect to consistency with an existing pattern of development or an identifiable trend of development in the area. The property is located on the west side of the Fox River within the block bounded by W. Chicago Street on the south and W. Highland Avenue on the north that is improved with historic two- and three-story buildings. The property is part of the traditional downtown area that has historically been developed with a mix of commercial, retail, service,restaurants, and residential uses. The most-recent construction - 7 - Recommendation & Findings of Fact Petition 39-19 December 2,2019 in the immediate area was the restoration and adaptive reuse of the Tower Building into 44 residential units. Most of the new businesses that have recently opened in the downtown area are located on the east side of the Fox River,including Billy Bricks Wood Fired Pizza Cafe, Kubo Sushi and Sake Lounge, Jimmy John's, and Café Revive within Dream Hall. However, with the renovation of the subject property and the construction of the senior housing development at 300 N. State Street, staff anticipates N. State Street will start to attract new businesses and new developments in the future. 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.Downtown Elgin is a unique and historic part of the City that includes a mix of commercial, governmental, institutional, and residential uses. With the development of projects such as River Park Place, Fountain Square, and Elgin Artspace Loft, Downtown is becoming more appealing to residents who want to live in close proximity to dining and cultural activities. Additional opportunities for multi-family and mixed-use development are identified for the central portion of the State Street corridor and underutilized sites such as surface lots near the Villa Street,Center Street,and Dundee Avenue corridors. Conditional Use for a Planned Development: Where applicable, the suitability of the subject property for the intended conditional use for a planned development with respect to the provision for the purpose and intent of planned developments and with respect to the provisions of section 19.65.010 of the zoning ordinance. No conditional use for a planned development should be granted for the sole purpose of introducing a land use not otherwise permitted on the subject property. Findings. The subject property is suitable for the intended conditional use for a planned development with respect to the provision for the purpose and intent of planned developments and with respect to the provisions of section 19.65.010 of the zoning ordinance. The applicant is proposing a planned development as a conditional use to construct two new residential units on the second floor,which have less than the minimum - 8 - Recommendation& Findings of Fact Petition 39-19 December 2, 2019 required gross floor area within CC1 District. The 1,320-square foot property is less than two acres, which is necessary to establish a Planned Development District. The proposed conditional use for a planned development would realize a desirable renovation of the long- vacant and underutilized,second floor of the building that would otherwise not be possible. The proposal would establish two new dwelling units within the downtown area, which contributes to the revival of the traditional downtown with a mix of commercial and residential uses. The proposed project represents a desirable restoration of an existing buildings 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 on the west side of the Fox River. The existing two-story building occupies the entire area of the 1,320-square foot property. No existing site features including topography, watercourses, and vegetation exist that would have a negative impact on the proposed renovation of the second floor of the existing building to include two residential units. 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 building renovation includes the renovation of the ground floor space, which would be maintained for commercial use with access to the basement level for storage. The exterior renovation to the building includes comprehensive restoration of the front facade with new windows, new aluminum storefront, new decorative paneling, ADA accessible entrance, and repairs to existing cornice. All exterior brick and stone would be stripped of old paint and sealed/painted with new contemporary paint color. The entrance to the commercial space would be separate from the entrance which leads to the second floor residential units The proposed residential dwelling units will not have any negative effect on any future commercial use on the ground floor, and vice versa. Residential uses within the traditional downtown area provide needed customers and contribute to downtown activity. Similar to other dwelling units in the immediate area, the proposed residential use will operate with no negative impact on the surrounding properties. - 9 - Recommendation & Findings of Fact Petition 39-19 December 2,2019 PLANNED DEVELOPMENT DEPARTURES AND EXCEPTIONS The applicant is requesting the following departure from the requirements of the zoning ordinance: 1. Sections 19.35.535, "Site Design". The minimum required gross floor area for dwelling units is 850 square feet for one-bedroom units. The applicant is proposing two one- bedroom units with 576 and 633 square feet. Staff finds the proposed departure is appropriate to achieve a desirable redevelopment of a long- vacant commercial space. Adding residential units in and around 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 dwelling units, while smaller than the minimum required for all commercial zoning districts, are larger than most found within the Tower Building, and are consistent in size to the current market trend. The Tower Building contains 44 units with most 1-bedroom units ranging from 476 to 732 square feet and 2-bedroom units ranging from 732 to 879 square feet(the one, 1- bedroom unit on the 14th floor is 1,187 square feet). The one-bedroom unit approved above the former Gasthaus restaurant at 15 N. Grove Avenue is 510 square feet. The proposal also includes a comprehensive facade renovation for a highly visible property within the traditional downtown. Restoration of historic buildings with traditional architecture will further activate the streets, invite additional downtown businesses, and continue the revitalization of the downtown area. STANDARDS FOR CONDITIONAL USE A. Site Characteristics Standard. The suitability of the subject property for the intended conditional use with respect to its size, shape, significant features including topography, watercourses, vegetation, and existing improvements. Findings.The subject property is suitable for the intended conditional use with respect to its size, shape, significant features including topography, watercourses, vegetation, and existing improvements. The 1,320-square foot property is improved with a 2,580-square foot two-story commercial building that covers the entire property. The applicant is proposing interior and exterior renovation with a complete front façade restoration. No existing site features including topography, watercourses, vegetation, and property improvements exist that would have a negative impact on the proposed building renovation including the construction of two one-bedroom units on the second floor. B. Sewer and Water Standard. The suitability of the subject property for the intended - 10 - Recommendation & Findings of Fact Petition 39-19 December 2, 2019 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 currently served by municipal water, sanitary sewer, and stormwater systems. The existing sanitary sewer facilities can adequately serve the property even with the addition of two residential units on the second floor. The applicant would install a separate 4"water service line for the fire sprinkler system,and a separate new 2"domestic water service line,which would meet the needs of both commercial and residential uses in the building. 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. State Street, specifically the one-way southbound access lane, which is separated from the two-way N. State Street traffic by a curbed median. In rear, a portion of the Canadian, Pacific and Metra railroad property serves as an access alley which services all properties on the east side of N. State Street between W. Highland Avenue to the north and W. Chicago Street to the south. The proposed use will not have any negative effect on the existing traffic circulation in the downtown area. Per the zoning ordinance,all uses within the CC 1 zoning district are not required to provide on-site parking, including the residential units. On-site parking is not available on the subject property. The closest free public parking lot is located one half block to the north at the northwest corner of N. State Street and W. Highland Avenue with 51 parking spaces. That parking lot is predominantly vacant in the evening and overnight hours. Closest on- street parking is available along Crystal Avenue one block to the west. 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 to renovate the second floor of a historic two- story building to include two residential dwelling units.The proposal is consistent with the residential conversion of several other downtownbuildings as called for by the City's 2005 and 2018 Comprehensive Plans. No evidence has been submitted or found that the - 11 - Recommendation& Findings of Fact Petition 39-19 December 2, 2019 proposed use will exercise any detrimental impact on surrounding properties. The proposal represents a desirable use 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. 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. Notwithstanding, the applicant is proposing comprehensive renovation to the building façade which includes new windows, new aluminum storefront, new decorative paneling, ADA accessible entrance, and repairs to existing cornice. All exterior brick and stone would be repainted. Restoration of historic buildings with traditional architecture will further activate the streets, invite additional downtown businesses, and continue the revitalization of the downtown area. RECOMMENDATION The Community Development Department and the Planning & Zoning Commission recommend approval of Petition 39-19, subject to the following conditions: 1. Substantial conformance to the Development Application submitted by Kresmery Properties,as applicant,and Kennington Partners, as property owner,received October 21, 2019, and supporting documents including: a. Statement of Purpose and Conformance letter, prepared by Stephen F. Silva AIA, Silva Architects, Ltd., dated November 2, 2019; b. Plat of Survey, prepared by Alan J. Coulson, P.C., dated April 10, 1989; c. Proposed Building Plans, prepared by Silva Architects, dated July 29, 2019, with such further revisions as required by the Community Development Director; d. Proposed Building Elevations, prepared by Silva Architects, dated July 29, 2019, with such further revisions as required by the Community Development Director; and e. Proposed Before and After Front Elevation plan, prepared by Silva Architects, dated November 4,2019,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 - 12 - Recommendation & Findings of Fact Petition 39-19 December 2, 2019 ordinances shall supersede and control. 2. Compliance with all applicable codes and ordinances. The vote of the Planning&Zoning Commission on the motion to recommend approval, subject to the conditions outlined by the Community Development Department,was 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 - 13 - . . 40 . . .., os. Niiiik . ..... P ♦ U •, '\ �' , Subject Property • - ,, . \ , • Petition 39-19 ' "1 . Illk‘0110 • ‘NS11101"11. .. ''' ,\. , r ., , 1 1 • . N. to. . ,I.„ ,.. . ' . . . ,... , ,,, ,..:,,,,,:vit , At , , ® CyII. \ ..\:jkoe . t, ›..„..":7 .S.::.\-;: . . , ,,- - .4, • •1, i *0.0. ' ? • ' 41114-r ""-- • V ,�. . S. Grp°a� 0• � • • • 1111;\ \• \ t EXHIBITA Aerial/Location Map N W + E S Map prepared by City of Elgin 0 10 20 40 60 80 Feet Department of Community Development of a5riv�t Not.. rPag ftain� Dov Subject Property Petition 39-19 Legend RC1 Residence Conservation 1 ORC2 Residence Conservation 2 QRC3 Residence Conservation 3 e OPRC Planned Residence Conservation Q SFR1 Single Family Residence 1 `a° PSFR1 Planned Single Family Residence 1 0.4. Nf SFR2 Single Family Residence 2 Q PSFR2 Planned Single Family Residence 2 N OTRF Two Family Residence PTRF Planned Two Family Residence MFR Multiple Family Residence PMFR Planned Multiple Family Residence QRB Residence Business OPRB Planned Residential Business ®NB Neighborhood Business ©PNB Planned Neighborhood Business -AB Area Business -PAB Planned Area Business -CC1 Center City 1 CC2 Center City 2 PCC Planned Center City ORI Office Research Industrial -PORI Planned Office Research Industrial -GI General Industrial -PGI Planned General Industrial -CI Commercial Industrial -CF Community Facility PCF Planned Community Facility EXHIBITB Zoning Map Map prepared by City of Elgin 0 30 60 120 180 240 Feet Department of Community Development �a�d PJe N�gr Subject Property l 13 N. State St. Petition 39-19 1114. 0614426006 Near co Nrr EXHIBITC Parcel Map N City of Elgin o 5 10 20 30 40 Department of Community Development Feet EXHIBIT D SITE LOCATION 13 N. State Street Petition 39-19 ,..,_ .. .,ei).„0,..... ..„3,...-4,.;.......-..;----;itittz.-_,_, . r.. • sn .,. I ri . J�: 'f `� �N0( SUBJECT q+ 1j PROPERTY r \at \ Bird's eye view looking east ■ q1,-- +10 '-^ 41.... 1.404 : r' �`7�' 1l y �', S tele e ^A to -.s�,-r i. , 111 4� ....01.?...:-.1,." ,. . „ f•-• a ,,...41 „i„.. - 4. • ``S, • \ •r �,• -._ SUBJECT '4 U ; l'i e' r - ‘...K; - \• PROPERTY �a Bird's eye view looking west EXHIBIT D SITE LOCATION 13 N. State Street ■ L _ II-- -ter,.-►A I ?• # .w1..1. 1 nmimil 1 441 41' — °�1 `f a F...c\rkT:r Via.\�.'a _.--,- i Fl I . II' ... , . - =r _ ' ( i _ .r --------r----:--7- -• ---- _ a 14 1 N.—.. : • Google -.� Front elevation of the building in August 2018 ;1• .f ii 14 iiimmil -117 iiiii I ESMER i CaIKurt at 841.289.0800 x224 Front elevation of the building in November 2019