HomeMy WebLinkAboutG18-19 Ordinance No. G18-19
AN ORDINANCE
AMENDING PRC PLANNED RESIDENCE CONSERVATION
DISTRICT ORDINANCE NO. G61-07
(111 N. Channing Street, 468 Division Street and a Portion of 472 Division Street)
WHEREAS, the territory herein described has been classified PRC Planned Residence
Conservation District and is subject to the requirements of Ordinance No. G61-07; and
WHEREAS, written application has been made to amend PRC Planned Residence
Conservation District Ordinance G61-07 to add "community gardens" to the list of permitted uses;
and
WHEREAS, the zoning lot containing the property commonly referred to as 111 N.
Channing Street, 468 Division Street, and a portion of 472 Division Street is legally described
within Ordinance No. G61-07 (and hereinafter referred to as the"Subject Property"); �nd
WHEREAS, the Planning and Zoning Commission conducted a public hearing concerning
said application on April 1, 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 an amendment to
the PRC Planned Residence Conservation District pertains to the government and affairs of the city.
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF
ELGIN, ILLINOIS:
Section 1. That the City Council of the City of Elgin hereby adopts the Findings of Fact.
dated April 1, 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 Section 3. E. 2. of Ordinance No. G61-07, is hereby amended in its
entirety to read as follows:
2. Municipal Services Division:
Public parks, recreation, open space (UNCL), including but not limited to
community gardens, provided the installation, use, and maintenance of
community gardens are done in accordance with the terms and conditions of a
lease agreement with, or other similar written authorization from, the City of
Elgin
Section 3. That except as amended herein, the use and development of the subject
property shall be controlled pursuant to the provisions of Ordinance No. G61-07. In the event of
any conflict between this ordinance and Ordinance No. G61-07, this ordinance and associated
documents shall control and prevail.
Section 4. That this ordinance shall be in full force and effect immediately after its
passage in the manner provided by law.
I#1 /1L2_"" • •
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Presented: May 8, 2019
Passed: May 8, 2019
Omnibus Vote: Yeas: 9 Nays: 0
Recorded: May 8, 2019
Published: May 10, 2019 OF
Attes % � •3
Kimberly Dewi , ity Clerk
1
EXHIBIT A
April 1, 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 14-19, an application by
City Council of the City of Elgin, as applicant, requesting approval of an amendment to the PRC
Planned Residence Conservation District established by Ordinance G61-07 to allow for
community gardens on the properties commonly known as 111 N. Channing Street, 468 Division
Street,and the northern approximately 55 feet of 472 Division Street.
GENERAL INFORMATION
Petition Number: 14-19
Property Location: 111 N. Channing Street,468 Division Street, and the northern
approximately 55 feet of 472 Division Street
Requested Action: Amendment to a Planned Development
Current Zoning: PRC Planned Residence Conservation District
Proposed Zoning: PRC Planned Residence Conservation District
Existing Use: Vacant
Proposed Use: Community Gardens
Applicant: City Council of the City of Elgin
Owner City of Elgin
Staff Coordinator: Marc Mylott, AICP, Director of Community Development
Exhibits Attached: A. Aerial/Location Map
B. Zoning Map
Recommendation & Findings of Fact
Petition 14-19
April 1, 2019 •
C. Parcel Map
D. Site Location
E. Development Application and Attachments
F. Draft Ordinance
BACKGROUND
Community Garden Background
Following the direction of the Sustainability Commission, staff met with master gardeners to
discuss the opportunity to expand community gardens in Elgin.The master gardeners,led by Patsy
Hirsh, are volunteers that managed the implementation of community gardens at Advocate
Sherman Hospital. The purpose of the initiative is to increase community gardening in Elgin so
that residents have the opportunity to both learn about food and grow their own food, providing
for a healthier community. This initiative supports both Elgin's Sustainability Action Plan and the
2018-2022 Strategic Principles and Priorities.
The success of the gardens at Advocate Sherman Hospital (see Figure 1 on page 1) provided
evidence that there was interest in the community for such an initiative. Those gardens also
provided a successful, working model, which could be replicated and modified depending on a
selected location. In addition, the City of Elgin already has a community garden lease program
with successful garden operations underway, such as the Boys and Girls Club garden on Ann
Street, and the butterfly garden in the Northeast Neighborhood Association (NENA) at
Ann/Douglas. Consistent with that program, the City's role is to provide the land through a low-
cost annual lease with a business or organization and provide minimal maintenance services.
Before bringing a proposal forward to city council, staff committed to finding a location, a
dedicated group of volunteers to manage the project, and an organization with which to execute a
lease agreement.
Staff began to identify City-owned properties, some vacant and some parks, and worked with
master gardeners to analyze garden feasibility at the properties based on the following criteria: 1)
local water source; 2)neighborhood need; 3)access via walking/biking; and 4) access to parking.
In addition, staff also observed the history of the properties and any development opportunities.
Of the nine properties evaluated,the Channing Square property was the most desirable.
The next step was to engage an organization with whom the lease could be executed. Given the
location, staff and master gardeners met with the Gifford Park Association (GPA)president, Paul
Bednar, to discuss the opportunity. The master gardeners' would act as a mentor to the
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Recommendation & Findings of Fact
Petition 14-19
April 1, 2019
neighborhood, providing information on how to start the garden (seeking donations, supplies,
getting volunteers to build it out), understanding of volunteer roles and time commitments, and
how to ensure the sustainability of the community gardens (programming of education classes,
renting out boxes, planning, adapting plans, etc). The neighborhood would need to form a group
of dedicated volunteers to manage this project long-term. The City, in addition to leasing the land,
would provide mowing services and water at no charge. Unlike other garden sites, the Channing
Square property has several water connections across the property as the infrastructure was
installed for the development of single-family homes.
Staff met several times with Mr. Bednar and other neighbors to discuss the opportunity. A group
of dedicated volunteers was formed, and the group provided a presentation to GPA in January.
GPA unanimously voted in favor to support the initiative as the partner organization and to create
a Neighborhood Garden Subcommittee.
Staff assisted the volunteers in developing a bilingual flyer announcing a neighborhood garden
meeting at Channing School,which volunteers distributed door to door. The group intends to limit
raised bed rentals (garden plots) to residents of the neighborhood, living within specified
boundaries.
On February 19, the subcommittee/volunteer group hosted the meeting, which sought
neighborhood interest and provided an overview of how the program might look.The meeting was
well-attended and 18 residents signed up for garden plots. Since then, another eight have signed
up, surpassing the group's goal of 20 beds for the first year. The subcommittee will rent 4x12 foot
beds for$20 each and provide assistance to those in need. In addition, 15 attendees at the meeting
volunteered to help build the raised garden beds. The group plans to apply for grants to fund
materials for the garden beds and will continue planning at a February 28 meeting.
Property Background
Approximately three acres at the northeast corner of N. Channing and Division Streets were
rezoned to PRC Planned Residence Conservation District in October 2007 to permit the
construction of 13 single-family, historically-appropriate homes. The property is located within
the Elgin Historic District and Gifford Park neighborhood. The plans also included a small park at
the corner of Channing and Division with a pavilion, ornamental fence, and formal landscaping.
The property is immediately surrounded by various residential uses within 11/2 to 2'/2-story
structures. The surroundings are zoned RC3 Residence Conservation and located within the Elgin
Historic District, established in 1981.
In conjunction with the 2007 planned development,the city entered into a development agreement
with the developer, Channing Square LLC. That agreement called for the city to demolish the
former YMCA and two dilapidated residences on Spring Street (one of which was recently
redeveloped with federal HOME and CDBG funding) and to provide financial assistance. When
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Recommendation & Findings of Fact
Petition 14-19
April 1, 2019
Channing Square LLC could not deliver the project because of the Great Recession, the city
acquired title to the land.
The subject property is currently
vacant, but a large amount of the
infrastructure necessary for the
subdivision was installed, including
the internal street (Botsford Place)
and stormwater, sanitary sewer,and
water (see Figure 1). Street lights
and sidewalks were not installed
along Botsford Place.
In 2018, staff acquired a soils report
and learned that several of the lots
on the property, especially those
closest to Division Street, would
require the excavation of
construction debris and fill before a
foundation or slab could support a
new house.
Figure 1. Channing Square currently has infrastructure, including an internal
street(Botsford Place)and stormwater,sanitary sewer,and water.
On February 27,2019, City Council
voted unanimously to submit an
application to amend the previously approved planned development for Channing Square to also
allow for community gardens.
Proposal
The amendment would allow the establishment of community gardens of any size and at any
location on the property by adding this use to the list of permitted uses.
The city would execute a lease agreement with the Gifford Park Association, and that agreement
would stipulate the parameters regarding the installation, use, and maintenance of the gardens.
The amendment would not forgo future opportunities to redevelop the property in the manner
contemplated by the 2007 planned development -- 13 single-family homes designed to
complement the Elgin Historic District.
The Community Development Department offers the following additional information:
A. Property History. The subject property was added to the City of Elgin as part of the
Edward H. Hotchkiss Addition in 1854 and was improved with a single family home for
Richard N. and Ellen Botsford. The property was rezoned to D Commercial District in
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Recommendation & Findings of Fact
Petition 14-19 •
April 1,2019
1961 to allow for the construction of the Elgin YMCA Building. The YMCA building was
demolished in 2006 following acquisition of the property by the City of Elgin.
B. Surrounding Land Use and Zoning. The subject property is surrounded by a variety of
residential uses located within 11/2 to 21/2 story structures.These surrounding uses are zoned
RC3 Residence Conservation and located within the Elgin Historic District, established in
1981.
C. Comprehensive Plan. The subject property is designated as Single Family Detached by •
the City's 2018 Comprehensive Plan. Single-family neighborhoods primarily comprising
owner-occupied,detached homes should continue to be the predominant land use in Elgin.
This land use includes smaller lot single-family typical of eastern and central portions of
the City as well as larger estates in more rural portions of the City's western Growth Area.
Within Elgin's historic core, isolated single-family attached and small scale multi-family
development may occur as a complement to single-family development,but should respect
the scale, intensity,and character of the surrounding neighborhood.Densities should range
from 1.5 to 6.5 du/ac.
The 2018 Comprehensive Plan also cites easy access to abundant,high-quality open space
as an important element of sustainable, walkable neighborhoods, and the plan notes that
community gardens are but one way to provide said open space. In fact, community
gardens at this location were specifically identified as a desired use/development during
the community outreach and participation portion of the comprehensive planning process.
D. Zoning District. The applicant seeks only to amend the list of permitted uses within the
existing PRC Planned Residence Conservation District. The purpose of the PRC Planned
Residence Conservation District is to conserve the urban residential environment of
planned developments granted prior to the effective date of the zoning ordinance(1992).
E. Trend of Development. The subject property is located within a mature residential
neighborhood, and the neighborhood is designated as a Historic Preservation District. The
Elgin Historic District was established in 1981.
FINDINGS
After due notice as required by law, the Planning & Zoning Commission conducted a public
hearing in consideration of Petition 14-19 on April 1,2019. 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 April 1, 2019.
The standards for a map amendment are outlined within § 19.55.030 of the Elgin Zoning
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Recommendation & Findings of Fact
Petition 14-19
April 1, 2019
Ordinance, and those for planned developments are outlined in § 19.60.040. The Community
Development Department and Planning and Zoning Commission offer below first the findings
made regarding the 2007 planned development and second the degree to which those findings are
affected by the proposed amendment, if at all:
STANDARDS FOR MAP AMENDMENTS AND PLANNED DEVELOPMENTS
A. Site Characteristics Standard. The suitability of the subject property for the intended
zoning district with respect to its size, shape, significant natural features including
topography, watercourses and vegetation and existing improvements.
2007 Findings.The subject property is suitable for the intended zoning district with respect
to its size, shape, significant features including topography, watercourses, vegetation, and
existing improvements. The subject property contains approximately 2.9 acres and is
located at the northeast corner of North Channing and Division Streets. The entire property
is currently unimproved, with the exception of the lot on the southeast portion which
contains a single family residence. A concrete retaining wall runs along the west lot line of
the house with a row of trees adjacent to it.The house,retaining wall and trees are proposed
to be removed to allow for the development of the site. Topography on the site ranges from
a high point of 780 feet near at the southeast corner of the property, and a low of 760 feet
at the southwest corner of the site, for a maximum relief of 20 feet.
Change to the Findings. The 2007 finding is still valid. And until such time that the
development contemplated by the planned development is fiscally attractive, the property
is well suited for community gardens — it is generally flat, free of significant shade-
producing trees, and has ample parking and easy access to water.
B. Sewer and Water Standard. The suitability of the subject property for the intended zoning
district with respect to the availability of adequate Municipal water, wastewater treatment
and stormwater control facilities.
2007 Findings.The subject property is suitable for the intended zoning district with respect
to the availability of adequate water, sanitary treatment, and storm water control facilities.
The applicant intends to connect to municipal sanitary sewer and water mains that are
currently present at the subject property. Stormwater management will conform with the
Elgin and Kane County stormwater management ordinances.
Change to the Findings. The 2007 finding is still valid. It is anticipated that the lease
agreement will include free water for the Gifford Park Association. The City Manager's
Office and the Water Department are finalizing the specificities of that provision.
C. Traffic and Parking Standard. The suitability of the subject property for the intended
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Recommendation & Findings of Fact •
Petition 14-19
April 1,2019
zoning district with respect to the provision of safe and efficient on-site and off-site
vehicular circulation designed to minimize traffic congestion.
1. Nonresidential land uses should be located central and accessible to the area or
population served without requiring traffic movements through or into a residential
neighborhood. Nonresidential land uses should not be located within residential
neighborhoods, but on their periphery as defined by the "arterial street"[SRI system.
2. The number of locations for vehicular access to or from a public right of way should be
limited to those which are necessary for the reasonable use of the property and
consistent with current traffic engineering standards. Property with two (2) street
frontages should not be permitted access to or from the street with the higher degree of
continuity within the overall street system or with the higher traffic volume. With the
exception of residential driveways, locations for vehicular access to or from a public
right of way should be aligned directly opposite existing or approved locations across
the street.
2007 Findings.The subject property is suitable for the intended zoning district with respect
to the provision of safe and efficient on-site and off-site vehicular circulation designed to
minimize traffic congestion.
The subject property has frontage along North Channing Street and Division Street, both
of which are local streets serving the residential areas on the east side of Elgin.
Primary access to the property will be provided at North Channing Street and Division
Street. Additional access will be provided through a private alley that extends to North
Street which runs approximately 150 feet north of the subject property.
The property at 472 Division Street located immediately east of the subject property
maintains a vehicular cross access easement through the subject property. Access to the
property will continue to be provided after development of the site.
A minimum of two parking stalls will be provided within garages that are proposed to be
located at the rear of each lot. Access to the garages of 11 of the 14 lots will be provided
from the private alleys that are proposed to run along the rear or side of each lot.
Change to the Findings. The 2007 finding is still valid. As for the community gardens, it
is anticipated that many users will walk to the property from the surrounding neighborhood.
For those who will drive, ample parking is available along Botsford Place and the internal
paved alley.
D. Zoning History Standard. The suitability of the subject property for the intended zoning
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Recommendation & Findings of Fact
Petition 14-19
April 1, 2019
district with respect to the length of time the property has remained undeveloped or unused
in its current zoning district.
2007 Findings.The subject property is suitable for the intended zoning district with respect
to the length of time the property has remained undeveloped or unused in its current zoning
district.
The subject property was zoned as follows for the years listed:
1927 B Residential District
1950 C Residential District
1960 D Commercial District
C Residential District
1962 B1 Retail Business District •
R4 General Residence District
1992 B1 Retail Business District
R4 General Residence District
The subject property was added to the City of Elgin as part of the Edward H. Hotchkiss
Addition in 1854 and was improved with a single family home for Richard N. and Ellen •
Botsford. The property was rezoned to D Commercial District in 1961 to allow for the
construction of the Elgin YMCA Building. The YMCA building was demolished in 2006
following acquisition of the property by the City of Elgin.
Change to the Findings. The 2007 finding is still valid. The amendment does not forgo
future opportunities to redevelop the property in the manner contemplated by the 2007
planned development-- 13 single-family homes designed to complement the Elgin Historic
District — and gardens are inherently compatible with single-family homes should
redevelopment occur in phases.
E. Surrounding Land Use and Zoning Standard. The suitability of the subject property for
the intended zoning district with respect to consistency and compatibility with surrounding
land use and zoning.
2007 Findings. The property is suitable for the intended zoning district with respect to
consistency and compatibility with surrounding land uses and zoning. The subject property
is located in the RC3 Residence Conservation District, which contains single family and
multiple family dwellings.
Change to the Findings. The 2007 finding is still valid. The amendment does not forgo
future opportunities to redevelop the property in the manner contemplated by the 2007
planned development-- 13 single-family homes designed to complement the Elgin Historic
District—and community gardens provide an excellent neighborhood amenity.
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Recommendation & Findings of Fact
Petition 14-19
April 1, 2019
F. Trend of Development Standard. The suitability of the subject property for the intended
zoning district with respect to consistency with an existing pattern of development or an
identifiable trend of development in the area.
2007 Findings. The subject property is suited for the intended zoning district with respect
to consistency with an existing pattern of development or an identifiable trend of
development in the area. The subject property is located within a mature residential
neighborhood. Additionally, the neighborhood is designated as an Historic Preservation
District.
Change to the Findings. The 2007 finding is still valid. The amendment does not forgo
future opportunities to redevelop the property in the manner contemplated by the 2007
planned development-- 13 single-family homes designed to complement the Elgin Historic
District—and community gardens provide an excellent neighborhood amenity.
G. Zoning/Planned Development District Standard. The suitability of the subject property
for the intended zoning district with respect to conformance to the provisions for the
purpose and intent, and the location and size of a zoning district.
2007 Findings. The property is suitable for the intended zoning district with respect to
conformance to the provisions for the purpose and intent and the location and size of the
zoning district. The purpose of the PRC Planned Residence Conservation District is to
conserve the urban residential environment of planned developments granted prior to the
effective date of this title.
The layout of the subdivision will be such that the orientation of the homes to be built on
the lots along North Channing and Division Streets will reflect the character of the existing
lots across the street. A 12,500 square foot private park is proposed to be located at the
southwest corner of the site. The park will be improved with formal landscaping, an
ornamental fence and a pavilion for the use of the residents of the subdivision.
The single family homes proposed for the subdivision comprise of three different plan
concepts consisting of three elevations each for a total of nine elevations. The elevations
have been designed using architectural features,elements and textures that are prevalent in
the Elgin Historic District and older established neighborhoods of the community.
Significant features of the homes include ample porches on the front or wrapped around to
the side, gable or hipped roofs, externally located chimneys constructed in brick, bay •
windows on primary elevations, and architectural features such as ornamental brackets in
the eaves, soffits, fascia, corner boards and trim around the windows. The materials
proposed to be used will consist of cement fiber board siding with composite wood trim,
and ornamental features.
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•
•
Recommendation & Findings of Fact
Petition 14-19
April 1, 2019
The garages will be located towards the rear of each lot with access provided from a private •
alley or driveway. The structures will be designed using the same materials, textures and
colors as the homes.
Landscaping within the subdivision is proposed to be provided in the form of street trees
located along the public rights-of-way and foundation plantings for each of the homes
proposed within the development. The private park will contain landscaping in the form of
artistic groupings of trees and plant material surrounding the pavilion. A row of trees will
be planted to screen each of the adjacent homes from the park.
A new retaining wall approximately 10 feet in height will be constructed along the
southeastern boundary of the subdivision. The wall will be terraced and provided with
landscape material to reduce its impact. •
Departures are being requested from the requirements of the zoning ordinance.
Change to the Findings. The 2007 finding is still valid. The amendment does not forgo
future opportunities to redevelop the property in the manner contemplated by the 2007
planned development-- 13 single-family homes designed to complement the Elgin Historic
District—and community gardens provide an excellent neighborhood amenity.
H. Comprehensive Plan Standard. The suitability of the subject property for the intended
zoning district with respect to conformance to the goals, objectives, and policies of the
Official Comprehensive Plan.
2007 Findings.The subject property is suitable for the intended zoning district with respect
to conformance to the goals, objectives, and policies of the Official Comprehensive Plan.
The subject property is designated as "Urban/Traditional Residential (2.1-8.7 dwelling
units/acre)" on the Land Use exhibit in the Elgin Comprehensive Plan and Design
Guidelines. The Urban/Traditional Residential designation is suitable for any area where
urban density land use, including detached and attached single family homes, and higher
density multiple family dwellings exists or is desired. These areas generally include that
part of the community that developed between the 1850's and early 1960's, but are also
recommended around the mixed use centers and along the transportation corridors.
Appropriate locations offer neighborhood access to local, collector and arterial roads,
access to water and sanitary sewer systems, and proximity to public safety services. The
provision of park and open space is encouraged to provide opportunities for recreation and
access to bicycle and pedestrian trail networks. Other uses allowed in this category may
include neighborhood commercial centers, churches, and schools in locations deemed
appropriate by the City.
The density of the proposed development is 4.8 dwelling units/acre. The single family
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Recommendation & Findings of Fact
Petition 14-19
April 1, 2019
homes are proposed to be marketed at price points between $275,000 and $325,000 per
home.
Change to the Findings. The 2007 finding is still valid. However,the City adopted a new
comprehensive plan in 2018.
The subject property is designated as Single Family Detached by the City's 2018
Comprehensive Plan. Single-family neighborhoods primarily comprising owner-occupied,
detached homes should continue to be the predominant land use in Elgin. This land use
includes smaller lot single-family typical of eastern and central portions of the City as well
as larger estates in more rural portions of the City's western Growth Area. Within Elgin's
historic core, isolated single-family attached and small scale multi-family development
may occur as a complement to single-family development, but should respect the scale,
intensity, and character of the surrounding neighborhood. Densities should range from 1.5
to 6.5 du/ac.
The 2018 Comprehensive Plan also cites easy access to abundant, high-quality open space
as an important element of sustainable, walkable neighborhoods, and the plan notes that
community gardens are but one way to provide said open space. In fact, community
gardens at this location were specifically identified as a desired use/development during
the community outreach and participation portion of the comprehensive planning process.
ADDITIONAL STANDARDS FOR PLANNED DEVELOPMENTS
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. This standard is not applicable. The applicant is requesting approval of an
amendment to a previously approved planned development.
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.
2007 Findings.The subject property is suitable for the intended planned development with
respect to the preservation of all significant natural features including topography,
watercourses,wetlands,and vegetation.The subject property contains a few trees along the
northern property line and along the eastern portion of the property. The applicant is
proposing to incorporate the trees along the northern property line,but will replace the trees
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Recommendation & Findings of Fact
Petition 14-19
April 1, 2019
along the eastern property line with new quality landscape material.
Change to the Findings. The 2007 finding is still valid. And since that time, street trees
have been installed along N. Channing Street, Division Street, and Botsford Place. The
community gardens would not negatively affect those trees, nor are the trees yet of a size
to cast significant amount of shade on the property.
K. Internal Land Use. The suitability of the subject property for the intended planned
development with respect to the land uses permitted within the development being located,
designed, and operated so as to exercise no undue detrimental influence on each other or
on surrounding property.
2007 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. No evidence has been submitted or found that the proposed planned
development will be located, designed, or operated in a manner that will exercise undue
detrimental influence on itself or surrounding property.
Change to the Findings. The 2007 finding is still valid. The amendment does not forgo
future opportunities to redevelop the property in the manner contemplated by the planned
development-- 13 single-family homes designed to complement the Elgin Historic District
—and gardens are inherently compatible with single-family homes should redevelopment
occur in phases.
PLANNED DEVELOPMENT DEPARTURES AND EXCEPTIONS
The 2007 planned development included departures for lot area, lot width,street setbacks,parking,
and size of driveways, among others, all of which were necessary to build the proposed single-
family residential development. The proposed amendment neither requires nor does it include any
new departures.
RECOMMENDATION
The Community Development Department and the Planning & Zoning Commission recommend
approval of Petition 14-19, subject to the following conditions:
1. Installation, use, and maintenance of community gardens shall be done in accordance with
the terms and conditions of a lease agreement with, or other similar written authorization
from, the City of Elgin.
2. Compliance with all applicable codes and ordinances.
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Recommendation & Findings of Fact
Petition 14-19
April 1, 2019
The vote of the Planning&Zoning Commission on the motion to recommend approval of Petition
14-19,subject to the conditions outlined by the Community Development Department,was six(6)
yes,zero (0)no, and zero (0)abstentions. All members were present.
Respectfully Submitted, •
s/Robert Siljestrom
Robert Siljestrom, Chairman
Planning&Zoning Commission
s/Damir Latinovic •
Damir Latinovic,AICP; Secretary
Planning&Zoning Commission
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m
O RB Residence Business •
OPRB Planned Residential Business V \
-NB Neighborhood Business
-PNB Planned Neighborhood Business RC3
-AB Area Business
-PAB Planned Area Business
-CC1 Center City 1
-CC2 Center City 2
-PCC Planned Center City
-ORI Office Research Industrial
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-PORI Planned Office Research Industrial ---
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-GI General Industrial
-PGI Planned General Industrial
-CI Commercial Industrial
I.CF Community Facility
IMPCF Planned Community Facility Cr
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EXHIBITS Zoning Map
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Map prepared by City of Elgin 0 55 110 220 330 440
Feet
Department of Community Development
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North St Subject Property
111 N. Channing St.
Petition 09-19
0613252011
(13
U
0613252013
0613252012
Division St
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EXHIBIT C Parcel Map N
City of Elgin 0 15 30 60 90 120
Department of Community Development Feet
EXHIBIT D
SITE LOCATION
111 N. Channing Street, 468 Division Street, and the
northern approximately 55 feet of 472 Division Street •
Petition 14-19
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Bird's eye view looking north
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Bird's eye view looking south 1
EXHIBIT D
SITE LOCATION
111 N. Channing Street, 468 Division Street, and the
northern approximately 55 feet of 472 Division Street
Petition 14-19
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Subject property looking northeast at the intersection of
Division Street and Channing Street
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Subject property looking northwest at the intersection of 2
Division Street and Botsford Place
EXHIBIT D
SITE LOCATION
111 N. Channing Street, 468 Division Street, and the
northern approximately 55 feet of 472 Division Street
Petition 14-19
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Botsford Place looking west
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Subject property looking east at the intersection of 3
Botsford Place and Channing Street