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HomeMy WebLinkAboutG19-26 Ordinance No. G19-26 AN ORDINANCE GRANTING A CONDITIONAL USE FOR A PLANNED DEVELOPMENT IN THE CI COMMERCIAL INDUSTRIAL DISTRICT AND ARC ARTERIAL ROAD CORRIDOR OVERLAY DISTRICT WITH CERTAIN DEPARTURES FROM THE ELGIN ZONING ORDINANCE (990 St. Charles Street) WHEREAS, written application has been made requesting conditional use approval for a planned development to construct a new approximately 2,000-square-foot light-industrial building with accessory parking, with certain departures from the Elgin zoning ordinance at 990 St. Charles Street; and WHEREAS, the zoning lot containing the premises at 990 St. Charles Street is legally described herein(the"Subject Property"); and WHEREAS, the Subject Property contains less than two (2) acres of land, and is located within the CI Commercial Industrial District and ARC Arterial Road Corridor Overlay District, and WHEREAS, a planned development on a zoning lot containing less than two (2) acres of land is listed as a conditional use within the CI Commercial Industrial District; and WHEREAS, the Planning and Zoning Commission conducted a public hearing concerning said application on May 4, 2026, 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 in their Findings of Fact; 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 CI Commercial Industrial 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 May 4, 2026, and the recommendations made by the Community Development Department and the Planning and Zoning Commission, a copy of which is attached hereto and made a part hereof by reference as Exhibit A. Section 2. That a conditional use for a planned development to construct a new approximately 2,000-square-foot light-industrial building with accessory parking with certain departures from the Elgin zoning ordinance is hereby granted for the property commonly known as 990 St. Charles Street, which is commonly identified by Kane County Property Index Numbers 06-25-200-003 and 06-25-200-059, and legally described as follows: PART OF THE WEST HALF OF THE NORTHEAST QUARTER OF SECTION 25, TOWNSHIP 41 NORTH, RANGE 8 EAST OF THE THIRD PRINCIPAL MERIDIAN, KANE COUNTY, ILLINOIS, DESCRIBED AS FOLLOWS: COMMENCING AT THE NORTHWEST CORNER OF THE EAST HALF OF SAID NORTHEAST QUARTER; THENCE SOUTH 88 DEGREES 54 MINUTES 10 SECONDS WEST, ON AN ASSUMED BEARING, 234.96 FEET ALONG THE NORTH LINE OF SAID SECTION 25 TO THE POINT OF BEGINNING; THENCE SOUTH 17 DEGREES 33 MINUTES 54 SECONDS WEST, 76.15 FEET TO THE NORTH LINE OF A PARCEL OF LAND DESCRIBED IN WARRANTY DEED NUMBER 97K069905, AND RECORDED OCTOBER 15, 1997; THENCE SOUTH 88 DEGREES 39 MINUTES 27 SECONDS WEST, 130.20 FEET, ALONG SAID NORTH LINE TO THE EAST LINE OF A PARCEL OF LAND DESCRIBED IN WARRANTY DEED 2011 K077036, AND RECORDED DECEMBER 12, 201; THENCE NORTH 3 DEGREES 45 MINUTES 22 SECONDS WEST, 72.79 FEET ALONG SAID EAST LINE TO THE SOUTH RIGHT OF WAY LINE OF HAMMOND AVENUE AND THE NORTH LINE OF SAID SECTION 25; THENCE NORTH 88 DEGREES 54 MINUTES 10 SECONDS EAST, 157.94 FEET ALONG SAID RIGHT OF WAY LINE AND THE NORTH LINE OF SAID SECTION TO THE POINT OF BEGINNING; (commonly known as 990 St. Charles 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 Advantage Property Holdings, LLC, as applicant and property owner, received December 10, 2025, and supporting documents including: a. Undated Statement of Purpose and Conformance, received May 1, 2026; 2 b. Plat of Survey,prepared by Hattendorf Land Surveying, P.C., dated April 15, 2026; c. Undated color elevations, received March 30, 2026, with such further revisions as required by the Community Development Director; d. Architectural plan set titled New One Story Building For: Advantage Property Holdings LLC 990 Saint Charles Street Elgin, Illinois 60120, prepared by Jakl Brandeis Architects Ltd., dated last revised April 23, 2026, with such further revisions as required by the Community Development Director; and e. Engineering plans for Advantage Plumbing 990 St Charles St Elgin, Illinois, prepared by Scheflow Engineers, dated last revised May 1, 2026, with such further revisions as required by the City Engineer. 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 the proposed building with the minimum building street yard setback of 13.24 feet from the north property line, and 21 feet from the east property line (or minimum three feet from the right-of-way easement line along St. Charles Street). 3. A departure is hereby granted to allow the construction of the proposed parking lot with the minimum vehicle use area interior yard setback of three feet from the west interior lot line, and four feet from the south interior property line. 4. Outdoor storage of any equipment and materials is prohibited. 5. The owner of the Subject Property agrees to cooperate with the City of Elgin and the Illinois Department of Transportation(IDOT), as necessary, and will not unreasonably withhold required approvals and/or authorizations to allow the City and/or IDOT to construct any public utility and roadway infrastructure improvements, including but not limited to roadway widening, the construction of a public sidewalk, and construction of public utilities along St. Charles Street. Such cooperation shall include but not be limited to: upon written request by the City of Elgin or IDOT, the owner of the Subject Property will dedicate the reasonable and necessary amount of land area along the west side of St. Charles Street for public utility easement and/or right-of-way purposes plus a temporary construction easement outside of the dedicated public utility easement and/or right-of-way as may be reasonably necessary to allow for the construction of any such public utilities or roadway infrastructure improvements. 6. Compliance with all applicable codes and ordinances. 3 Section 4. That this ordinance shall be in full force and effect upon its passage in the manner provided by law. 4141 David J. Kapta. , ay r Presented: June 24, 2026 Passed: June 24, 2026 Omnibus Vote: Yeas: 9 Nays: 0 • Recorded: June 24, 2026 % rium Published: June 24, 2026 ` ,� At es AZZ/14.4\ 'mberly Dewis, Ci 'lerk 4 FINDINGS OF FACT PETITION 49-25 990 St. Charles Street May 4, 2026 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 49-26, an application by Advantage Property Holdings LLC, as applicant and property owner, requesting approval of a planned development as a conditional use with departures from the Elgin Municipal Code requirements for the building street yard setback and the vehicle use area interior yard setback to construct a new, approximately 2,000-square-foot, one-story, light-industrial building with accessory parking for a property management company at the property commonly referred to as 990 St. Charles Street. GENERAL INFORMATION Petition Number: 49-25 Property Location: 990 St. Charles Street Requested Action: Planned development as a conditional use Current Zoning: CI Commercial Industrial District ARC Arterial Road Corridor Overlay District Proposed Zoning: No change. CI Commercial Industrial District and ARC Arterial Road Corridor Overlay District Existing Use: Vacant commercial tenant space Proposed Use: New building for services to dwellings and other buildings Applicant: Advantage Property Holdings LLC Owner Advantage Property Holdings LLC Recommendation& Findings of Fact Petition 49-25 May 4,2026 Staff Coordinator: Damir Latinovic,AICP, Senior Planner Exhibits Attached: A. Aerial B. Zoning Map C. Parcel Map D. Site Location E. Development Application and Attachments F. Draft Ordinance BACKGROUND Advantage Property Holdings LLC, as applicant and property owner, is requesting approval of a planned development as a conditional use with departures from the Elgin Municipal Code requirements for the building street yard setback and the vehicle use area interior yard setback to construct a new, approximately 2,000-square-foot, one-story, light-industrial building with accessory parking for a property management company at the property commonly referred to as 990 St. Charles Street. The 10,431-square-foot property is located at the southwest corner of St. Charles Street and Hammond Avenue in the southeast part of the City. The property is zoned CI Commercial Industrial District and is part of ARC Arterial Road Corridor Overlay District due to its frontage along St. Charles, an arterial road. The property is improved with a single-family residence that has most recently been used for commercial purposes, but is currently vacant. The access to the property is from Hammond Avenue.The property is owned by Advantage Property Holdings LLC, which also owns the property adjacent to the south that is home to plumbing and HVAC contractor Advantage Plumbing, Heating and Air Conditioning. The property adjacent to the west is zoned CI Commercial Industrial District and is improved with a one-story light-industrial building home to a water treatment supplier. The property adjacent to the south is zoned CI Commercial Industrial District and is improved with a one-story light- industrial building home to a plumbing and HVAC contractor. The property to the north across Hammond Avenue and the property to the east across St. Charles Street are zoned RC3 Residence Conservation District and are improved with single-family homes. -2- Recommendation & Findings of Fact Petition 49-25 May 4, 2026 T. 9511111 DV ��' ] I 1-ffi Ii *r* „Dm COMM a► • u "'7 r r/ • 1 1 g' AAP.' CO9N11NIr 7 9u uMlt 1 - ,}rt •4 -1‘• 9, i ' •9N f C. • C ri y mr I 910 UMI7 NI AN "4‘.., ..sci _ (�, (� 41 •))) dr''4 ; :p• ., • ' ' r-, vI 1 I. .i, .1. }� /. ,� `N. 9e1� 976 UWrl 1 r ail 1" p rt ana_ • R 'i -- . ...._ 1 .Q PI 0111.11,, 1 C. I l lit 41. Ir0 l.- 570 1 /50 /■ ''•�� --.. � — e sitil41 506 1 ' 570 .._ , . • !i Orli ::. Any,.:, 1]J , 1 ,,, I 1 GD !_ • •'. , ..I... :wt Ti9 - A a I It, r, sill,ect f'rl i r.y is, . ; I 1 v.A ,• 7 1 IL Figure 1.Site area map with zoning overlay Proposal The applicant is proposing to construct a new 2,082-square-foot light-industrial warehouse building with accessory parking lot at 990 St. Charles Street. The existing single-family home and its vehicle use area would be removed. Advantage Property Holdings, LLC is also the owner of the property adjacent to the south, home to the plumbing and HVAC contractor Advantage Plumbing, Heating and Air Conditioning. The new building, however, will function as a separate property for the company's commercial property management services business. The new building would include a 256-square-foot office space, restrooms, and an approximately 1,619-square-foot warehouse with two overhead garage doors. The office would be used for company's administrative functions, while the small warehouse would be used for storage and preparation of tools and materials for off-site use. All business activities would be conducted during normal business hours from 8 a.m.to 5 p.m. Monday through Friday with 4-5 employees. The applicant is not proposing any outdoor storage of any equipment or materials, and none would be permitted. -3 - Recommendation & Findings of Fact Petition 49-25 May 4,2026 _ _ _ The building is appropriately situated E. I Z� I� along St. Charles Street with a small <° i ® _ I parking lot in rear (west) of the ,t: :a -I$ , I building.The access to the parking lot is proposed from Hammond Avenue with a full-access driveway that is ��� I located in the same general location as IL. the existing access driveway for the it single-family residence. The exterior of the building is well designed with a historic warehouse appearance. The Iexterior materials include full brick masonry and a sloping metal roof. _ II ~_ _ I Other site improvements include the I `e 0 I construction of a new public sidewalk along Hammon Avenue, which will be on private property within a public CI I sidewalk easement, a new six-foot- ' high masonry enclosure for the refuse TB,•F BASIN II collection area, and extensive II 000 II` landscaping around the perimeter of ^— = _ the parking lot and the building, I I I I I including three new Maple trees. Due Figure 2.Proposed floor plan to the sloping roof structure, the air conditioning equipment would be located on the ground south of the building. Zoning Consideration The proposed 2,000-square-foot building is required to provide one parking space per 1,000 square feet of floor area, or one parking space per 1.5 employees, whichever is greater. With up to five employees, the facility is required to have three parking spaces. The proposed development includes a parking lot with four parking spaces, which exceeds the zoning ordinance parking requirement. The proposed development requires two departures from the site design requirements of the zoning ordinance. The requested departures are listed in Table 1 below and are further described in Planned Development Departures and Exceptions section of this staff report also further below. -4- Recommendation & Findings of Fact Petition 49-25 May 4, 2026 Table 1. Detail of the Departures for 990 St.Charles Street Requirement Proposal 13.24 ft. from North Property Line Building street yard 21.37 ft. from East Property Line setback 25 ft. (aprox. 3-14.71 ft from right-of-way _ easement line) _ Vehicle use area 3 ft. from the west property line interior yard setback 6 ft' 4.29 ft. from the south property line HAMMOND AVE ,7 i litct , .,/ w 1 C-t — A +' 'r 6t95F ) t ii' n� ,11 �/U,�� �J T/Sc714.00 ' .4/ i c`:� Pfl 06•.75 200-.MSS h++ ♦t4" • , ... S e Jii a. ;f_l i''':,,�`' s ' / ,No'. Figure 4.Proposed landscape plan Environmental Sustainability Consideration The subject property is improved with an existing single-family home and a small surface parking lot. The applicant will demolish the existing improvements and construct the new building and accessory parking lot that will result in only 3,470 square feet of new impervious surface.As such, stormwater detention is not required, but the development will comply in all other ways with the requirements of the stormwater ordinance. Extensive landscaping will be installed around the perimeter of the parking lot and the building including three new Maple trees. The property is considered an infill location. Its redevelopment does not require the extension of sewer and/or water mains. Other city services, such as police and fire, will not be -5- Recommendation& Findings of Fact Petition 49-25 May 4,2026 disproportionately burdened as could be the case with greenfield development. The Community Development Department offers the following additional information: A. Property History. The subject property was annexed to the City in 1958. Upon annexation, the property was zoned E Commercial District. In 1962, the property was rezoned to B3 Service Business District. In 1992, the property was rezoned to CI Commercial Industrial 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. The existing single-family home on the property was constructed circa 1900.The building has been vacant for approximately four years and is in disrepair with a foundation that is structurally compromised. B. Surrounding Land Use and Zoning. The property adjacent to the west is zoned CI Commercial Industrial District and is improved with a one-story light-industrial building home to a water treatment supplier. The property adjacent to the south is zoned CI Commercial Industrial District and is improved with a one-story light-industrial building home to a plumbing and HVAC contractor. The property to the north across Hammond Avenue and the property to the east across St. Charles Street are zoned RC3 Residence Conservation District and are improved with single-family homes. C. Comprehensive Plan. The subject property is designated as Light Industrial by the City's 2018 Comprehensive Plan. This land use includes light industrial uses and business parks consisting of a range of uses, such as research and development, light distribution and warehousing, light manufacturing, and service and consumer-oriented businesses. The scale and intensity of these uses should vary based on context and respect the scale and character of nearby housing when located near a residential area. When adjacent to commercial districts or residential neighborhoods, buffering and screening should be in place to appropriately mitigate potential negative impacts and nuisances. Generally speaking, light industrial uses and activities are conducted entirely indoors and area relatively low in intensity with limited impact on adjacent properties. D. Zoning District.The purpose of the CI Commercial Industrial District is to provide for an existing pattern of development in which certain commercial uses and industrial uses have located together.The land uses provided for within the CI zoning district are also provided for within other zoning districts, which in general are more in keeping with the purpose and intent of this title,and the goals,objectives and policies of the official comprehensive plan. E. Trend of Development. The subject property is located in the southeast part of the City south of US Route 20. Some properties in the area have been developed prior to 1900 due -6- Recommendation & Findings of Fact Petition 49-25 May 4,2026 to their proximity to Fox River rand the railroad,which ran along the river.Other properties in the area were developed after World War II.The area includes a mix of old,small-scale light-industrial buildings and warehouses built close to the front property lines and single- family homes. The properties around the intersection of Bluff City Boulevard and St. Charles Street have developed with commercial service uses, including a gas station with a McDonalds restaurant and other retail uses. There has been no new development in the area in recent years. Staff anticipates the area west of St. Charles Street and south of US Route 20 will continue to be home to small-scale light-industrial developments and uses, while the area east of St. Charles Street will likely remain a single-family residential neighborhood. FINDINGS After due notice as required by law, the Planning & Zoning Commission conducted a public hearing in consideration of Petition 49-25 on May 4,2026. 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 May 4,2026. The Community Development Department and the Planning & Zoning Commission have made the following findings regarding this application against the standards for planned developments outlined within § 19.60.040, and standards for conditional uses outlined within § 19.65.030: STANDARDS FOR PLANNED DEVELOPMENTS A. 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 10,431-square-foot property is improved with a single-family residence and a small gravel vehicle use area. The applicant proposes to demolish the existing building and construct a new 2,000-square-foot warehouse with a small parking lot with four parking spaces. As part of the proposed development, the applicant will install new landscaping throughout the site including three new Maple trees. No existing site features including topography, watercourses, vegetation, and property improvements exist that would have a negative impact on the proposed building and site improvements. 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 -7- Recommendation & Findings of Fact Petition 49-25 May 4,2026 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. As part of the proposed building,the applicant will disconnect and abandon the existing utilities for the single-family residence,and construct new water and sewer utility connections for the new building.The existing infrastructure facilities can adequately serve the proposed building. The applicant is not proposing a new stormwater detention, and none is required as the proposed development will result in only approximately 3,470 square feet of new impervious area. The proposed development will comply in all other ways with the requirements of the stormwater ordinance. C. Traffic and Parking Standard. The suitability of the subject property for the planned development with respect to the provision ofsafe 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 includes an existing vehicle use area with one full-access driveway to Hammond Avenue. The proposed development would also have the same type of full-access driveway to Hammond Avenue in approximately the same location as the existing vehicle use area. No access is proposed to St. Charles Street. The proposed 2,000-square foot warehouse with 4-5 employees and four parking spaces is not expected to generate significant amount of traffic. In fact, the anticipated traffic to be generated by the proposed development is expected to be very similar to the existing single- family residence,when it was fully occupied with a residential use. As such,the proposed development will not have any negative effect on the existing traffic pattern in the neighborhood. - 8- Recommendation & Findings of Fact Petition 49-25 May 4, 2026 The proposed 2,000-square-foot building is required to provide one parking space per 1,000 square feet of floor area, or one parking space per 1.5 employees, whichever is greater. With up to five employees, the facility is required to have three parking spaces. The proposed development includes a parking lot with four parking spaces,which exceeds the zoning ordinance parking requirement. D. Zoning History Standard. The suitability of the subject property for the planned development with respect to the length of time the property has remained undeveloped or unused in its current zoning district. Findings. The property is suitable for the intended planned development with respect to the length of time the property has remained undeveloped or unused in its current zoning district. The subject property was annexed to the City in 1958. Upon annexation, the property was zoned E Commercial District. In 1962, the property was rezoned to B3 Service Business District. In 1992, the property was rezoned to CI Commercial Industrial 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. The existing single-family home on the property was constructed circa 1900.The building has been vacant for approximately four years and is in disrepair with a foundation that is structurally compromised. E. Surrounding Land Use and Zoning Standard. The suitability of the subject property for the planned development with respect to consistency and compatibility with surrounding land use and zoning. Findings. The property is suitable for the intended planned development with respect to consistency and compatibility with surrounding land uses and zoning. The property adjacent to the west is zoned CI Commercial Industrial District and is improved with a one- story light-industrial building home to a water treatment supplier.The property adjacent to the south is zoned CI Commercial Industrial District and is improved with a one-story light- industrial building home to a plumbing and HVAC contractor. The property to the north across Hammond Avenue and the property to the east across St. Charles Street are zoned RC3 Residence Conservation District and are improved with single-family homes. F. Trend of Development Standard. The suitability of the subject property for the planned development with respect to consistency with an existing pattern of development or an identifiable trend of development in the area. Findings.The subject property is suited for the intended planned development with respect to consistency with an existing pattern of development or an identifiable trend of development in the area. The subject property is located in the southeast part of the City south of US Route 20. Some properties in the area have been developed prior to 1900 due -9- Recommendation & Findings of Fact Petition 49-25 May 4, 2026 to their proximity to Fox River and the railroad,which ran along the river. Other properties in the area were developed after World War II. The area includes a mix of old, small-scale light-industrial buildings and warehouses built close to the front property lines and single- family homes. The house at 990 St. Charles is the last one on this side of Hammond Avenue, between St. Charles and Grace Street. The properties around the intersection of Bluff City Boulevard and St. Charles Street have developed with commercial service uses, including a gas station with a McDonalds restaurant and other retail uses. There has been no new development in the area in recent years.Staff anticipates the area west of St.Charles Street and south of US Route 20 will continue to be home to small-scale light-industrial developments and uses,while the area east of St. Charles Street will likely remain a single- family residential neighborhood. 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 Light Industrial by the City's 2018 Comprehensive Plan. This land use includes light industrial uses and business parks consisting of a range of uses, such as research and development, light distribution and warehousing, light manufacturing, and service and consumer-oriented businesses. The scale and intensity of these uses should vary based on context and respect the scale and character of nearby housing when located near a residential area. When adjacent to commercial districts or residential neighborhoods, buffering and screening should be in place to appropriately mitigate potential negative impacts and nuisances. Generally speaking, light industrial uses and activities are conducted entirely indoors and area relatively low in intensity with limited impact on adjacent properties. 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. - 10- Recommendation & Findings of Fact Petition 49-25 May 4,2026 Findings. The subject property is suitable for the intended conditional use for a planned development with respect to the provision for the purpose and intent of planned developments and with respect to the provisions of section 19.65.010 of the zoning ordinance. The applicant is proposing a planned development as a conditional use to allow for two departures from the requirements of the zoning ordinance. Following the proposed land division, the resulting 1.05-acre church property is less than two acres, which is necessary to establish a Planned Development District. The proposed conditional use for a planned development would allow for the approval of two departures from the zoning ordinance and construction of a new building on the property,which will not only improve this property,but also enhance the area. The building is well designed,well situated along St. Charles Street with a small parking lot in rear of the building with access from Hamond Avenue. The applicant will install a new public sidewalk along Hammond Avenue and extensive landscaping throughout the property, all of which will have a positive impact on the surrounding properties. J. Natural Preservation Standard. The suitability of the subject property for the intended planned development with respect to the preservation of all significant natural features including topography, watercourses, wetlands, and vegetation. Findings. The subject property is suitable for the intended planned development with respect to the preservation of all significant natural features including topography, watercourses, wetlands, and vegetation. The subject property is improved with a single- family residence and a small gravel vehicle use area. The applicant proposes to demolish the existing building and construct a new 2,000-square-foot warehouse with a small parking lot. Extensive landscaping will be installed around the perimeter of the new building and the parking lot,including three new Maple trees. 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 hours of operation from 8 a.m. to 5 p.m. Monday to Friday are similar to those of other surrounding businesses along in the area. The applicant is not proposing any outdoor storage and none would be permitted. All business activities and storage would take place on the interior of the building The proposed development meets its parking requirement. As such, the proposed development will not have any negative effect on the surrounding uses. PLANNED DEVELOPMENT DEPARTURES AND EXCEPTIONS - Il - Recommendation& Findings of Fact Petition 49-25 May 4,2026 The applicant is requesting the following departures from the requirements of the zoning ordinance: 1. Section 19.40.435, "Site Design". The minimum required building street yard setback is 25 feet.The applicant is proposing to construct the new building with a 13.24-foot building setback from the north street lot line,and 21.37-foot building setback from the east property line(3.16-14.71-foot building setback from the right-of-way easement line for St. Charles Street). 2. Section 19.40.435, "Site Design". The minimum required vehicle use area interior yard setback is six feet.The applicant is proposing to construct the parking lot with a three-foot setback from the west property line and 4.29 feet from the south property line. Staff finds the proposed departures are necessary and appropriate for a desirable infill development. The property is an existing non-conforming lot with only 10,431 square feet in area, which is approximately one half of the minimum lot size in the CI Commercial Industrial District. In addition,the property is a corner lot subject to two street yard setbacks from St. Charles Street and Hammond Avenue. The proposed 2,000-square-foot building is minimal in size with a small parking lot with four parking spaces necessary building operations. Because St. Charles Street runs at an angle,the building setback from the east property line along St. Charles Street ranges from 21.37 feet to 38.01 feet(or 3.16 feet to 14.71 feet from the right-of- way easement line).The building cannot be moved further to the east.Therefore,the small parking lot in rear of the building does not meet the required vehicle use area setback of six feet from the west property line. Similarly, the property is only 72.8 feet wide north-south. This allows for an approximately 13- foot setback of the vehicle use area from the north property line that generally lines up with the building, but therefore the parking lot does not meet the required six-foot setback from the south property line. Still, the proposed vehicle use area setbacks from the west and south property lines will allow adequate space for a row of shrubs to properly screen the parking lot from adjacent properties. The building is appropriately situated along St. Charles Street with the parking lot in rear of the building and with access from Hammond Avenue. In addition,the building's elevations reflecting a historic warehouse design with full masonry exterior and metal roof will have a positive effect on the surrounding properties. - 12- Recommendation & Findings of Fact Petition 49-25 May 4, 2026 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 10,431-square-foot property is improved with a single-family residence and a small gravel vehicle use area. The applicant proposes to demolish the existing building and construct a new 2,000-square-foot warehouse with a small parking lot with four parking spaces.As part of the proposed development,the applicant will install new landscaping throughout the site including three new Maple trees. No existing site features including topography,watercourses,vegetation,and property improvements exist that would have a negative impact on the proposed building and site improvements. 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. As part of the proposed building, the applicant will disconnect and abandon the existing utilities for the single-family residence, and construct new water and sewer utility connections for the new building.The existing infrastructure facilities can adequately serve the proposed building. The applicant is not proposing a new stormwater detention, and none is required as the proposed development will result in only approximately 3,470 square feet of new impervious area. The proposed development will comply in all other ways with the requirements of the stormwater ordinance. C. Traffic and Parking Standard. The suitability of the subject property for the intended conditional use with respect to the provision of safe and efficient on-site and off-site vehicular circulation designed to minimize traffic congestion. Findings. The subject property is suitable for the intended conditional use with respect to the provision of safe and efficient on-site and off-site vehicular circulation designed to minimize traffic congestion. The property includes an existing vehicle use area with one full-access driveway to Hammond Avenue. The proposed development would also have the same type of full-access driveway to Hammond Avenue in approximately the same location as the existing vehicle use area. No access is proposed to St. Charles Street. The proposed 2,000-square foot warehouse with 4-5 employees and four parking spaces is not - 13 - Recommendation& Findings of Fact Petition 49-25 May 4,2026 expected to generate significant amount of traffic. In fact, the anticipated traffic to be generated by the proposed development is expected to be very similar to the existing single- family residence,when it was fully occupied with a residential use. As such,the proposed development will not have any negative effect on the existing traffic pattern in the neighborhood. The proposed 2,000-square-foot building is required to provide one parking space per 1,000 square feet of floor area, or one parking space per 1.5 employees, whichever is greater. With up to five employees, the facility is required to have three parking spaces. The proposed development includes a parking lot with four parking spaces,which exceeds the zoning ordinance parking requirement. 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 construct a new 2000-square-foot building with a small parking lot in the rear.The building would include a small office and approximately 1,619- square foot warehouse with two overhead garage doors for a property maintenance company. All business activities and storage would be conducted on the interior of the building during normal business hours from 8 a.m.to 5 p.m.Monday to Friday.The facility would be closed on weekends and holidays.No outdoor storage is proposed nor permitted. The proposed development includes the construction of a new public sidewalk along Hammond Avenue, new fully enclosed refuse collection area, and extensive landscaping around the perimeter of the building and parking lot. The proposed development will not have any negative impact on the surrounding properties. E. Historic Preservation Standard. Where applicable, the conditional use shall make possible an efficient contemporary use of or a compatible improvement to a designated landmark or property located in a designated historic district while preserving those portions and features of the property which are significant to its historic, architectural, and cultural values to an historic preservation plan. Findings. This standard is not applicable. The subject property is neither designated as a local historic landmark nor is it located within a locally designated historic district. Notwithstanding, the house at 990 St. Charles is the last one on this side of Hammond Avenue,between St.Charles and Grace Street.The property is zoned commercial industrial and the 2018 Comprehensive Plan identifies the future land use here as Light Industrial. - 14- Recommendation & Findings of Fact Petition 49-25 May 4,2026 RECOMMENDATION The Community Development Department and the Planning & Zoning Commission recommend approval of Petition 49-25, subject to the following conditions: 1. Substantial conformance to the Development Application submitted by Advantage Property Holdings, LLC, as applicant and property owner, received December 10, 2025, and supporting documents including: a. Statement of Purpose and Conformance for New Commercial Building at 990 St. Charles Street,Elgin,IL 60120,submitted via email from Joshua Mullins on December 10,2025; b. Plat of Survey,prepared by Hattendorf Land Surveying, P.C., dated April 15,2026; c. Undated color elevations, received March 30, 2026, with such further revisions as required by the Community Development Director; d. Architectural plan set titled New One Story Building For: Advantage Property Holdings LLC 990 Saint Charles Street Elgin,Illinois 60120,prepared by Jakl Brandeis Architects Ltd., dated last revised April 23, 2026, with such further revisions as required by the Community Development Director; and e. Engineering plans for Advantage Plumbing 990 St Charles St Elgin,Illinois,prepared by Scheflow Engineers, dated last revised April 21, 2026, with such further revisions as required by the City Engineer. 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 the proposed building with the minimum building street yard setback of 13.24 feet from the north property line, and 21 feet from the east property line(or minimum three feet from the right-of-way easement line along St. Charles Street). 3. A departure is hereby granted to allow the construction of the proposed parking lot with the minimum vehicle use area interior yard setback of three feet from the west interior lot line, and four feet from the south interior property line. 4. Outdoor storage of any equipment and materials is prohibited. 5. The owner of the Subject Property agrees to cooperate with the City of Elgin and the Illinois Department of Transportation (IDOT), as necessary, and will not unreasonably withhold required approvals and/or authorizations to allow the City and/or IDOT to construct any - 15 - Recommendation & Findings of Fact Petition 49-25 May 4, 2026 public utility and roadway infrastructure improvements, including but not limited to roadway widening, the construction of a public sidewalk, and construction of public utilities along St. Charles Street. Such cooperation shall include but not be limited to: upon written request by the City of Elgin or IDOT, the owner of the Subject Property will dedicate the reasonable and necessary amount of land area along the west side of St. Charles Street for public utility easement and/or right-of-way purposes plus a temporary construction easement outside of the dedicated public utility easement and/or right-of-way as may be reasonably necessary to allow for the construction of any such public utilities or roadway infrastructure improvements. 6. 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 seven (7) yes,zero (0) no, and zero(0)abstentions. All members were present. Respectfully Submitted, s/Jordan Wildermuth Jordan Wildermuth, Chairman Planning&Zoning Commission s/Damir Latinovic Damir Latinovic,AICP; Secretary Planning& Zoning Commission - 16- T1.0 j , v. ,,, • . ` T ,;,•j; a • / i : . I ilt i jiii , iil . i '''y • ..a IL25 M Subject Property b �,; Petition #49-25 Hammond Ave �j1 4:1" ... / er ‘a A --. t - • a f �. 4. r..% r. -.t , ; y , 1 ii.„. . , , . . . ..._.....,_..._ ..„„. , ..-.:- --� alp wv. • a f' Sl 1 • ,..f. •? AP R4., „�` j at* 1 , r I L 25 i ' Is. � Ir- - ' . 1 i . • frig -__, ' r slim& -. 7. -; • 1 / li 0Z. 4"P'0 rillillit , I /hp EXHIBIT A N Aerial / Location Map A /, 0 50 100 ELGIN I 1 Feet • IL 25 I Elgin Ave :11111111.111TIToning1 QRC1 -RESIDENCE CONSERVATION 1 ElRC2-RESIDENCE CONSERVATION 2 i RC3-RESIDENCE CONSERVATION 3 El PRC-PLANNED RESIDENCE CONSERVATION aSFR1 -SINGLE FAMILY RESIDENCE 1 SFR2-SINGLE FAMILY RESIDENCE 2 NB .1 aPSFR1 -PLANNED SINGLE FAMILY RESIDENCE 1 1� IL 25 aPSFR2-PLANNED SINGLE FAMILY RESIDENCE 2 ElTFR-TWO FAMILY RESIDENCE EDPTFR-PLANNED TWO FAMILY RESIDENCE l H H ElMFR-MULTIPLE FAMILY RESIDENCE II RC3 a PMFR-PLANNED MULTIPLE FAMILY RESIDENCE I I -c i u ElRB-RESIDENCE BUSINESS 1 h EjPRB-PLANNED RESIDENCE BUSINESS L__ PNB-PLANNED NEIGHBORHOOD BUSINESS g Hammond Ave aNB-NEIGHBORHOOD BUSINESS -AB-AREA BUSINESS - PAB-PLANNED AREA BUSINESS EllCC1 -CENTER CITY 1 I. CC2-CENTER CITY 2 Subject Property - PCC-PLANNED CENTER CITY Petition#49-25 - PCC2-PLANNED CENTER CITY 2 12 ORI-OFFICE RESEARCH INDUSTRIAL IL 25 / ElPORI-PLANNED OFFICE RESEARCH INDUSTRIAL [.____ - GI-GENERAL INDUSTRIAL . PGI-PLANNED GENERAL INDUSTRIAL /EllCI-COMMERCIAL INDUSTRIAL ! - CF-COMMUNITY FACILITY 111 - PCF-PLANNED COMMUNITY FACILITY EXHIBIT B N Zoning Map A !' 0 100 200 I • I ELGIN Feet THE CRY IN THE SUBURBS 1 • i eu IL 25 N W f 4a CO) h Hammond Ave aJ 7-- to ,C Hammond Ave Li h 0625200003 Subject Property Petition #49-25 J all IL 25 hilliblik... EXHIBIT C N Parcel Map A , F, 0 100 200 ELGIN i Feet EXHIBIT D SITE LOCATION 990 St. Charles Street Petition 49-25 I — _ N-,,,,—wiir, iN0 .10 )_ 4i. IIIP , �� 1111. a II IIv I i`k' r Sub ect propertyA r • c w .� 41 - a , l 1• 6. I ti !1 and Avenue ., _ ` _ it- /4 '.:kik, '.. - ' ' -) 1 .-.."'...(-:°‘..; 1 _� h� ` t, , . , "o •ate • XI Bird's eye view looking north T.. wINI Sub ••ro•ertt " I -j t-iv-'"'" 7 1 -. I. a ., 111' 1 "r . • AO I. Pam' + Saint Charles Street(IL t ..,.� Mb• • , - ' * t,.,4..„ Bird's eye view looking west EXHIBIT D SITE LOCATION 990 St. Charles Street Petition 49-25 _� _ > -•r �4.: • • .., • 1 ' ill . r . .,,,arrsili., _ - .... .. 1,....._ .. ........., , . 4, i ..• if ' . V in OW 4111.- --- _ itit 0 -lisr . _ __ ____ --a..or - wr�._s ,.ate- -- Street view of the subject property illIVIIMIF-- . 1.•-."A Iti ; ' __ ----- ' �; /` t1 4, _ - I ` ter_ _ View of the property from Hammond Avenue