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HomeMy WebLinkAboutG25-26 Ordinance No. G25-26 AN ORDINANCE GRANTING A CONDITIONAL USE FOR A PLANNED DEVELOPMENT IN THE RC2 RESIDENCE CONSERVATION DISTRICT WITH CERTAIN DEPARTURES FROM THE ELGIN ZONING ORDINANCE (1056 Logan Avenue and 389 Congdon Avenue) WHEREAS, written application has been made requesting conditional use approval for a planned development to divide the existing zoning lot into two buildable zoning lots for the construction of a second single-family home on the property currently known as 1056 Logan Avenue; and WHEREAS, the existing zoning lot containing the premises at 1056 Logan Avenue is legally described herein (the"Subject Property"); and WHEREAS, the proposed division of the Subject Property would result in the establishment of two buildable zoning lots,of which the eastern lot would be known as 1056 Logan Avenue and would contain the existing home and detached garage, and the western lot would be known as 389 Congdon Avenue where the second single-family home with an attached garage would be constructed; and WHEREAS, the Subject Property contains less than two (2) acres of land. and is located within the RC2 Residence Conservation 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 RC2 Residence Conservation District; and WHEREAS,the Planning and Zoning Commission conducted a public hearing concerning said application on July 6,2026, 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 RC2 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 July 6, 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 divide an existing property into two buildable zoning lots for the construction of a second single-family home on the property currently known as 1056 Logan Avenue with certain departures from the Elgin zoning ordinance is hereby granted for the property commonly known as 1056 Logan Avenue, which commonly identified by Kane County Property Index Numbers 06-12-133-015 and 06-12-133- 016, legally described as follows: PARCEL 1: THE WEST 75 FEET OF LOT 11 IN BLOCK 2 OF GROTE AND CHURCH'S SECOND ADDITION TO ELGIN, BEING A SUBDIVISION OF BLOCKS 8 AND 9 AND PART OF BLOCKS 6 AND 7 OF CONGDON'S SECOND ADDITION TO ELGIN, IN THE CITY OF ELGIN, KANE COUNTY, ILLINOIS; PARCEL 2 LOT 11 (EXCEPT THE WEST 75 FEET THEREOF) IN BLOCK 11 OF GROTE AND CHURCH'S SECOND ADDITION TO ELGIN,BEING A SUBDIVISION OF BLOCKS 8 AND 9 AND PART OF BLOCKS 6 AND 7 OF CONGDON'S SECOND ADDITION TO ELGIN, IN THE CITY OF ELGIN, KANE COUNTY, ILLINOIS; (commonly known as 1056 Logan Avenue). 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 Catherine Fournier, as applicant, and Nicasio Ramirez, as property owner received April 21, 2026,and supporting documents including: a. Undated Conditional Use Statement of Purpose and Conformance received April 16, 2026; b. Plat of survey,prepared by Luco Surveying,dated October 11, 2019; 2 c. Plat of Survey of the proposed East Lot, prepared by Dale Floyd Land Surveying L.L.C., dated April 14, 2026, with such further revisions as required by the Community Development Director; d. Plat of Survey of the proposed West Lot, prepared by Dale Floyd Land Surveying L.L.C., dated April 14, 2026, with such further revisions as required by the Community Development Director; and e. Three-page architectural plan set titled Fournier Residence T.B.D. Congdon Ave. Elgin,IL,prepared by BDS Architecture LLC,dated June 2,2026,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 allow the establishment of two separate and distinct buildable zoning lots on the Subject Property. The minimum lot area for the proposed west lot, to be commonly known as 389 Congdon Avenue, shall be 5,499 square feet. 3. A departure is hereby granted to allow the construction of the proposed single-family home on the west lot to be known as 389 Congdon Avenue with the minimum building street yard setback of 20 feet. 4. Compliance with all applicable codes and ordinances. Section 4. That this ordinance shall be in full force and effect upon its passage in the manner provided by law. David J. K ptain, ayor Presented: August 26, 2026 Passed: August 26, 2026 Omnibus Vote: Yeas: 9 Nays: 0 Recorded: August 26, 2026 Published: August 26, 2026 • imberly D wis, C' y Clerk 3 EXHIBIT A July 6,2026 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 09-26, an application by Catherine Fournier,as applicant, and Nicasio Ramirez, as property owner, requesting approval of a planned development as a conditional use with departures from the Elgin Municipal Code requirements for the minimum lot area, building street yard setback, and any other departures as may necessary or desirable,to establish a new buildable lot for the construction of a second single- family home at the property commonly referred to as 1056 Logan Avenue. GENERAL INFORMATION Petition Number: 09-26 Property Location: 1056 Logan Avenue Requested Action: Planned development as a conditional use Current Zoning: RC2 Residence Conservation District Proposed Zoning: No change. RC2 Residence Conservation District Existing Use: Single-family home Proposed Use: No change. Single-family home Applicant: Catherine Fournier Owner Nicasio Ramirez Staff Coordinator: Damir Latinovic,AICP. Senior Planner Recommendation & Findings of Fact Petition 09-26 July 6,2026 Exhibits Attached: A. Aerial B. Zoning Map C. Parcel Map D. Site Location E. Development Application and Attachments F. Draft Ordinance BACKGROUND Catherine Fournier,as applicant,and Nicasio Ramirez,as property owner,are requesting approval of a planned development as a conditional use with departures from the Elgin Municipal Code requirements for the minimum lot area, building street yard setback, and any other departures as may necessary or desirable,to establish a new buildable lot for the construction of a second single- family home at the property commonly referred to as 1056 Logan Avenue. The subject property is a 12,198-square-foot lot, approximately 75 feet wide by 164 feet deep, located at the southwest corner of Logan and Congdon Avenues. The property, zoned RC2 Residence Conservation District, is improved with a two-story home which faces Logan Avenue with approximately 2,273 square feet of floor area.The property,which consists of two tax parcels (P1Ns), includes a one-car detached garage with an access driveway to Logan Avenue. -2 - Recommendation & Findings of Fact Petition 09-26 July 6, 2026 All surrounding properties are zoned RC2 Residence Conservation District and improved with single-family homes with attached or detached garages. 1 4 P r 1 . 1 �, "+ ` ems. r r 1 '.\ _ - - I .1 .A ..wed•.. -alq/ —r- -.4r----4 t - . ,, _ - - lir.: • f---=/ _ ! ' I a - rirr---)1 .4-, ,, r A-- i . ._ 4% ______,....1- -- gr__Iir. , 1 i 5. . , t., . .. r 4 CP L mrwrie-,.ri, r wig Figure 1 Site area map with zoning overlay Proposal The applicant is proposing to divide the existing property to create a second buildable lot for the construction of a new single-family home. The subject property is a typical corner lot with 12,198 square feet in area in an established single- family neighborhood on the northeast side of Elgin. The applicant is proposing to divide the property into two lots. The east lot would be 6,699 square feet in area and would contain the existing home and the existing one-car garage facing Logan Avenue. The rear yard behind the existing home would become the new west lot with 5,499 square feet in area facing Congdon Avenue.The new lot would be known as 389 Congdon Avenue.The applicant is under contract to purchase the west lot and construct a new home on the west lot as a residence for herself. The existing home on the east lot is a rental property and would remain as is with no proposed changes. -3 - Recommendation & Findings of Fact Petition 09-26 July 6, 2026 CONGDON AVENUE — a 3705'35"W 74.00'MEA S 89'0531V W 89bT t4 r a H O z0.ar n 20.90' W 19.60 r I>.v' 7.1. iuo FROPPusru W,ALLK�R �.�� C �FZ<____ RMil t • — c ' 16.77 I 3 _ FRA1AE W �� - r p a CONCRETE e R 6.66 20.91' it.5 _ PRCPOSEC 9 ry 1931 1 a w RESIDENCE 0 24 DECK inso 20.77 A I E u St A " J� g Z q 6.92_I1(. ,9 I— BRICK Q Si I ...I c•nrC. E 13.271 -$ h c n 8 }��, i PA) iv la 20.a3' �/ O 27 ZONIN 394flG L WE C n IF'. • FRAM6 CONC ASPH. -I 2 SHED GARAGE 5499 30 FT N LOT 11 6699 ao FT po '"'� —:1 " x n o ' N19'16'08-E-74.01'MEA - Sa716'OB'W 8661 (NEW HOME I (EXISTING HOME ( Figure 2. Proposed site plan The 12,198-square-foot property is large enough to be divided into two lots that equal or exceed the minimum lot area of 6,000 square feet for the R2 District. The applicant, however, wishes to keep the existing home and the detached garage. The new lot lines are drawn so that the existing home meets all required setbacks on its own, smaller east lot. However, as a result, the new west lot does not meet the minimum lot area requirement of 6,000 square feet and requires the approval of a planned development with a departure from the lot area requirement. If the lot line dividing the two lots was moved so that the west lot meets the minimum lot area requirement,the existing home on the east lot would not meet its required rear yard setback from said dividing lot line and would need a departure from the rear yard setback requirement. The new single-family home on the west lot would be 677 square feet in area with one bedroom, one bathroom, and one car attached garage. The new home would face Congdon Avenue with its own new access driveway. The exterior of the home is well designed with a recessed garage and features fiber cement siding on all sides. -4- Recommendation & Findings of Fact Petition 09-26 July 6, 2026 ® N **. Is ... _ . wow MBE a p 111411X15 al -1 t 1 i it _ �� i jrjj �es.�, m.o. •. LJJ _____, ___,..... , . ...._ :ocrisoz t 1 ...... r- - I 1-�� RRST FLOOR PLAN ..M+r�r�...r...+a. 1 ryr.,, MI -s._ -m� L .. L.] - - i - 6.r. f=8 n - x - - --- I{I - - t t 2132.1 F F/.�D4 Mi. ... , C.� Jf Figure 3 Proposed floor plan(top)and elvations of the new single-family home - J - Recommendation & Findings of Fact Petition 09-26 July 6,2026 A lot with less than the required 6,000 square feet of lot area is not uncommon in this part of Elgin. In the immediate vicinity, in just the two surrounding blocks (shown on Figure 5 below) on the south side of Congdon Avenue between Augusta Avenue on the west and Cedar Avenue on the east, five other existing lots have less than 6,000 square feet in area.The smallest lot is only 3,484 square feet in lot area. „T-.slot ,IM T li s b. - ,Po= TTest Proposed East`lot, Ilia — c.I u- I Parcel Parcel 1.91r `r71r. I. 0 0 U 1 i , 1. r w'Ijii.. -• +ice M, ,. .q " Figure 5.Area map showing lot sizes in immediate area Table 1. Detail of lots in immediate area Min. Lot Width Minimum Lot Area Required 48 fi 6,000 s y.fr. Lot#1 58 ft. 5,662 sq. ft. Lot#2 52 ft. 5,227 sq. ft. Lot#3 53 ft. 7,405 sq. ft. Lot#4 73 ft. 6.534 sq. ft. Lot#5 54 ft. 3,920 sq. ft. - 6 - Recommendation & Findings of Fact Petition 09-26 July 6, 2026 Lot#6 50 ft. 3,484 sq. ft. Lot #7 65 ft. 5,227 sq. ft. Proposed East Lot 75 ft. 6,699 sq. ft Proposed West Lot 74 ft. 5,499 sq. ft Zoning Consideration The zoning ordinance requires a single-family home to have one parking space per 500 square feet of floor area with a minimum of two parking spaces and a maximum of four parking spaces. One parking space must be within a garage. The proposed 677-square-foot home is required to have two parking spaces. The applicant is proposing one parking space within the attached one-car garage and the second parking space within the driveway in front of the garage. The proposed home will meet the zoning ordinance parking requirement. The proposed division of the property into two lots qualifies as an exemption from the State Plat Act and does not require the approval of a plat of subdivision. The proposed development requires two departures from the site design requirements of the zoning ordinance. In addition to the departure from the minimum lot area described above,the proposed new home does not meet the required building street yard setback. The required building street yard setback in the R2 District is 20 feet or the average building setback for the block,whichever is greater.On this block of Congdon Avenue,the average street yard setback of other homes facing Congdon Avenue is 23 feet,which becomes the minimum required building street yard setback on the subject property from the north property line.The applicant is proposing to construct the home with the standard 20-foot building street yard setback. The 20-foot street yard setback is proposed to maximize the rear yard on this fairly shallow lot that is only 75 feet deep. 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. Table 1. Detail of the Departures for new West Parcel(to be known as 389 Congdon Ave) Requirement Proposal Minimum lot area 6,000 sq. ft. 5,499 sq. ft. Building street yard 23 ft. setback (based on average street yard 20 ft. setback on the block) - 7- Recommendation & Findings of Fact Petition 09-26 July 6,2026 Environmental Sustainability Consideration The proposal is considered an infill development. The construction of the new home on the proposed west lot does not require the extension of sewer and/or water mains. The water and sanitary sewer services for the new home would be connected to the existing water and sewer utilities located in Congdon Avenue. Other city services, such as police and fire, will not be disproportionately burdened as could be the case with greenfield development. The construction of the single-family home is not required to provide any on-site stormwater detention facility.However,the property will be graded to have positive drainage towards existing stormwater infrastructure. The Community Development Department offers the following additional information: A. Property History. The subject property was zoned A Residential District with the first zoning ordinance in 1927. In 1962, the property was rezoned to R2 Single-Family Residence District. In 1992, the property was rezoned to RC2 Residence Conservation District as part of the comprehensive amendment to the zoning ordinance. The existing too-story home on the property was constructed around 1900. B. Surrounding Land Use and Zoning. All surrounding properties are zoned RC2 Residence Conservation District.And all surrounding properties are improved with single- family homes with attached or detached garages. 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. However, more specifically densities within the Residential Core area identified on the Residential Areas Framework Plan should range from 4.0 to 6.5 du/ac; densities with the Single-Family Neighborhood area should range from 2.5 to 3.0 du/ac;and densities within the Growth Area Residential area should range from 1.5 to 2.5 du/ac. D. Zoning District. The purpose of the RC2 Residence Conservation District is to conserve the urban residential environment of the mature residential neighborhoods of the city, which developed predominantly subsequent to 1950 with single-family detached dwellings. - 8- Recommendation & Findings of Fact Petition 09-26 July 6, 2026 E. Trend of Development. The subject property is located within an established single- family neighborhood on the northeast side of Elgin. Most homes in the immediate area have been constructed before 1950 and feature a variety of architectural styles with pronounced craftsmanship, articulation,and details where no two homes are alike. Recent developments in the area include interior renovations and minor additions to existing homes. The development in the area is expected to remain single-family residential in the future. FINDINGS After due notice as required by law, the Planning & Zoning Commission conducted a public hearing in consideration of Petition 09-26 on July 6, 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 July 6,2026. 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. 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 12,198-square-foot property is improved with a two-story home and one-car detached garage. The applicant is proposing to create a second lot on the western portion of the property which is currently vacant and used as a typical rear yard. The new home would have a one-car attached garage with direct access to Congdon Avenue. The property is mostly flat with a detached gazebo that would be demolished.No existing site features including topography,watercourses, vegetation,and property improvements exist that would have a negative impact on the proposed development. B. Sewer and Water Standard. The suitability of the subject property for the planned development with respect to the availability of adequate Municipal water, wastewater treatment and stormwater control facilities. -9- Recommendation & Findings of Fact Petition 09-26 July 6,2026 Findings. The subject property is suitable for the intended planned development with respect to the availability of adequate water, sanitary treatment, and storm water control facilities.The existing home on the property includes water and sanitary sewer connection to existing utility lines in Logan Avenue. No changes are proposed to the existing service lines for the existing home. The new home would connect to the existing water and sanitary sewer utility lines located in Congdon Avenue. The utility connections would be similar to those of properties adjacent to the west and those across the street facing Congdon Avenue all of which have service connections to the same utility lines within Congdon Avenue. The existing infrastructure facilities can adequately serve the proposed building. The applicant is not proposing a new stormwater detention, and none is required for the construction of the proposed single-family home. 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 trqffic 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 existing home includes a detached one car garage with access to Logan Avenue. No changes are proposed to the existing garage and access driveway. The new home on the west lot would have its own one-car attached garage with access driveway to Congdon Avenue. The proposed home would be a small one-bedroom, one- bathroom residence for the applicant.The home would result in minimal new traffic to the area comparable to all other single-family home in the neighborhood. The proposal will not have any negative effect on the existing traffic pattern in the neighborhood. - 10- Recommendation & Findings of Fact Petition 09-26 July 6,2026 The zoning ordinance requires a single-family home to have one parking space per 500 square feet of floor area with a minimum of two parking spaces and a maximum of four parking spaces.One parking space must be within a garage.The proposed 677-square-foot home is required to have two parking spaces.The applicant is proposing one parking space within the attached one-car garage and the second parking space within the driveway in front of the garage. The proposed home will meet 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 zoned A Residential District with the first zoning ordinance in 1927. In 1962, the property was rezoned to R2 Single-Family Residence District. In 1992,the property was rezoned to RC2 Residence Conservation District as part of the comprehensive amendment to the zoning ordinance. The existing two-story home on the property was constructed around 1900. 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. All surrounding properties are zoned RC2 Residence Conservation District.And all surrounding properties are improved with single-family homes with attached or detached garages. Several properties within one block of the proposed new lot have less lot area than the minimum required for the RC2 district, and several have less than the amount of lot area of the proposed new lot. 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 within an established single-family neighborhood on the northeast side of Elgin.Most homes in the immediate area have been constructed before 1950 and future a variety of architectural styles with pronounced craftsmanship, articulation, and details where no two homes are alike. Recent - 11 - Recommendation & Findings of Fact Petition 09-26 July 6, 2026 developments in the area include interior renovations and minor additions to existing homes. The development in the area is expected to remain single-family residential 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 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. However, more specifically densities within the Residential Core area identified on the Residential Areas Framework Plan should range from 4.0 to 6.5 du/ac; densities with the Single-Family Neighborhood area should range from 2.5 to 3.0 du/ac; and densities within the Growth Area Residential area should range from 1.5 to 2.5 du/ac. 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 grantedfor 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 divide the property into two smaller lots for the construction of a new single-family home. The subject property is less than two acres, which is necessary to establish a Planned - 12 - Recommendation & Findings of Fact Petition 09-26 July 6, 2026 Development District. The proposed conditional use for a planned development would allow the approval of the second lot which does not meet the minimum lot area in the RC2 District.The size of the lot is,however,comparable to other single-family properties in the immediate area. The new single-family home, albeit small, is well designed with a recessed, attached garage and fiber cement siding. The new home will have a positive impact on the surrounding properties. .I. 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 located on the eastern portion of the property facing Logan Avenue. The existing rear yard would be converted to a second buildable lot for the construction of the second single-family home.The rear yard currently includes a detached gazebo that would be demolished. There are no significant natural features on the property that need to be preserved. 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 applicant is proposing to establish a second buildable lot on the subject property for the construction of a second single-family home. The proposed single-family home will complement the existing neighborhood characterized by smaller homes with distinct design features where no two homes are alike. The home will face Congdon Avenue with its own garage and access driveway. Within the immediate two blocks there are five other lots that similarly do not meet the minimum lot area requirement. The new lot and the new single-family home will not have any negative effect on the surrounding properties. In fact, since most of the homes in the area have been constructed before 1950, the construction of the new home will have a positive effect on the surrounding properties. PLANNED DEVELOPMENT DEPARTURES AND EXCEPTIONS The applicant is requesting the following departures from the requirements of the zoning ordinance: - 1 3 - Recommendation & Findings of Fact Petition 09-26 July 6,2026 1. Section 19.20.335, "Site Design". The minimum required lot area in the RC2 District is 6,000 square feet. The applicant is proposing to create two lots, one of which would be 5,499 square feet in area. 2. Section 19.20.335,"Site Design". The minimum required building street yard setback on the subject property is 23 feet based on the average building setback of homes on this block of Congdon Avenue. The applicant is proposing to construct the single-family home with a 20-foot building street yard setback. Staff finds the proposed departures are necessary and appropriate for a desirable infill development. The 12,198-square-foot property is large enough to be divided into two lots that equal or exceed the minimum lot area of 6,000 square feet for the RC2 District. The applicant,however,wishes to keep the existing home and the detached garage. The new lot line is drawn so that the existing home meets all required setbacks on its own, smaller east lot. However, as a result,the new west lot is 5,499 square feet in area and does not meet the minimum lot area requirement of 6,000 square feet.But the proposed lot is similar to other nonconforming lots in the immediate vicinity. Within the two blocks where the subject property is located, five other lots do not meet the 6,000-square foot minimum. The smallest lot is only 3,484 square feet. As such, the proposed lot and the new home will fit in within the existing neighborhood without any negative effect on the surrounding properties. The applicant is proposing to construct the new home with a 20-foot building street yard setback, which matches the standard 20-foot requirement in the RC2 District.The applicant could construct the home to meet the 23-foot building street yard setback but is looking to maximize the rear yard as much as possible. The proposed lot is only 75 feet deep. With the proposed 20-foot street yard setback, the proposed home would maintain a 24.75-foot rear yad setback. If the home was built to meet the 23-foot street yar setback, it would have a slightly larger street yard than the rear yard, which is not practical for usable rear yard space. Overall, the proposal represents a desirable infill development that will provide an additional single-family residence in an area that has not seen new development in many years.As such,the proposed development will have a positive impact on the surrounding properties. 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 - 14- Recommendation & Findings of Fact Petition 09-26 July 6, 2026 its size, shape, significant features including topography, watercourses, vegetation, and existing improvements. The 12,198-square foot property is improved with a two-story home and one car detached garage.The applicant is proposing to create a second lot on the western portion of the property which is currently vacant and used as a typical rear yard. The new home would have a one-car attached garage with direct access to Congdon Avenue. The property is mostly flat with a detached gazebo structure that would be demolished.No existing site features including topography,watercourses, vegetation,and property improvements exist that would have a negative impact on the proposed development. B. Sewer and Water Standard. The suitability of the subject property for the intended conditional use with respect to the availability of adequate water, sanitary treatment, and storm water control facilities. Findings. The subject property is suitable for the intended conditional use with respect to the availability of adequate water, sanitary treatment, and storm water control facilities. The existing home on the property includes water and sanitary sewer connection to existing utility lines in Logan Avenue.No changes are proposed to the existing service lines for the existing home. The new home would connect to the existing water and sanitary sewer utility lines located in Congdon Avenue. The utility connections would be similar to those of properties adjacent to the west and those across the street facing Congdon Avenue all of which have service connections to the same utility lines within Congdon Avenue. The existing infrastructure facilities can adequately serve the proposed building. The applicant is not proposing a new stormwater detention, and none is required for the construction of the proposed single-family home. 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 existing home includes a detached one car garage with access to Logan Avenue. No changes are proposed to the existing garage and access driveway. The new home on the west lot would have its own one-car attached garage with access driveway to Congdon Avenue. The proposed home would be a small one-bedroom, one- bathroom residence for the applicant.The home would result in minimal new traffic to the area comparable to all other single-family home in the neighborhood. The proposal will - 15 - Recommendation & Findings of Fact Petition 09-26 July 6,2026 not have any negative effect on the existing traffic pattern in the neighborhood. The zoning ordinance requires a single-family home to have one parking space per 500 square feet of floor area with a minimum of two parking spaces and a maximum of four parking spaces.One parking space must be within a garage.The proposed 677-square-foot home is required to have two parking spaces.The applicant is proposing one parking space within the attached one-car garage and the second parking space within the driveway in front of the garage. The proposed home will meet 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 create a second buildable lot on its property. The 12,198-squre-foot property has adequate land to accommodate two lots which meet the minimum lot area of 6,000 square feet for the RC2 District. The applicant is requesting the approval of a planned development with a departure from the minimum lot area requirement for the west lot to be able to keep the existing home on the east lot. The new lot line separating the two lots is drawn so that the existing home meets all required setbacks. The proposal represents a desirable infill development that will result in one additional single-family home within an established neighborhood.The proposed single-family home will complement the existing neighborhood character with its own garage, driveway, and most importantly frontage along a public street. The proposed development will not have any negative impact on the surrounding properties.In fact,the construction of a new home,albeit small,will have a positive impact on the neighborhood where most homes have been constructed prior to 1950. 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. - 16- Recommendation & Findings of Fact Petition 09-26 July 6, 2026 RECOMMENDATION The Community Development Department and the Planning & Zoning Commission recommend approval of Petition 09-26,subject to the following conditions: 1. Substantial conformance to the Development Application submitted by Catherine Fournier. as applicant, and Nicasio Ramirez, as property owner received April 21, 2026, and supporting documents including: a. Undated Conditional Use Statement of Purpose and Conformance received April 16, 2026; b. Plat of survey,prepared by Luco Surveying,dated October 11,2019; c. Plat of Survey of the proposed East Lot, prepared by Dale Floyd Land Surveying L.L.C.,dated April 14,2026,with such further revisions as required by the Community Development Director; d. Plat of Survey of the proposed West Lot, prepared by Dale Floyd Land Surveying L.L.C.,dated April 14,2026,with such further revisions as required by the Community Development Director;and e. Three-page architectural plan set titled Fournier Residence T.B.D. Congdon Ave. Elgin, IL, prepared by BDS Architecture LLC, dated June 2, 2026, 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 allow the establishment of two separate and distinct buildable zoning lots on the Subject Property.The minimum lot area for the proposed west lot, to be commonly known as 389 Congdon Avenue, shall be 5,499 square feet. 3. A departure is hereby granted to allow the construction of the proposed single-family home on the west lot to be known as 389 Congdon Avenue with the minimum building street yard setback of 20 feet. 4. 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. - 17- Recommendation & Findings of Fact Petition 09-26 July 6,2026 s/Jordan Wildermuth Jordan Wildermuth,Chairman Planning&Zoning Commission s/Damir Latinovic Damir Latinovic, AICP; Secretary Planning&Zoning Commission - 18- . . t- - - • . , .. . , ., -,-......„ . . . 4 , Mil . - • t.i•-`, ....N. . .. , .,,,,,„ .. ,, .: . . . , .., . . . . . ,...,.._ • . ,,, .., .,t . ....t, .,,,, • `c `t •;' I • -•' ~ ?, 'fit N.{"__ S r I•l a ` • gyp" ra '-se {T'' • 11 ft Subject Property It A. l W. / Petition #09-26 V"1- ‘ . . Y ti w t ._% ,, 4-----,-,-_ ---- '' \ Congdon Ave , E ---"\ \ ,.. ., :t4F/L. A. , , Q '' ,°1 wL+ `,.� �'' - ',n . • �r.�• �`i l� / o ,"' i. t IC 4• 1 '-s p ` 1111 • •. \ Sri cioA• I I _ r ,�. , , '111� i''l Tom'. r ,1111100111t, . ti ,i 1 - EXHIBITA N Aerial / Location Map A • i= 0 25 50 ELGIN ' ' ' ' I TIM CRY w TIC we Feet Zoning RC1 -RESIDENCE CONSERVATION 1 QRC2-RESIDENCE CONSERVATION 2 RC3-RESIDENCE CONSERVATION 3 PRC-PLANNED RESIDENCE CONSERVATION Subject Property aSFR1 -SINGLE FAMILY RESIDENCE 1 Petition#09-26 SFR2-SINGLE FAMILY RESIDENCE 2 PSFR1 -PLANNED SINGLE FAMILY RESIDENCE 1 QPSFR2-PLANNED SINGLE FAMILY RESIDENCE 2 TFR-TWO FAMILY RESIDENCE Congdon Ave PTFR-PLANNED TWO FAMILY RESIDENCE 4J a MFR-MULTIPLE FAMILY RESIDENCE r _ ao PMFR-PLANNED MULTIPLE FAMILY RESIDENCE 0 RB-RESIDENCE BUSINESS PRB-PLANNED RESIDENCE BUSINESS RC2 aPNB-PLANNED NEIGHBORHOOD BUSINESS ElNB-NEIGHBORHOOD BUSINESS AB-AREA BUSINESS ® PAB-PLANNED AREA BUSINESS CC1 -CENTER CITY 1 - CC2-CENTER CITY 2 PCC-PLANNED CENTER CITY - PCC2-PLANNED CENTER CITY 2 ORI-OFFICE RESEARCH INDUSTRIAL PORT.PLANNED OFFICE RESEARCH INDUSTRIAL - GI-GENERAL INDUSTRIAL - PGI-PLANNED GENERAL INDUSTRIAL CI-COMMERCIAL INDUSTRIAL . CF-COMMUNITY FACILITY - PCF-PLANNED COMMUNITY FACILITY EXHIBIT B N Zoning Map A 0 50 100 ELGIN Feet THE CRY IH THE SVBVRtr_ Congdon Ave Subject Property Petition#09-26 v 0612133015 0612133016 0 J EXHIBIT C N Parcel Map A /• 0 25 50 ELGIN I THE CITY N ME WOUNDS Feet EXHIBIT D SITE LOCATION 1056 Logan Avenue Petitions 09-26 i ' ;, •v(Iw VI e ' . t-! r r"i rr� t T: : .. ,_ws-' Illi A . 1. ' I s � ti . , / , \i y a f ,'tiv , . ` • At' ` ' t • i —` i ' Will Bird's eye view looking north Sub ect Propert *, rill:: : . .i `�� 1 ..:il--Aid;''‘'Ifili, ___:. :;: •.3 q..n Avenue — —--"-'*- c' ,,, k:•\r ,c a � � yam � r ., ,.. � Bird's eye view looking south EXHIBIT D SITE LOCATION 1056 Logan Avenue Petitions 09-26 .-- p, 4 N .,_ - ,, 4•• I t , • .!N ....,„,t • , lik, 6 ,. . -. , - •- ‘,.• - ' • . ,-,i ' I ifillialc4: 1122 1011 . . , •' -••': -, 1 'V ... / :',,s.'. •.* •t:i .,' '44:4^ • 41.1411 i • ' `..."14. ...: . 'rniiPrIF- - i'lite Ft aribliaj . . Pk . _2. \ . II ' . .._...__...Milier_ . , ....4 4. ........ W •w „ . ..........1111.1111 .44 gii,6' .4.117014.' , 1 ,lieltp4, I .,' 4 , ,•* ihabi 41110111b .••••••. t it--).. ..44C-7,eksibutaLliz .,....d I I I ill g I I 111 111 II I I I I 111 I II 11011 III I PI ril I I 111 111 I I kr, _1 _ - - • _ Front elevation of the existing home at 1056 Logan Avenue , .... , --- --iv. -•-•-‘-g440.. ,1 , , ,_ ....,,,........... ,,,,,...... _ _ .,, ;, ---..-,-.4 • 7 ,, ' If ' q 4, , , ..-, ,• ,......1 , ) _ ---"--- . .•• - - A, ' ,,, , 14 S •'ielir -' r ',. -- \ ,4f---- , , = \ , ..._ mie,...,. s _ tr, . _ . -111iMN,',...- , •-, i„, - - /At • ' - .-. \ - • / „ ,, 1, 7 ..' . 1 .7 ' ‘ - ._ , ,. / ,. ,i. , „sr,. .. ,,,, __ . a , . „ ..... ... ., _,...- - . . ,...-- _ _. ...................... --- ..mi.................imumummi - , • - . Olt . ... ..... .d‘. . • ... .._ .14% Existing rear yard of the property at 1056 Logan Avenue