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HomeMy WebLinkAboutG63-05 Ordinance No. G63-05 AN ORDINANCE GRANTING A CONDITIONAL USE FOR A PLANNED DEVELOPMENT TO PERMIT THE CONSTRUCTION OF A NEW FACADE ON A BUILDING IN THE CI COMMERCIAL INDUSTRIAL DISTRICT AND THE ARC ARTERIAL ROAD CORRIDOR OVERLAY DISTRICT (801 North State Street) WHEREAS, written application has been made for a conditional use for a planned development which will allow for the construction of a New Facade on an Existing Building in the CI Commercial Industrial District; and WHEREAS, the Zoning and Subdivision Hearing Board conducted a public hearing after due notice by publication and has submitted its findings of fact and recommended approval; and WHEREAS, the City Council of the City of Elgin concurs in the findings and recommendation of the Zoning and Subdivision Hearing Board. 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 January 19, 2005, made by the Zoning and Subdivision Hearing Board, 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 which will allow for the construction of a new facade on an existing building within the CI Commercial Industrial District and the ARC Arterial Road Corridor Overlay District at 801 North State Street and legally described as follows: Parcel 1: Lots 1,2,3,4,5,6,7,8,9,10,11 and 12 (except that part of Lots 9, 10,11 and 12 conveyed to the People of the State of Illinois by instrument s dated May 24, 1952 and recorded July 29, 1952 as Document No. 703193 and 702194) all in Block XVI of Sadler's Addition to Elgin. Parcel 2: The southerly half of that part of vacated Owasco Avenue lying Easterly of the Easterly line of North State Street, and lying Westerly of the Westerly right of way line of the Chicago, Milwaukee, and St. Paul and Pacific Railroad, and also that part of vacated Ethelwyne Street lying Northerly of the Northerly line of Frazier Avenue extended Easterly, and lying Southerly of the South line of Owasco Avenue, extended Easterly; all in the City of Elgin, Kane County, Illinois (property commonly known rk as 801 North State Street). be and is hereby granted subject to the following conditions: 1. Substantial conformance with the Statement of Purpose, Conformance and Departures, prepared by George Bartnik, and dated October 21, 2004. 2. Substantial conformance with the revised Landscape Plan prepared by George Bartnik and dated May 23, 2005. 3. Compliance with all applicable codes and ordinances. Section 3. That the conditional use granted herein shall expire if not established within two years from the date of passage of this ordinance. Section 4. That this ordinance shall be in full force and effect immediately after its passage in the manner provided by law. Ed Schock, Mayor Presented: July 27, 2005 ew. Passed: July 27, 2005 Omnibus Vote: Yeas: 7 Nays: 0 Recorded: July 28, 2005 Published: Attest: 3434tcl5f9 ik"2-c€14.--- Dolonna Mecum, City Clerk r rink January 19, 2005 FINDINGS OF FACT Zoning and Subdivision Hearing Board City of Elgin, Illinois SUBJECT Consideration of Petition 88-04 Requesting a Conditional Use for a Planned Development in the CI Commercial Industrial District and the ARC Arterial Road Corridor Overlay District, to Permit the Construction of a New Façade on a Building; Property Located at 801 North State Street, George Bartnik, as Applicant, and Nick Heider, as Owner. GENERAL INFORMATION Requested Action: Conditional Use Approval Current Zoning: CI Commercial Industrial District ARC Arterial Road Corridor District rib Existing Use: Automotive Body Shop Proposed Use: Automotive Body Shop Property Location: 801 N. State Street Applicant: George Bartnik Owner: Nick Heider Staff Coordinator: John Rothenberger, Building Official LIST OF EXHIBITS A. Location Map (see attached) B. Zoning Map (see attached) C. Parcel Map (see attached) D. Aerial Photo (see attached) Exhibit A E. Site Photos (see attached) F. Statement of Purpose and Conformance (see attached) G. Draft Conditional Use Ordinance (see attached) BACKGROUND An application has been filed by George Bartnik, requesting a conditional use for a planned development in the CI Commercial Industrial District and the ARC Arterial Road Corridor Overlay District, to permit the construction of a new façade on a building. The property is located at 801 North State Street (reference exhibits A,B,C, D, and E). The applicant has constructed a new façade on the front and side elevations of his portion of the building. The façade consists of stainless steel siding material with the inner panels finished in blue. Additional landscaping is also proposed for the front portion of the site. The proposed building remodeling requires planned development approval due to the site being located in an ARC Arterial Road Corridor Overlay District. The purpose and intent of the ARC overlay district is to ensure quality development along the city's entryway corridors (reference Exhibits F, and G). FINDINGS After due notice, as required by law, the Zoning and Subdivision Hearing Board conducted a public hearing in consideration of Petition 88-04 on January 19, 2005. The applicant testified at the public hearing and presented documentary evidence in support of the application. No public testimony was presented at the public hearing. No written correspondence has been submitted. Staff submitted a Conditional Use Review dated December 10, 2004. A. Site Characteristics Standard. The suitability of the subject property for the intended conditional use for a planned development, with respect to its size, shape and any existing improvements. Findings: The subject property is suitable for the proposed planned development with respect to the site characteristics standard. The subject property is an irregularly shaped parcel containing approximately 93,000 square feet of lot area. The site is currently improved with a multi-tenant industrial building and associated improvements. B. Sewer and Water Standard. The suitability of the subject property for the intended conditional use for a planned development with respect to the availability of adequate water, sanitary treatment and stormwater control facilities. mow. Findings: The subject property is suitable for the proposed planned development with respect to the sewer and water standard. The subject property is served with municipal water, sanitary sewer, and storm water control facilities. C. Traffic and Parking Standard. The suitability of the subject property for the intended conditional use for a planned development 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 proposed planned development with respect to the traffic and parking standard. The subject property is located at the northeast corner of North State Street and Frazier Avenue. North State Street is an arterial street and Frazier Avenue is a local street, both serving the west side of Elgin. The site is served by 2 points of access; one from each street. Off street parking is provided in conformance with the zoning ordinance. D. Zoning History Standard. The suitability of the subject property for the r. proposed planned development with respect to the length of time the property has remained undeveloped or unused in its current zoning district. Findings: The subject property is suitable for the intended conditional use for a 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 as follows for the years listed: 1927: Out of City 1950: Out of City 1962: M1 Limited Manufacturing District 1992: M1 Limited Manufacturing District Present: CI Commercial Industrial District ARC Arterial Road Corridor Overlay District The subject property was annexed and zoned Ml District in 1960. The property is currently being used as a multi-tenant industrial building. E. Surrounding Land Use and Zoning Standard. The suitability of the subject property for the intended conditional use for a planned development with respect to consistency and compatibility with surrounding land use and zoning. Findings: The subject property is suitable for the proposed planned development rik with respect to the surrounding land use and zoning standard. The areas to the north, south, and west are zoned CI Commercial Industrial District and are developed with a variety of commercial/industrial uses. The area to the east, and across the railroad tracks, is zoned PMFR Planned Multiple Family Residential District and is developed with an apartment complex. F. Trend of Development Standard. The suitability of the subject property for the intended conditional use for a planned development with respect to its consistency with an existing pattern of development or an identifiable trend of development in the area. Findings: The subject property may be suitable for the proposed planned development with respect to the trend of development standard. The subject property is located within an area developed with a mix of commercial and light industrial land uses. G. Zoning District Standard. The suitability of the subject property for the intended conditional use for a planned development with respect to conformance to the provisions for the purpose and intent, and the location and size of a zoning district. The purpose of the CI Commercial Industrial District 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 the goals, objectives and policies of the Official Comprehensive Plan. Findings. The subject property is suitable for the intended conditional use for a planned development with respect to conformance to the provisions for the purpose and intent, and the location and size of a zoning district. The current use of the subject property is in substantial conformance with the purpose and intent of the CI District. The site substantially conforms to the site design requirements of the CI District. H. Conditional Use for a Planned Development Standard. The suitability of the subject property for the intended conditional use for a planned development with respect to conformance to the provisions for the purpose and intent of planned developments. 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. The purpose and intent of the provisions for planned developments is to accommodate unique development situations. For planned developments as a conditional use, the planned development should demonstrate the following characteristics: 1. An opportunity to realize a development of demonstrated need with respect to the types of environment available to the public, that would not be possible under the strict application of the other chapters of this title. 2. The public benefit realized by the establishment of the planned development is greater than if the property were to remain subject to the standard requirements of the zoning district in which it is located. 3. Extraordinary conditions or limitations governing site design, function, operation, and traffic are imposed on the planned development. The purpose and intent of the ARC Arterial Road Corridor Overlay District is to promote and facilitate the implementation of the objectives, policies, and strategies of the City of Elgin Comprehensive Plan. The ARC zoning district is a zoning overlay district, and accordingly, a property located within the district shall also be subject to the regulations of the underlying zoning district in which it is located. Findings: The subject property may be suitable for the intended conditional use for a planned development with respect to conformance to the purpose and intent of a conditional use for a planned development. The proposed planned development is not in substantial conformance with the purpose and intent of the planned development and arterial road corridor provisions. The applicant has covered the building with a stainless steel siding material; the arterial road corridor provisions require the use of masonry materials. The purpose of the ARC District guidelines is to develop or maintain a distinctive neighborhood image consistent with the historical aspects of the architecture and character still present in the area through the control of various design elements. This project has covered a masonry surface, which is consistent with the other buildings in the area, with stainless steel siding material. The introduction of additional landscaping will provide mitigation for the requested departure for the type of siding material. Comprehensive Plan Standard. The suitability of the subject property for the intended conditional use for a planned development with respect to conformance to the goals, objectives, and policies of the official comprehensive plan. Findings: The subject property may be suitable for the proposed planned development with regard to the comprehensive plan standard. The subject property is designated as "General Manufacturing" by the Official Comprehensive Plan of Elgin. This designation serves several functions by providing for existing and future industrial uses. Automotive body shops are compatible with this designation. J. Natural Preservation Standard. The suitability of the subject property for the intended conditional use for a 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 proposed planned development with regard to the natural preservation standard. There are no significant natural features present at the subject property which are worthy of preservation. K. Internal Land Use Standard. The suitability of the subject property for the intended conditional use for a 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 proposed planned development with regard to the internal land use standard. No evidence has been submitted or found that the proposed planned development will be located, designed, or operated in a manner that will exercise undue detrimental influence on itself or surrounding property. SUMMARY OF FINDINGS, UNRESOLVED ISSUES, AND ALTERNATIVES The Zoning and Subdivision Hearing Board has developed or identified the following findings, unresolved issues, and alternatives: A. Summary of Findings. The proposed conditional use for a planned development with the application of metal siding material over a masonry building is not in substantial conformance with the standards in the ARC District. The purpose of the ARC District guidelines is to develop or maintain a distinctive neighborhood image consistent with the historical aspects of the architecture and character still present in the area through the control of various design elements. This project has covered a masonry surface, which is consistent with the other buildings in the area, with stainless steel siding material. The introduction of additional landscaping will provide mitigation for the requested departure for the type of siding material. 4 , B. Summary of Unresolved Issues. There are no unresolved issues. C. Summary of Alternatives. Other than an approval, a denial, or an approval with some combination of conditions, there are no substantive alternatives. RECOMMENDATION The Zoning and Subdivision Hearing Board recommends the approval of Petition 88-04. On a motion to recommend approval of the conditional use, subject to the following conditions, the vote was four(4) yes and zero (0) no: 1. Substantial conformance with the Statement of Purpose, Conformance and Departures, prepared by George Bartnik, and dated October 21, 2004. 2. Submission of a Landscape Plan to bring the property into conformance with our current ordinance requirements as mitigation for the requested variance. 3. Compliance with all applicable codes and ordinances. Therefore, the motion to recommend approval of Petition 88-04 was adopted. Respectfully submitted: Daniel Weiler, Chairman Pro-Tern Zoning and Subdivision Hearing Board Lauren Pruss, Secretary Zoning and Subdivision Hearing Board