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HomeMy WebLinkAboutG1-07 (2) December 6, 2006 FINDINGS OF FACT Zoning and Subdivision Hearing Board City of Elgin, Illinois SUBJECT Consideration of Petition 107-06 Requesting a Conditional Use in the CC2 Center City District,to Permit a Church,and Requesting a Conditional Use for a Planned Development in the ARC Arterial Road Corridor Overlay District,to Allow Required Repair and Maintenance Changes to the Exterior of the Building; Property located at 77 Villa Street by Oxford Falconridge and Pensby Realty on behalf of New Beginning, as Applicant, and Frank Boehm, as Owner. BACKGROUND Requested Action: Conditional Use Approval Current Zoning: CC2 Center City District ARC Arterial Road Corridor Overlay District Existing Use: Vacant Building Proposed Use: Church Property Location: 77 Villa Street Oxford Falconridge and Pensby Realty Applicant: on behalf of New Beginning Owner: Frank Boehm Staff Coordinator: Lydia Treganza, Associate Planner LIST OF EXHIBITS A. Location Map (see attached) B. Zoning Map (see attached) C. Parcel Map (see attached) ►, D. Aerial Map (see attached) EXHIBIT 4 Findings of Fact Zoning and Subdivision Hearing Board Petition 107-06 December 6, 2006 GENERAL FINDINGS After due notice, as required by law,the Zoning and Subdivision Hearing Board conducted a public hearing in consideration of Petition 107-06 on December 6, 2006. The applicant testified at the public hearing and presented documentary evidence in support of the application. No objectors were present. The Community Development Group submitted a Conditional Use Review dated November 1, 2006. The Zoning and Subdivision Hearing Board has made the following general findings. A. Site Characteristics Standard. The suitability of the subject property for the intended zoning district with respect to its size, shape, significant natural features (including topography, watercourse and vegetation), and existing improvements. Findings. The subject property is suitable for the intended conditional use and conditional use for a planned development with respect to the site characteristics standard. The subject property is a regularly shaped parcel consisting of 2,096 square feet of lot area. rik The property is improved with a two story 2,387 square foot commercial building. B. Sewer and Water Standard. The suitability of the subject property for the intended zoning district with respect to the availability of adequate municipal water, wastewater treatment, and storm water control facilities. Findings. The subject property is suitable for the intended conditional use and conditional use for a 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 zoning district 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 and conditional use for a planned development with respect to the traffic and parking standard. The subject property is located along Villa Street.Villa Street is an arterial street serving the east side of Elgin. Off-street parking is provided in conformance with the Off-Street Parking Ordinance. Land - 3 - Findings of Fact Zoning and Subdivision Hearing Board Petition 107-06 December 6, 2006 developed with a mix of commercial uses. The properties located to the east of the subject property are developed with a mix of commercial uses and residential uses. The land use being proposed on the subject property, a church, is consistent and compatible with these surrounding land uses. F. Trend of Development. The suitability of the subject property for the proposed 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 is suitable for the intended conditional use and conditional use for a proposed planned development with respect to the trend of development standard. The Villa Street corridor located within the vicinity of the subject property is developed with a mix of commercial and residential land uses. Churches are also included in this mix. The proposed use is compatible with this trend. G. Zoning District Standard. The suitability of the subject property for the intended zoning district with respect to conformance to the provisions for the purpose and intent, and the location and size of a zoning district. Findings. The subject property is suitable for the intended conditional use with respect to conformance to the provision for the purpose and intent,and the location and size of a zoning district. The purpose of the CC2 Center City district is to facilitate the implementation of the official comprehensive plan for the center city,as focused on a distinctive subarea of the city with a common urban fabric. The CC2 zoning district provides for a concentration of finance, service, retail, civic, office, and cultural uses, in addition to complementary uses such as hotels, entertainment and housing. The development standards are intended to encourage a mix of activity in the area while providing for quality development that maintains a sense of history, human scale and pedestrian oriented character. The development standards are intended to promote a transition between the more intense development in the CC 1 zoning district and the residential neighborhoods surrounding the center city. 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. The land use being proposed for the subject property,a church,is consistent and compatible with surrounding land uses. The land use meets the purpose and intent of the CC2 Center '"' City district which provides for a concentration of finance, service, retail, civic, office, and - 5 - Findings of Fact Zoning and Subdivision Hearing Board Petition 107-06 December 6, 2006 The subject property is designated as "Urban/Traditional" by the City of Elgin's Comprehensive Plan and Design Guidelines dated 2005. This category may include neighborhood commercial centers,churches,and schools in locations deemed appropriate by the City. The proposed church is in keeping with these land uses that are included in this designated category. It is also in keeping with surrounding properties that are developed with a mix of commercial uses, residential land uses, and churches. J. Natural Preservation. The suitability of the subject property for the 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 conditional use and proposed planned development with regard to the natural preservation standard. There are no natural features located on site worthy of preservation. K. Location,Design, and Operation. 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. esik Findings:The subject property is suitable for the proposed planned development with regard to the internal land use standard. The proposed development will be regulated by the terms and conditions of the planned development ordinances controlling the use and development of a commercial area. No evidence has been submitted or found that the property use will create undue detrimental influence on itself or surrounding property. L. Historic Preservation Standard. Where applicable,the suitability of the subject property for the intended conditional use with respect to making 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 and subject to the provisions of Title 20, Designation and Preservation of Historically and Architecturally Significant Property. Findings. The subject property is suitable for the intended conditional use and conditional use for a planned development with respect to the Historic Preservation Standard. The purpose and intent of the Historic Preservation Standard is to preserve those portions and features of a property which are significant to its historic, architectural and cultural values. The Design Review Subcommittee approved the request to repair and reinstall siding on the - 7 - Findings of Fact Zoning and Subdivision Hearing Board Petition 107-06 December 6, 2006 2. Substantial conformance to the proposed Site Plan and Floor Plans, submitted by Julia Hugee-Pedersen, dated received October 17, 2006. 3. Substantial conformance to the proposed Landscape Plan prepared by Julia Hugee- Pedersen, dated October 26, 2006. Two existing trees in the street yard will be removed. A compact continuous hedge of cranberry cotoneaster shrubs will be planted at a 4 foot height along the perimeter of the church adjacent to Villa Street. The shrubs will be planted as close together as possible to ensure the continuous hedge. With the shrubs being 3 to 4 feet in width,a total of 10-13 shrubs will need to be planted. 4. The siding that has come off of the building must be replaced with aluminum siding that matches the existing siding on the building. Any chipping must be repaired. The entire building shall be painted a uniform color. 5. All graphics must meet the requirements of Chapter 19.50 Street Graphics of the Elgin Municipal Code. 6. Compliance with all other applicable codes and ordinances. Therefore, the motion to recommend approval was adopted. Respectfully Submitted, A-6.c.ut Robert Langlois, Chai an Zoning and Subdivision Hearing Board ..//44/e/1 12/A) 13A- Lauren Pruss, Secretary ft- Zoning and Subdivision Hearing Board - 9 -