G54-99 4
Ordinance No. G54-99
AN ORDINANCE
GRANTING A CONDITIONAL USE FOR
AN UPPER FLOOR APARTMENT DWELLING
(11-15 Douglas Avenue)
WHEREAS, written application has been made for a CC1
Center City District conditional use for an upper floor
apartment dwelling at 11-15 Douglas Avenue; 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 made by the Zoning and
Subdivision Hearing Board, a copy of which is attached hereto
eft and made a part hereof by reference as Exhibit A.
Section 2 . That a conditional use for an upper floor
apartment dwelling at 11-15 Douglas Avenue and legally
described as follows :
PARCEL ONE :
THAT PART OF LOTS 3 , 4 AND 5 IN BLOCK 16 OF THE
ORIGINAL TOWN OF ELGIN, ON THE EAST SIDE OF FOX
RIVER, DESCRIBED AS FOLLOWS : BEGINNING AT THE
SOUTHWEST CORNER OF SAID LOT 5 ; THENCE NORTH ALONG
THE WEST LINE OF SAID LOT 5, 22 FEET; THENCE EAST
PARALLEL WITH THE SOUTH LINE OF SAID LOTS 5, 4 AND
3 TO THE WESTERLY RIGHT OF WAY LINE OF THE CHICAGO
AND NORTHWESTERN RAILROAD COMPANY; THENCE SOUTHERLY
ALONG SAID WESTERLY RIGHT OF WAY LINE TO THE SOUTH
LINE OF SAID LOT 3 ; THENCE WEST ALONG THE SOUTH LINE
OF SAID LOTS 3 , 4 AND 5 TO THE POINT OF BEGINNING,
IN THE CITY OF ELGIN, KANE COUNTY, ILLINOIS .
PARCEL TWO:
THAT PART OF LOTS 3 , 4 AND 5 IN BLOCK 16 OF THE
ORIGINAL TOWN OF ELGIN, ON THE EAST SIDE OF FOX
RIVER, DESCRIBED AS FOLLOWS : COMMENCING AT THE
SOUTHWEST CORNER OF SAID LOT 5 ; THENCE NORTH ALONG
THE WEST LINE OF SAID LOT 5, 22 FEET FOR THE POINT
e, OF BEGINNING; THENCE NORTH ALONG THE WEST LINE OF
SAID LOT 5, 21 . 5 FEET; THENCE EAST PARALLEL WITH THE
SOUTH LINE OF SAID LOT 5 , 4 AND 3 TO THE WESTERLY
RIGHT OF WAY LINE OF THE CHICAGO AND NORTHWESTERN
RAILROAD COMPANY; THENCE SOUTHERLY ALONG SAID
WESTERLY RIGHT OF WAY LINE TO A LINE DRAWN PARALLEL
WITH THE SOUTHERLY LINE OF SAID LOTS 5, 4 AND 3 FROM
THE POINT OF BEGINNING; THENCE WEST ALONG SAID
PARALLEL LINE TO THE POINT OF BEGINNING, IN THE CITY
OF ELGIN, KANE COUNTY, ILLINOIS .
be and is hereby granted subject to the following conditions :
1 . Substantial conformance to the Statement of
Purpose and Conformance with Third Floor Concept
Plan submitted by Frederick J. Steffen, dated
July 13 , 1999 .
2 . Substantial conformance with revised plans
for a second floor guest room at the base of a
spiral staircase from the third floor residence.
The guest room will not exceed 20 feet by 25 feet,
including the bathroom, and will have an approved
second means of egress to the exterior.
3 . Compliance with all other applicable codes
(ow and ordinances .
Section 3 . That the conditional use granted herein shall
expire if not established within one year 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: September 22, 1999
Passed: September 22 , 1999
Omnibus Vote : Yeas 6 Nays 0
Recorded: September 23 , 1999
Published:
Attest :
Dolonna Mecum, City Clerk
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•
September 1, 1999
FINDINGS OF FACT
Community Development Group City of Elgin, Illinois
SUBJECT
Consideration of Petition 46-99 Requesting a Conditional Use for
an Upper Floor Apartment in the CC1 Center City District;
Property located at 11-15 Douglas Avenue by Frederick J.
Steffen, as Applicant, and by Frederick J. Steffen and Doris J.
Steffen Land Trust, as Owners .
BACKGROUND
Requested Action: Conditional Use Approval
Current Zoning: CC1 Center City District
Intended Use : Upper Floor Apartment
Property Location: 11-15 Douglas Avenue
eft, Applicant : - Frederick J. Steffen
Owners : Frederick J. Steffen/Doris J. Steffen
Land Trust
Staff Coordinator: John Rothenberger
LIST OF EXHIBITS
A. City Map (see attached)
B. Zoning Map (see attached)
C. Location Map (see attached)
D. Statement of Purpose and Conformance, (see enclosed)
with Third Floor Concept Plan submitted
by Frederick J. Steffen, dated
July 13 , 1999
Exhibit A
FINDINGS OF FACT Community Development Group
Petition 46-99 September 1, 1999
BACKGROUND
An application has been filed by Frederick J. Steffen requesting
a conditional use for an Upper Floor Apartment in the CCl Center
City District . The subject property is located at 11-15 Douglas
Avenue (reference Exhibits A, B, and C) .
The applicant proposes to remodel the 3rd floor within the
existing building, and establish an upper floor apartment . The
apartment will be approximately 3600 square feet . It will have
one bedroom, a kitchen, dining area, great room, studio, gallery
area, and a library. A small office area, approximately 600
square feet and adjacent to the elevator, is included as a
separated portion of the living area. The office will consist of
a reception area, partners office, and accessible toilet room. A
second floor guest room, not to exceed 20 feet by 25 feet
including the bedroom and bathroom, will be accessed via a
spiral staircase from the 3rd floor unit . An approved second
means of egress from this guest room will also be provided.
The lower level of the building is occupied by a restaurant, the
second level is currently unoccupied office area (reference
Exhibit D) .
eft' 4:2.
STANDARDS AND FINDINGS
After due notice, as required by law, the Zoning and Subdivision
Hearing Board held a public hearing in consideration of Petition
46-99 on August 18 , 1999 . The applicant testified at the public
hearing and presented documentary evidence in support of the
application. No objectors appeared at the hearing. No written
correspondence has been submitted. The Community Development
Group has submitted a Conditional Use Review dated August 9,
1999 .
The Zoning and Subdivision Hearing Board has made the following
findings concerning the standards for conditional. uses :
A. Site Characteristics Standard. The suitability of the
subject property for the intended conditional use with
respect to its size; shape; significant natural features
including topography, watercourses and vegetation; and
existing improvements .
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FINDINGS OF FACT Community Development Group
Petition 46-99 September 1, 1999
Findings . The subject property is suitable for the
intended conditional use with respect to site
characteristics standard. The proposed 3600 square foot
owner occupied apartment/office area will blend in with the
intended uses in the center city district and is
significantly larger then the 600 square foot minimum
required by ordinance.
B. Sewer and Water Standard. The suitability of the subject
property for the intended conditional use with respect to
the availability of adequate municipal water, wastewater
treatment and stormwater control facilities .
Findings. The subject property is suitable for the
intended conditional use with respect to the availability
of adequate municipal water, wastewater treatment and
stormwater control facilities .
The subject property is served with municipal water,
wastewater collection, and stormwater control facilities .
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
eft 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 subject property is located on Douglas Avenue, which is
a local street serving the downtown.
The subject property has 9 off street parking stalls
located off of an adjacent alley. The property is located
within one block of a public parking facility. The off
street parking ordinance specifically exempts CC1 districts
from providing any off street parking.
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.
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FINDINGS OF FACT Community Development Group
Petition 46-99 ` September 1, 1999
Finding. 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 proposed apartment dwelling is to be 3600 square feet
with an adjoining 600 square foot office area. The floor
plan affords a unique opportunity to attract market rate
tenants .
The downtown location is consistent with the center city
revitalization efforts .
RECOMMENDATION
The Zoning and Subdivision Hearing Board recommends the approval
of Petition 46-99 . On a motion to recommend the approval of
Petition 46-99 subject to the following conditions, the vote was
six (6) yes and zero (0) no:
1 . Substantial conformance to the Statement of Purpose
and Conformance with Third Floor Concept Plan
submitted by Frederick J. Steffen, dated July 13, 1999 .
eek 2 . Submission of revised plans for a 2nd floor guest room
at the base of a spriral staircase from the third
floor residence . The guest room will not exceed 20
feet by 25 feet', including the bathroom, and will have
an approved second means of egress to the exterior.
3 . Compliance with all other applicable codes and
ordinances .
dLite,1 L
Ralph Tiberi, Chairman`'
Zoning and Subdivision Hearing Board
J n Rothenberger, SecretaIy
Zoning and Subdivision Hearing Board
elk
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