G13-00 •
Ordinance No. G13-00
AN ORDINANCE
GRANTING A CONDITIONAL USE FOR UPPER FLOOR APARTMENT DWELLINGS
(158-160 Symphony Way)
WHEREAS, written application has been made for a CC2
Center City District conditional use for upper floor apartment
dwellings at 158-160 Symphony Way; 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
and made a part hereof by reference as Exhibit A.
Section 2 . That a conditional use for upper floor
apartment dwellings at 158-160 Symphony Way and legally
described as follows :
THE WEST 32 . 0 FEET OF THE NORTH 87 . 0 FEET OF
THE SOUTH 92 . 0 FEET OF LOT 3 AND THE EAST 29 . 5 FEET
OF THE NORTH 87 . 0 FEET OF THE SOUTH 92 . 0 FEET IN
LOT 2 IN P.J. KIMBALL JR. S SECOND ADDITION TO ELGIN,
IN THE CITY OF ELGIN, KANE COUNTY ILLINOIS (PROPERTY
COMMONLY KNOWN AS 158-160 SYMPHONY WAY) .
be and is hereby granted subject to the following conditions :
1 . Substantial conformance to the Statement of
Purpose, submitted by Peter Franco, and dated
January 25, 2000 .
2 . Substantial conformance to the Floor Plan
for 158-160 Symphony Way, dated January 3 , 2000 .
3 . Compliance with all other applicable codes
and ordinances .
Section 3 . That the conditional use granted herein shall
elm. expire if not established within one year from the date of
passage of this ordinance .
1r.► 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: April 12 , 2000
Passed: April 12 , 2000
Omnibus Vote : Yeas 6 Nays 0
Recorded: April 13 , 2000
Published:
Attest :
6(V:11414'1'42 MOL24.4.,----
Dolonna Mecum, City Clerk
eft
rift
March 1, 2000
FINDINGS OF FACT
Zoning and Subdivision Hearing Board City of Elgin, Illinois
SUBJECT
Consideration of Petition 12-00 Requesting a Conditional Use for Upper Floor Apartment Dwellings
in the CC2 Center City District; Property Located at 158-160 Symphony Way by Pete Franco, as
Applicant and Owner.
GENERAL INFORMATION .
Requested Action: Conditional Use Approval
Current Zoning: CC2 Center City District
Intended Use: Upper Floor Apartment Dwellings
r Property Location: 158-160 Symphony Way
Applicant and Owner: Pete Franco
Staff Coordinator: Lauren Kieck
LIST OF EXHIBITS
A. Location Map (see attached)
B. Zoning Map (see attached)
C. Parcel Map (see attached)
D. Aerial Photo (see attached)
E. Statement of Purpose, submitted by Pete Franco, (see enclosed)
dated January 25, 2000.
F. Floor Plan for 158-160 Symphony Way, (see enclosed)
dated February 8, 2000.
Exhibit A
•
Findings of Fact Zoning and Subdivision Hearing Board
Petition 12-00 March 1, 2000
•
BACKGROUND
An application has been filed by Pete Franco, requesting a conditional use for four upper floor
apartment dwellings in the CC2 Center City District. The subject property is located at 158-160
Symphony Way (reference Exhibits A, B, C and D).
The applicant proposes to remodel the existing building. The first floor will be remodeled to
provide 2,800 square feet of office space. The upper floors will be remodeled with four apartments,
each containing approximately 1,100 square feet of floor area. The apartments will have two
bedrooms, one bath, and a laundry facility(reference Exhibits E and F).
STANDARDS AND FINDINGS
After due notice, as required by law, the Zoning and Subdivision Hearing Board held a public
hearing in consideration of Petition 18-00 on March 1, 2000. 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 submitted a Conditional Use Review dated February 2, 2000.
r
The Zoning and Subdivision Hearing Board has made the following findings concerning the
standards for conditional uses:
A. Zoning History Findings. The subject property was zoned as follows for the years listed:
1927 G Industrial District
1950 F Industrial District
1962 B3 Service Business District
1992 B4 General Service District
Present CC2 Center City District
B. Surrounding Land Use and Zoning Findings. The subject property is located within the
CC2 Center City District. The area is developed with various service and office uses.
Directly to the south of the subject property is a CC1 Center City District. This area is
developed with the Police Facility and various office, service, and retail uses.
C. Trend of Development Findings. The subject property is located within the traditional
downtown neighborhood,which continues on its course of revitalization. A recent trend has
been the reintroduction of market rate apartment dwellings which have been attractive to
-2-
Findings of Fact Zoning and Subdivision Hearing Board
Petition 12-00 March 1, 2000
professional persons desiring to live within a traditional downtown urban environment.
D. Zoning District Findings. 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.
E. 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.
Findings. The subject property is suitable for the intended conditional use with respect to
the site characteristics standard.
The subject property is a regularly shaped parcel containing 5,350 square feet of lot area.
The lot is developed with a three story masonry building. There are no significant natural
features present on the subject property.
F. 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
rtreatment, and storm water control facilities.
Findings. The subject property is suitable for the intended conditional use with respect to
the sewer and water standard.
The subject property is served by municipal water, sanitary sewer and stormwater control
services.
G. 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 traffic and parking standard.
The subject property is located on Symphony Way(formerly North Street). Symphony Way
is a local street serving the center city.
The subject property is located within 300 feet of a municipal parking facility. Land uses
located within the CC2 Center City Districts and located within 800 feet of a municipal off
street parking facility are not required to provide off street parking provided that the
Development Administrator determines that it is not physically possible to locate the
-3-
Findings of Fact Zoning and Subdivision Hearing Board
Petition 12-00 March 1, 2000
required parking facility in compliance with the off street parking ordinance.
In part, the continued revitalization of the center city is dependent on the introduction of
market rate housing and the provision of adequate public parking. A 350 stall parking
structure is to be constructed in conjunction with the new fitness center west of Douglas
Avenue. It has been determined that the parking requirement for the proposed upper floor
apartment dwellings has been met due to the close proximity of public parking facilities.
H. 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 subject property is located within the traditional downtown neighborhood, which
continues on its course of revitalization. The proposed upper floor apartment dwellings will
each contain approximately 1,100 square feet of floor area. These dwellings are intended
to provide market rate living space for young professionals in the downtown area. The
proposed use at the proposed location is consistent with the recent trend in center city (,
revitalization. No evidence has been found that the upper floor apartment dwellings will be
located, designed, or operated in a manner that is inconsistent with the purpose and intent
of the zoning ordinance.
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.
1. Traffic and Parking Standard. 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 within 300 feet of a municipal parking facility. Land
uses located within the CC2 Center City Districts and located within 800 feet of a
municipal off street parking facility are not required to provide off street parking
provided that the Development Administrator determines that it is not physically
-4- __
Findings of Fact Zoning and Subdivision Hearing Board
Petition 12-00 March 1, 2000
possible to locate the required parking facility in compliance with the off street
parking ordinance.
In part, the continued revitalization of the center city is dependent on the
introduction of market rate housing and the provision of adequate public parking.
A 350 stall parking structure is to be constructed in conjunction with the new fitness
center west of Douglas Avenue. It has been determined that the parking requirement
for the proposed upper floor apartment dwellings has been met due to the close
proximity of public parking facilities.
2. Location, Design, and Operation Standard. 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 subject property is located within the traditional downtown neighborhood,which
continues on its course of revitalization. The proposed upper floor apartment
dwellings will each contain approximately 1,100 square feet of floor area. These
dwellings are intended to provide market rate living space for young professionals
in the downtown area. The proposed use at the proposed location is consistent with
the recent trend in center city revitalization. No evidence has been found that the
l upper floor apartment dwellings will be located, designed, or operated in a manner
that is inconsistent with the purpose and intent of the zoning ordinance.
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
On a motion to recommend approval of Petition 12-00,subject to the following conditions,the vote
was five (5) yes and zero (0)no:
1. Substantial conformance to the Statement of Purpose, submitted by Pete Franco, and
dated January 25, 2000.
r
-5-
Findings of Fact Zoning and Subdivision Hearing Board
Petition 12-00 March 1, 2000
rift
2. Substantial conformance to the Floor Plan for 158-160 Symphony Way, dated
January 3, 2000.
3. Compliance with all other applicable codes and ordinances.
Therefore the motion to recommend approval of Petition 12-00 was adopted.
•
d / /aL
Ra p T' eri, Chairman "K
Zoning and Subdivision Hearing Board
rh
ri
•uren Kieck, Secretary
Zoning and Subdivision Hearing Board
-6-
Higgins Rd
72 Dundee Rd :
0.l U
_�
=I
7
110
l
90, 31
\t_ o. Ra I
ky
S m nC°g
r 2 I C
r
I
Q Zs a"
9 1, C > l a
c3 �,
Ili 1... I Northwest Tollway
I S�Oe Factory Ro
I
q
;• 1 Congdon Ave b
4 c
O
9 3t O,c • Summit St o
1 Golf Rd
H�d ei • a Alg i
Av 4` Bode Rd
SUBJECT PROPERTY CD
ye w Chicago St E Ch/ PETITION 12-00 Rd
lip
�— parkin t,.. cago ,s t aumbu 9
t
AI ! 3 St i o>.
! 4n•
U.S. 20 B 9 yDas3 `� t_ CO C. admit d
a 31lfff City 31vd
0
75 44,
e
ij 41 r 'Si
Bowes Rd ' �a�� o • ° o
Kenyon R U • 5 `o CD
gt
T ago 25 1
z
/ iicGAS Rd x `t �' 'N Bard ett Rd y
!
o
u_ Middle St d,o
4 J J __.1
J.
ouWacE cc.
al t
a 1 0
'Sterns Rd
1 I 1—
LOCATION MAP / EXHIBIT A
DEVELOPMENT SERVICES
CITY OF ELGIN
rh ° 4=
AVE � f < VV i � J l DE SOM�JEFFSO U Oi • ∎• LE
R-- : MN E.,
.' ..e... .0,,
H PLUM iIrcFl ST p
L_I! ■ ST. 1 ill ST
•
In •• g
+ it C
CF \ � �! a i �ii,...., �.—' ______________. I.E.
It aq MAI aiwA C2 , ,o 0Pu C ...
IAOWjOM , C
KAL �I F
ma
w fy 0 J ,CC 2 It;� _
_ 1 r
�
I HO I L� _" r�-�, rJ 1 ST I
4 RB pi -.41 CF CT.
j3: T= I�
%Ail. MIS•' tiL , a ,Lsji..., NE- ' t • tE �--�
i , _i e T~ `+� 1 Y� jj. �.I�
�. C1X, "IF -� c i
SUBJECT PROPERTY ��-1, Nil P's nig'. r 4 PETITION 12-00 i' �j-cA'14 ST. 4
� � ci" 4CF
4 C E g saw-
/7\4,
4..
29•14pyi c � E.:
•
ire•Iti * ,. Ilk 44. i 161...6.46_41111: 119 1
li •
ZititlirL%iiitfra. 5 IMIEL"-Nr■
ZONING MAP / EXHIBIT B
400 0 800 DEVELOPMENT SERVICES
CITY OF ELGIN
SCALE IN FEET
(scale is approximate)
LEGEND
RESIDENCE DISTRICTS BUSINESS DISTRICTS INDUSTRIAL DISTRICTS
I r SFRI SINGLE FAMILY RESIDENCE 1 RB RESIDENCE BUSINESS ORI OFFICE RESEARCH INDUSTRIAL
SFR2 SINGLE FAMILY RESIDENCE 2 NB NEIGHBORHOOD BUSINESS GI GENERAL INDUSTRIAL
TFR TWO FAMILY RESIDENCE AB AREA BUSINESS Cl COMMERCIAL INDUSTRIAL
MFR MULTIPLE FAMILY RESIDENCE CC1 CENTER CITY 1 PORI PLANNED OFFICE RESEARCH
fillik i
t PSFR1 PLANNED SINGLE FAMILY RESIDENCE 1 Cc2 CENTER CITY 2 INDUSTRIAL
PSFR2 PLANNED SINGLE FAMLY RESIDENCE 2 PRB PLANNED RESIDENCE BUSINESS P01 PLANNED GENERAL INDUSTRIAL
PTFR PLANNED TWO FAMILY RESIDENCE PNB PLANNED NEIGHBORHOOD BUSINESS
PMFR PLANNED MULTIPLE FAMILY RESIDENCE PAB PLANNED AREA BUSINESS CONSERVATION DISTRICTS
vi
PCC PLANNED CENTER CITY RC1 RESIDENCE CONSERVATION 1
■-:_aIt,. COMMUNITY FACILITY DISTRICTS RC2 RESIDENCE CONSERVATION 2
CF COMMUNITY FACILITY PRESERVATION DISTRICTS RC3 RESIDENCE CONSERVATION 3
PCF PLANNED COMMUNITY FACILITY HP HISTORIC PRESERVATION PRC PLANNED RESIDENCE
FRP FOX RIVER PRESERVATION CONSERVATION
v ' 2N
•
■\46•S d . . - -v �v ^ N —��. I ,4/25 1 11 _/vW
'; tzwlzz� !II: Arc. , — uh e-ea; d-+476- r . c.: ••4= --
.� /G4 '34 24 AP -2 -°/3 ° .1
%0 46\` �_ _ 009 _` '2'
o h N h_ — .....4.4....007 I I /32
X32 — 'SUBJECT PROPERTY
`^ PETITION 12-00 7.7,7 _,��' s -DO�33o � + �� � -.
IA 0
ci
0/0 ' _
- o o __ i63.� O � `9
-.. :
41 Z
33a 7 s . 6 — ‘�s 34 166 170
----- 0 G 7 158-160
9 SYMPHONY WAY
V.
„ -i- „ -r N 7. 66 7 66 u $ 66 gc-'• 441 88
'�
N .t 80 r.,, 1.-N I ''o/4 773 N
Id rill' t `--u ' 0 v `` L __-
O N
ce.
v.
�:Ira irb IT 1 rl_ Q --- ii -_3dZ° •5)!at�! —
T ^ i -,o� 1 fir M 0
�� , rt
\ 0 ♦ . _ -oo7 -o17 fl
- =-3+ J IA N-008_ •O ) -- . N 0-53\41,�,\\ T--� j ; -009 ► �_ [ - 1-
, �, Cr
cNt�4O ' 0 _. � � - a
ioG•72 �. A 0 66-d1/ 49.5 I ' `24. •t. YU I
cx mss-
1 J. J.?�o DEXTER "0 t- ----
lipti
PARCEL MAP / EXHIBIT C
�
0 X00 DEVELOPMENT SERVICES
SCALE IS APPROXIMATE CITY OF ELGIN
LEGEND
1 ,•� SUBOMSION NAME REFERENCE •A- INTERSTATE O SUBDIVISION BOUNDARY ---- COUNTY �'
�,-f `-, TOWNSHIP
/,T",�: SUBDIVISION BLOCK NO. 5 U.S. O RIGHT OF WAY
;I 41. Ir— SUBDMSION LOT NO. WATER COURSE OR EDGE ,—../ CORPORATE LIMITS—(}--
B� PERMANENT PARCEL BLOCK NO O STATE -/ LOT _ SECTION
f 00-004:00-000 PERMANENT PARCEL NO. COUNTY 0 PARCEL DETAIL PAGE ----
INDIVIDUAL PARCEL Hunter -001
ACREAGE 40.00
•
. � , `t! •,....7. : 2,3111
', +.ter ` .
u _ '.'..-•. -•a ..ot•.C' 'i00 1 *' ... 1 'r .1. mac.,
fi 3 r ' '� .. ...t.
1_ -*1..I - _ _ = r - 4.
< ` T1 y ' ` n1 , r•
., 1
y. r 4••••111 m p•
SUBJECT PROPERTY I M. ,-,s. � � ; s r•PETITION 12-00 j, .' .jr�. ,,-• "3 �--"f . ' . '-i
PET .... ..fit
. <.r_ ',,l a"i.>,r al -_ ^1.' — 4 i. . r ' t• — '
•� r•.!t a,.,aw'....•r-.,.+r y::: p ...J....".t •,1 ,.... +.!" •,
•
t ij v •
m. •i `jy '% aA""�{t,e •1;.' • _I
- ' w. -. ...vg*••••,. ., ,Iv. 7- '. ,::*1--,. . •'N..J.- • ---_-_ztl. ..-.- - ..--,t ."-, ,
„,,.. le- 1, , ' • • .9, '..• '.- ..... ;$ -: ' - ".1 41::it,
... r + �� ' ,;i '- � , : _ ' hoe'
`� M - sws•r. ,* • •• , .. .1�•,. • -
`� '''''"%,1 C ► ' ' f,' 1 AI _- "`'. 1 •
=4;
\, k sr-ittA :-.1,,v;„ 4,,.,,,,,,,,... Alicaellni ,p. 4.• 1,.: '"..... ■ . •. i . '
,`,... k ..,.. 1,,.., _ ,,_. . „pl. . . \.‘„..,,(,., . :II., .....
. , ...e\ . te.7,,Ve. *114iril s
N.
.�' �._ a..1 F
\;■ ` :r''= --;.,4 ''• f; �: 474! a ' _
,,.-.:...ter „ ...s.,---, .. . _ ,.. )0
• . Atli _ ._• . • . .
. .,,, :,..._,... t .
.7. • _\....-• , , _.• ..,..-:-ef--..--, .. . .. ,
__ 4.,„ .9..,.:
, . . 1
.. . ...,.:L.,.
.. .
, 4,.. .. .....,:. .- ,
.. i 1 . As. .., .. . .
, ...
•
• ,\ _ `�--'! tit •? •d
r .-''' • . -‹, •N, \ avdp. k - .
Q200 0 200 400 Feet
N _—,
r
AERIAL PHOTO / EXHIBIT D