G72-00 Ordinance No . G72-00
AN ORDINANCE
GRANTING A CONDITIONAL USE FOR
UPPER FLOOR APARTMENTS
(221 East Chicago Street)
WHEREAS, written application has been made for a
conditional use for upper floor apartments within the CC1
Center City District at 221 East Chicago Street ; 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
rik and made a part hereof by reference as Exhibit A.
Section 2 . That a conditional use for upper floor
apartments and legally described as follows :
THE EAST 44 FEET OF LOT 2 IN BLOCK 11 OF THE
ORIGINAL TOWN OF ELGIN, ON THE EAST OF FOX RIVER, IN
THE CITY OF ELGIN, KANE COUNTY, ILLINOIS (PROPERTY
COMMONLY KNOWN AS 221 EAST CHICAGO STREET) .
be and is hereby granted subject to the following conditions :
1 . Substantial conformance to the Statement
of Purpose, submitted by Patrick Sakolari .
2 . Substantial conformance to the Interior
Floor Plans prepared by William M. Browne and
Associates, dated August 15, 2000 .
3 . Compliance with all other applicable codes
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.
11 %/4./11--
Ed Schock, Mayor
Presented: November 29, 2000
Passed: November 29, 2000
Omnibus Vote : Yeas 6 Nays 0
Recorded: November 30 , 2000
Published:
Attest :
Dolonna Mecum, City Clerk
r
4 J
November 1, 2000
Findings of Fact
Zoning and Subdivision Hearing Board City of Elgin, Illinois
SUBJECT
Consideration of Petition 64-00 Requesting a Conditional Use for a Upper Floor Apartments in the
CC1Center City District; Property Located at 221 East Chicago Street, by Patrick Sakolari, as
Applicant and Owner.
GENERAL INFORMATION
Requested Action: Conditional Use Approval
Current Zoning: CC1 Center City District
Intended Use: Upper Floor Apartments
Property Location: 221 East Chicago Street
Applicant: Patrick Sakolari
Owner: Patrick Sakolari
Staff Coordinator: Jennifer Becker
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 and Conformance, submitted by (see attached)
Patrick Sakolari, undated
Exhibit A
Findings of Fact Zoning and Subdivision Hearing Board
Petition 64-00 November 1, 2000
F. Interior Floor Plans prepared by (see attached)
William Browne and Associates, dated August 15, 2000
G. Draft Conditional Use Ordinance (see attached)
BACKGROUND
An application has been filed by Patrick Sakolari, requesting a conditional use for upper floor
apartments in the CC1 Center City District. The subject property is located at 221 East Chicago
Street (reference Exhibits A, B, C and D).
The subject property is located within the CC1 Center City District. Upper floor apartment units are
a conditional use within the CC1 District. Currently,there are no residential dwelling units located
on the subject property. The applicant is requesting conditional use approval for the introduction of
three apartments on the second floor and three apartments on the third floor of the subject property.
(reference Exhibits E and F).
GENERAL FINDINGS
After due notice,as required by law,the Zoning and Subdivision Hearing Board held a public hearing
in consideration ofPetition 64-00 on November 1,2000. The applicant testified at the public hearing
and presented documentary evidence in support of the application. Neither proponents of nor
objectors to the petition appeared at the public hearing. Wrinen correspondence has not been
submitted.
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 E Commercial
1950 D Commercial
1960 D Commercial
1962 B2 Central Business District
1992 B2 Central Business District
Present CC1 Center City District
-2-
Findings of Fact Zoning and Subdivision Hearing Board
Petition 64-00 November 1, 2000
B. Surrounding Land Use and Zoning Findings. The subject property is located on East
Chicago Street in the central part of the City. This area has developed with a mix of
commercial,service and residential uses found within the CC 1 Center City District permitted
and conditional use lists.
The properties located to the north of the subject property across East Chicago Street have
developed with a mix of uses including the YWCA of Elgin,the Spring Street Parking Deck,
and a building with retail space on the first floor and four upper floor apartments. A building
with a retail floor covering store and seven upper floor apartments is located immediately east
of the subject property. A restaurant is located immediately to the west of the subject
property. The Elks Club building is located south of the subject property.
C. Trend of Development Findings. The central portion of the City is a mature, established
area which has developed with a mix of commercial, service and upper floor residential uses.
A majority of the activity in the CC1 District is centered around redevelopment of existing
buildings. The central portion of the City has experienced a reintroduction of upper floor
residential dwelling units uses in recent years. Upper floor apartments exist in several of the
buildings along East Chicago Street.
D. Zoning District Findings. The purpose of the CC1 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 CC1 Center City District
features more permissive site design regulations than the CC2 Center City District, but land
use regulations are more restrictive.
E. Site Characteristics Standard 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 8,412 square feet of lot area. The
site is developed with a 16,500 square foot building which covers the entire lot.No significant
natural features exist.
F. Sewer and Water Standard Findings. The subject property is suitable for the intended
zoning district amendment with respect to the sewer and water standard.
The subject property is served by municipal water, sanitary sewer and stormwater control
services.
-3-
Findings of Fact Zoning and Subdivision Hearing Board
Petition 64-00 November 1, 2000
el
G. Traffic and Parking Standard Findings. The subject property is suitable for the intended
conditional use with respect to the traffic and parking standard.
Properties located within the CC1 Center City District are not required to provide off street
parking. The Spring Street Parking Deck is located directly north ofthe subject property,and
on street parking spaces are also located directly in front of the s :bject property along East
Chicago Street.
H. Location,Design,and Operation Standard 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 property located at 221 East Chicago Street is improved with a three story brick
commercial structure. Four of the six proposed units contain 1,370 square feet and two of
the six proposed units contain 1,340 square feet. Two of the proposed units have one
bedroom, and four of the proposed units have two bedrooms. The design of the upper floor
units is consistent with the standards for upper floor apartments in the CC1 Center City
District.
s,
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 existing commercial structure is located within the traditional downtown which offers
a range of commercial and service businesses to support the employees and residents of the
Center City.The proposed introduction ofresidential dwelling units to the upper floors of the
existing structure is a suitable use for the subject property.
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.
-4-
•
•
Findings of Fact Zoning and Subdivision Hearing Board
Petition 64-00 November 1, 2000
RECOMMENDATION
The Zoning and Subdivision Hearing Board recommends the approval of Petition 64-00, subject to
the following conditions:
1. Substantial conformance to the Statement of Purpose,submitted by Patrick Sakolari.
2. Substantial conformance to the Interior Layout prepared by William M.Browne and
Associates, dated August 15, 2000.
3. Compliance with all other applicable codes and ordinances.
On a motion to recommend approval of Petition 64-00, the vote was six (6) yes and one (1)
abstention. Therefore, the motion to recommend approval of Petition 64-00 was adopted.
' / �t
Ralph 'i•-ri, Chairman
Zoning and Subdivision Hearing Board
Qua keg %41)
en Kieck, Secretary
Zoning and Subdivision Hearing Board
-5-
® Higgins iRd
Dundee Rd :: CI
0:o 411111)
lo t
u��z
Y(V
o ® I
90 -...
31 i
\.+6.. i
SON
S iz G 1
°SK) Rd
7•
r ® I C• T
7.. I
'Qo / ' Northwest Tollway
l , I SUBJECT PROPERTY Shoe Factory Re
I PETITION 64-00
is 'Congdon Ave 6.
.O
o
a t c
W
in g St J°a I Summit St _a
E / Golf Ad
CD
o �
H�sh1�C Ave ‘Mr a I Bode Rd
j
t
�e W Chicago St
� ��kin ',y') I
A � �tiaumbu:9 Rb
o
3
Sl
v 0.470......., /^�9
U. -- ' 'Oar
U.S. 20 Bypass T d 41111)
..ter �'�
o Bluff City Blvd
u I 4dk
cl I e St
/ 31 0c' 2 • P r.
t
Bowes Rd Q,a�� o •
o
Kenyon R•V t 5 Q
co
f 5 I
'n a�� ® I z
Hoops Rd x l'1.‘ • W Barlett Rd
Lk. Middle St 6.3
o^ $'
l - - --- --_ coozco_--- - -_
-— - OUPAGE CC.
1 LEI I
I o
-. `Ste;ns Rd
LOCATION MAP / EXHIBIT A
DEVELOPMENT SERVICES 4
CITY OF ELGIN N
4(P Y'_1 r ___J t► i I ST hxoA [ UKQE) I t I N. ..r.,, l f l PL1 al; A i ( ST.] L' .CF . IL.IN b1
mil 0 0 , . -. Y
o j H
I I I / F ADOiON
CI
J +v 1
Ina
Wit"
TN ( ILE
>RTH) t PHO I WA D Tie_,Rg— ST
�� T: IMr•
CT.♦ J J RC3 . ,
• I r
�.� ' DIMS• all _:a���� ( 2 l S T c --
1 =1 WE .G- -� �� • IE ® EN
�\I
pin liii _ �I TI s IiLR ; _
C GI ►J
.2. :.,
-.� !' , n YID am
•
ge,ii rffltellijillr 1 g 0 , III
` I- 4.- 1, ST. ill JCF RI
ril" At.....11: lik
. ,. ... Iii.
.. , ,,..,,,,,,,,- -1,:, i
....
... ...
. ..,
._
Nilftwrium.. tt . .____. •
C,
4/1„,„, It.. . di
_ 1111
•. , „.„.. d ,,....,:.....„..1. ..„.., .
. 111 El Fa- . _
•
- lLL.
SUBJECT PROPERTY t
PETITION 64-00 * C ir 1** &111 -73, U...
w.
X. . 1 n,
it -
f� , J SHE*YAM-ill C.* lirallIFIlkil
(,r e
ZONING MAP / EXHIBIT B
400 0 800 DEVELOPMENT SERVICES
I I CITY OF ELGIN
SCALE IN FEET
(scale is approximate)
LEGEND
RESIDENCE DISTRICTS BUSINESS DISTRICTS INDUSTRIAL DISTRICTS
SFR1 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 CI COMMERCIAL INDUSTRIAL
MFR MULTIPLE FAMILY RESIDENCE CCI CENTER CITY 1 PORI PLANNED OFFICE RESEARCH
P5FR1 PLANNED SINGLE FAMLY RESIDENCE 1 Cc2 CENTER CITY2 INDUSTRIAL
PSFR2 PLANNED SINGLE FAMLY RESIDENCE 2 PRB PLANNED RESIDENCE BUSINESS PGI PLANNED GENERAL INDUSTRIAL
ellik \hi_�- PTFR PLANNED TWO FAMILY RESIDENCE FNB PLANNED NEIGHBORHOOD BUSINESS
PMFR PLANNED MULTIPLE FA1.IILY RESIDENCE PAB PLANNED AREA BUSINESS CONSERVATION DISTRICTS
--1i �•,i PCC PLANNED CENTER CITY RC1 RESIDENCE CONSERVATION 1
I A�+' 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 RN ZR PRESERVATION CONSERVATION
CHICAGO ST
,...1203,20501.20q-
1 n 2I zis zit l(q z.z1 2 2.S-2Rq 255
2 To zz ZZ1ZlJ. zz 44 PCB �z
� n
\ le)" I,$ +,,g I ,c E. -o//
o� $i o , o • °Co Co ' m I , 1 ° a0+ l I -0/2 Q 0 o I
1 o I -4 + o -..1 r-
inI
SUBJECT PROPERTY 411111111i1 ` -0 J3 m -3 A
PETITION 64-00 �_• `, ' r
t .4, In In
0 1 O N O 301 N. O m �°P 0. . \. ∎9 N �-� li .. &cc) CO CA ' .
2!o-2I'4 '• 2
°► DUPAGE ST
_ 221 227 a4.3
CvCo 41 coca. Co Co 47 88 Coco
1� C9 4 al
-00/
m O m -.00* NE
1- �- I ( ) S -boil- 6r 6 9
4_ /ink 491111114,o �I 3y s
,, /07.5
0 /20
a'o (I■ /5-007
(iCP coo) .. Co Co /..72
______
0 FULTON ST
PARCEL MAP / EXHIBIT C
r 1 DEVELOPMENT SERVICES
NO SCALE CITY OF ELGIN
A,
LEGEND
./. SUBDMSION NAME REFERENCE 'A' INTERSTATE O SUBDIVISION BOUNDARY ..,—...— COUNTY
'�'��-tt SUBDMSION BLOCK NO. S U S O RIGHT OF WAY TOWNSHIP --
i-� (S' SUBDMSION LOT NO.
}"''•Il,� w STATE �� WATER COURSE OR EDGE i—�„� CORPORATE LIMITS—{�--
• PERMANENT PARCEL BLOCK NO. O LOT SECTION
/„I,•• PERMANENT PARCEL NO. 00.00.000.00p COUNTY CI PARCEL DETAIL PAGE ————
INDIVIDUAL PARCEL Nurrber -001
ACREAGE 40.00
•; L: kJi Y r ' hlf ib';.i r- -.i.-
", t fs€ t'~r' 1 _C'a'• ..{T 4-i.4 �k ::':W"..'''WI
T y " t ;:,"
l . .+ � 1, ��'�':��6'•cSifle�•nC" ,� .1,;. .�',:•�=� r ,�.^ .a 'f
'"•*$2•4 `r -
1 , --). '. .!i .. N,•,--,;...... .-:„.--.„. :.: :..v.::,•: .. , --:_l•L.
.`�3 ,•'��� .{�. ,!<y iT a a k f _ + )1',
,ri 1 4 - - I 7 is ne 'd �� 7
. SUBJECT PROPERTY 111'.�� { 1 . , x
9 :� J Y. x a i..�. i �'tr 4�J �(':'-i:4-.13‘ 'Y'.
PETITION 64-00 .‘14. S .y p•ya iR i f1 r�Titw• i t r UL;
t(t ,. ■ ..� h);� . ce' aw 'I r1,0''1', -t-* i •c Y
e
#•. k:rr ''f .a. s.;. s 4 Z' s,' "'. -1,r r.`~f"--.-;:s '1 0 I P.'...rj t•b 1:-t
4-,,,i,-4. w F� : qx'F.�'.� '•- ' 7c'.i E1 a P ". e2'''''' l'''4''`�iIF'1.. .w•
.a.y, ! ,4- "i,..v.. ; _ ,- -.tom' .�;1r-_, �+`=ilC, \.G�V.rr 4.;,- .`r N+ - ..t-7�-[�.-
_ - -
liii: '. '.; .n § i , fm� ' * i; x�s tai» s . �-. lir..t',t f i--..; ,-:•• or;-?--,„,,.• t.`"-'','":,v" .t.-,, .• .....,-'..., . ?'t41,4,,--,.-7C- •.14:.-.-...0 ,I- 1 ..
r zS p it � . II' , r L
'.s T s A .tit \L r 4 � --
s 1 , _.
a -. des rr : ',,: 1 i . 1 r�-�
r."*.
F.U._. ON ST X4- "4
q+0. 1 '" i. h - ;'s'.., „ „.„... ... ..• r1 .
...� rt t a x • .te .Y P.r t a. � 1 •1 a! _ � `3 __ t • -JIM 2——'-' ' :"••-;', ..•........,„.....
Q 80 0 80 160 Feet
N
AERIAL PHOTO / EXHIBIT D