G55-04 rik Ordinance No. G55-04
AN ORDINANCE
GRANTING A CONDITIONAL USE FOR UPPER FLOOR APARTMENT DWELLINGS
IN THE CC1 CENTER CITY DISTRICT
(210-212 Prairie Street)
WHEREAS, written application has been made requesting conditional use approval for
upper floor apartment dwellings in the CC 1 Center City 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 of Fact 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 April 21, 2004, 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 to permit the establishment of upper floor
apartment dwellings in the CC1 Center City District at 210-212 Prairie Street and legally
described as follows:
Lot 11 (except the easterly 2 feet, 6 %z inches) in block 13 of the original
town of Elgin, on the east side of the Fox River, in the City of Elgin, Kane
County, Illinois (property commonly known as 210-212 Prairie Street).
be and is hereby granted subject to the following conditions:
1. Substantial conformance with the Statement of Purpose and Conformance,
prepared by William M. Brown, dated March 26, 2004.
2. Substantial conformance to the Building Elevation as Recommended by Staff,
dated April 19, 2004.
3. Substantial conformance to the Second Floor Plan, prepared by William M.
Brown, dated March 8, 2004.
4. Compliance with all 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.
:ee;C/ar.-2
Ed Schock, Mayor
Presented: May 26, 2004
Passed: May 26, 2004
Omnibus Vote: Yeas: 6 Nays: 0
Recorded: May 27, 2004
Published:
Attest:
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Dolonna Mecum, Cit Clerk
rik
April 21,2004
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FINDINGS OF FACT
Zoning and Subdivision Hearing Board City of Elgin,Illinois
SUBJECT
Consideration of Petition 25-04 Requesting Conditional Use Approval for Upper Floor Apartment
Dwellings in the CC1 Center City District; Property Located at 210-212 Prairie Street,by William
M. Brown, as Applicant and Aidan Monahan, as Owner.
GENERAL INFORMATION
Requested Action: Conditional Use Approval
Current Zoning: CC1 Center City District
Existing Use: First Floor Vacant Commercial Space
Vacant Second Floor
rProperty Location: 210-212 Prairie Street
Applicant: William M. Brown
Owner: Aidan Monahan
Staff Coordinator: Todd Wyatt, Associate Planner
LIST OF EXHIBITS
A. Location Map (see attached)
B. Zoning Map (see attached)
C. Parcel Map (see attached)
D. Aerial Photo (see attached)
E. Site Photos (see attached)
F. Statement of Purpose and Conformance (see attached)
G. Development Plan (see attached)
Exhibit A
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Findings of Fact Zoning and Subdivision Hearing Board
Petition 25-04 April 21, 2004
H. Draft Conditional Use Ordinance (see attached)
I. Correspondence (see attached)
BACKGROUND
An application has been filed by William M. Brown requesting conditional use approval for upper
floor apartment dwellings in the CC1 Center City District.The subject property is located at 210-212
Prairie Street (reference Exhibits A-E).
The existing building contains a commercial space on the ground floor,and an area which previously
contained 8 apartments on the second floor. The applicant proposes to renovate second floor of the
existing building and establish 6 upscale 2 bedroom apartment rental units. Each unit will contain
between 1,120 and 1,240 square feet of floor area,and will include such amenities as granite counter
tops,master bathrooms with whirlpool tubs and separate showers,hardwood and ceramic tile floors,
wood trim around the windows and doors, and new windows. The monthly rent is anticipated to
range from$1200 to$1400 per month. The applicant also proposes to renovate the first floor of the
building, as well as the façade.
Upper floor apartment dwellings require conditional use approval in the CC1 Center City District
(reference Exhibits F - I).
FINDINGS
After due notice,as required by law,the Zoning and Subdivision Hearing Board conducted a public
hearing in consideration of Petition 25-04 on April 21, 2004. The applicant testified at the public
hearing and presented documentary evidence in support of the application. Public testimony was
presented at the public hearing. Written correspondence has been submitted. Staff submitted a
Conditional Use Review dated April 14, 2004.
A. Zoning History Findings. The subject property was zoned as follows for the years listed:
1927: E Commercial
1950: E Commercial
1960: E Commercial
1962: B2 Service Business District
1992: B2 Service Business District
ellbk
Present: CC1 Center City District
The building previously contained 8 lawful,nonconforming upper floor apartment dwellings.
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Findings of Fact Zoning and Subdivision Hearing Board
Petition 25-04 April 21, 2004
Recently, those units were abandoned. Conditional use approval is required if upper floor
apartment dwellings are to be re-established at the subject property.
B. Surrounding Land Use and Zoning Findings. The properties located to the north, east,
and west are zoned CC 1 and are developed with commercial uses.The property to the south
is zoned PCC Planned Center City District and is developed with a public parking lot and
open space. This area is the subject property of the proposed River Park Place residential
subdivision.
C. Trend of Development Findings.The central portion of the City has developed with a mix
of business, residential, and institutional uses. The subject property is located within the
traditional downtown, which continues on its course of revitalization.
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 sub area of the city with a common urban fabric. The CC1 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.
E. Site Characteristics Standard. The suitability of the subject property for the intended
conditional use with respect to its size, shape, significant features including topography,
watercourses,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 approximately 8,400 square feet
of lot area. The property is improved with a two-story commercial building containing
15,840 square feet of floor area,and a small paved walkway located just west of the building.
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
treatment, 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 storm water
control services.
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Findings of Fact Zoning and Subdivision Hearing Board
Petition 25-04 April 21, 2004
G. Traffic and Parking Standard. The availability 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 Prairie Street. Prairie Street is a local street serving the
east side of Elgin.
Off street parking will be provided in conformance with the off street parking ordinance.
Land uses within the CC 1 Center City District are not required to provide off street parking.
However, the tenants could possibly lease parking space within a nearby public parking
facility.
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 may be 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.
No evidence has been submitted or found that the proposed conditional use will be located,
designed, or operated in a manner that will exercise undue detrimental influence on itself or
surrounding property.
The proposed renovation of this building will create upscale apartment dwellings and viable
commercial space in a building which is currently underutilized.
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.
Positive Attributes. The introduction of upscale dwelling units within the center city will
help further the City's efforts towards revitalization of the downtown. The proposed
renovation of this building's second floor will provide an opportunity to bring residents into
the downtown and will help to establish a desirable 24-hour presence in the area, as
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Findings of Fact Zoning and Subdivision Hearing Board
rib Petition 25-04 April 21, 2004
recommended by the Riverfront/ Center City Master Plan. The increase in residents in the
center city will help to sustain the commercial component ofthe existing downtown,and will
likely create opportunities for future commercial development to serve the residential
community in the downtown.
Additionally, the applicant will be making significant improvements to the first floor and
exterior of the building, thereby creating an attractive commercial building at this highly
visible location in the downtown.
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.
f RECOMMENDATION
The Zoning and Subdivision Hearing Board recommends the approval of Petition 25-04. On a
motion to recommend approval of the conditional use, subject to the following conditions,the vote
was five(5) yes and zero (0)no:
1. Substantial conformance with the Statement of Purpose and Conformance,prepared
by William M. Brown, dated March 26, 2004.
2. Substantial conformance to the Building Elevation as Recommended by Staff,dated
April 19, 2004.
3. Substantial conformance to the Second Floor Plan,prepared by William M.Brown,
dated March 8, 2004.
4. Compliance with all applicable codes and ordinances.
Therefore, the motion to recommend approval of Petition 25-04 was adopted.
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Findings of Fact Zoning and Subdivision Hearing Board
Petition 25-04 April 21,2004
Respectfully submitted:
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Atf C
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Dan Weiler, airman Pro Tem
Zoning and Subdivision Hearing Board
a ren Pruss, Secretary
Zoning and Subdivision Hearing Board
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