G64-05 Ordinance No. G64-05
AN ORDINANCE
GRANTING A CONDITIONAL USE FOR A PLANNED DEVELOPMENT
TO PERMIT THE CONSTRUCTION OF A BUILDING ADDITION IN THE
AB AREA BUSINESS DISTRICT AND THE ARC
ARTERIAL ROAD CORRIDOR OVERLAY DISTRICT
(1 572 Larkin Avenue)
WHEREAS, written application has been made for a conditional use for a planned
development which will allow for the construction of a building addition to be used as a car wash
within the AB Area Business District and the ARC Arterial Road Corridor Overlay District at 1572
Larkin 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,
dated May 4, 2005, 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 a planned development which will allow for the
construction of a building addition to be used as a car wash within the AB Area Business District
and the ARC Arterial Road Corridor Overlay District at 1572 Larkin Avenue and legally described
as follows:
Lot 1 (except the East 57.50 feet as measured along the , North line thereof and
also except that part conveyed to the people of the State of Illinois by deed
recorded May 11, 1984 as documented 1679358) of Harris Oil Subdivision, in the
City of Elgin, Kane County, Illinois (property commonly known as 1572 Larkin
Avenue)
be and is hereby granted subject to the following conditions:
1. Substantial conformance to the Statement of Purpose and Conformance,
submitted by Peter Bazos, and dated March 23, 2005.
2. Substantial conformance to the Site Plan(sheet A3), prepared by Design Studio C,
dated February 15, 2005.
3. Substantial conformance to the Building Elevations (sheets A, B, and C),prepared
by Design Studio C, dated June 30, 2005.
4. Substantial conformance to the Landscape Plan, prepared by George Kay and
Associates, dated April 21, 2005. Additionally, the vinyl fence located along the
east property line shall be removed.
5. Substantial conformance to the Ground Sign Plan, prepared by Design Studio C,
dated February 15, 2005. The existing freestanding sign shall be removed and
replaced with a monument sign which conforms to the sign ordinance.
6. Conformance with all applicable codes and ordinances.
Section 3. That the conditional use granted herein shall expire if not established within two
years 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: July 27, 2005
Passed: July 27, 2005
Omnibus Vote: Yeas: 7 Nays: 0
Recorded: July 28, 2005
Published:
Attest: }� ,
Dolonna Mecum, City Clerk
r
rbk May 4, 2005
FINDINGS OF FACT
Zoning and Subdivision Hearing Board City of Elgin, Illinois
SUBJECT
Consideration of Petition 26-05 Requesting a Conditional Use for a Planned Development in the
AB Area Business District and the ARC Arterial Road Corridor Overlay District, to Permit the
Construction of a Building Addition; Property Located at 1572 Larkin Avenue by Brittain
Investments, as Applicant and Owner.
BACKGROUND
Requested Action: Conditional Use Approval
Current Zoning: ARC Arterial Road Corridor Overlay District
AB Area Business District
Existing Use: Car Wash
Property Location: 1572 Larkin Avenue
Applicant/Owner: Brittain Investments
Staff Coordinator: Todd Wyatt, Associate Planner
LIST OF EXHIBITS
I.Location Map (see attached)
II.Zoning Map (see attached)
III.Parcel Map (see attached)
IV.Aerial Map (see attached)
V.Site Photos (see attached)
VI.Statement of Purpose and Conformance (see attached)
G. Development Plan (see attached)
Ex417), v 4
Exhibit A
H. Draft Conditional Use Ordinance (see attached)
I. Correspondence (see attached)
BACKGROUND
An application has been filed by Brittain Investments, requesting a conditional use for a planned
development in the AB Area Business District and the ARC Arterial Road Corridor Overlay
District, to permit the construction of a building addition and a new façade on the existing
building. The property is located at 1572 Larkin Avenue (reference Exhibits A, B, C, D, and E).
The applicant is proposing to construct a building addition to the northern portion of the existing
building. The existing building contains approximately 2,359 square feet of floor area. The
applicant is proposing to remove a portion of the existing building and construct an addition
containing approximately 520 square feet of floor area. The building will contain approximately
2,660 square feet after the work has been completed. The applicant is also proposing to construct
a new façade on the building, consisting of masonry materials and EIFS. Additional landscaping
and new signage is also proposed for the site. The proposed building addition and new façade
requires Planned Development approval due to the site being located in an ARC Arterial Road
Corridor Overlay District. The purpose and intent of the ARC overlay district is to ensure quality
development along the city's entryway corridors. Additionally, the car wash is considered a
lawful conditional use in the AB Area Business District. Expansion of a conditional use requires
conditional use approval (reference Exhibits F, G, H, and I).
FINDINGS
After due notice, as required by law, the Zoning and Subdivision Hearing Board held a public
hearing in consideration of Petition 26-05 on May 4, 2005. The applicant testified at the public
hearing and presented documentary evidence in support of the application. No public testimony
was presented. The Community Development Group submitted a Conditional Use Review, dated
April 21, 2005.
The Zoning and Subdivision Hearing Board has made the following findings concerning the
standards for map amendments:
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 zoning district with respect to
the site characteristics standard.
•
The subject property is a regularly shaped parcel containing 17,280 square feet of land
area. The property is currently developed with a 2,359 square foot commercial building
and a paved vehicle use area. There are no significant natural features present on this site.
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 zoning district with respect to
the sewer and water standard.
The property will be served by municipal sanitary sewer, storm sewer, and water services.
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 may be suitable for the intended zoning district with
respect to the traffic and parking standard.
The subject property is located on the north side of Larkin Avenue. Larkin Avenue is an
arterial street, serving the west side of Elgin. Jane Drive is a collector street, which serves
the commercial and residential uses located north of Larkin Avenue.
Off street parking will be provided in conformance with the zoning ordinance.
D. Zoning History Standard. The suitability of the subject property for the intended
zoning district with respect to the length of time the property has remained undeveloped
or unused in its current zoning district.
Findings. The subject property is suitable for the intended zoning district with respect to
the length of time the property has remained undeveloped or unused in its current zoning
district.
The subject property has been zoned as follows for the years listed:
1927: Out of City
1950: Out of City
1960: Out of City
1962: B4 General Business District
1992: B3 General Business District
Present: AB Area Business District
ARC Arterial Road Corridor Overlay District
The subject property was annexed in 1962. The subject property is currently being
utilized as a car wash, which is considered a lawful, conditional use in the current zoning
district. The expansion of an existing conditional use requires conditional use approval.
E. Surrounding Land Use and Zoning Standard. The suitability of the subject property
for the intended zoning district with respect to consistency and compatibility with
surrounding land use and zoning.
Findings. The subject property is suitable for the intended zoning district with respect to
consistency and compatibility with surrounding land use and zoning.
The areas to the east and west are zoned AB Area Business District and have developed
with commercial uses. The area to the north of the subject property is zoned MFR
Multiple Family Residence District and is developed with residential use. The area to the
south is zoned CF Community Facility District, and is developed with a church.
F. Trend of Development Standard. The suitability of the subject property for the
intended zoning district with respect to 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 zoning district with respect to
consistency with an existing pattern of development or an identifiable trend within the
area.
The western portion of the Larkin Avenue corridor has developed primarily with
commercial uses.
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.
The purpose of the AB Area Business District is to provide commodities and services to
several neighborhoods, and, in some instances, to a community wide or regional
supporting population. AB zoning districts are limited by the applicable site design
regulations to an intermediate scale of development relative to NB Neighborhood
Business Districts and the CC1 Center City District.
Findings. The subject property is suitable for the intended conditional use for a planned
development with respect to conformance to the provisions for the purpose and intent,
and the location and size of a zoning district.
The proposed use is a lawful conditional use in the AB Area Business District. No
departures from the site design requirements of the AB District will be necessary for(gib' building addition to be built as proposed. The site will be brought into conformance with
the landscaping and sign ordinances as part of the planned development process.
H. Conditional Use for a Planned Development Standard. The suitability of the subject
property for the intended conditional use for a planned development with respect to
conformance to the provisions for the purpose and intent of planned developments.
No conditional use for a planned development should be granted for the sole purpose of
introducing a land use not otherwise permitted on the subject property. The purpose and
intent of the provisions for planned developments is to accommodate unique development
situations. For planned developments as a conditional use, the planned development
should demonstrate the following characteristics:
1. An opportunity to realize a development of demonstrated need with respect to the
types of environment available to the public that would not be possible under the
strict application of the other chapters of this title.
2. The public benefit realized by the establishment of the planned development is
greater than if the property were to remain subject to the standard requirements of
the zoning district in which it is located.
3. Extraordinary conditions or limitations governing site design, function, operation,
and traffic are imposed on the planned development.
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.
In general, the purpose and intent of the provision for planned developments is to
accommodate unique development situations. For planned development districts, the
planned development should demonstrate the following characteristics:
Findings: The subject property is suitable for the intended conditional use for a planned
development with respect to conformance to the purpose and intent of a conditional use
for a planned development.
The applicant is proposing to add landscaping to the site, and to bring the freestanding
sign into conformance with the sign ordinance. The applicant is also proposing to
enhance the building by constructing a new facade on the entire building consisting of a
combination of masonry and E.I.F.S. material. The proposal is in conformance with the
purpose and intent of the standards of the ARC Arterial Road Corridor Overlay District.
H. Comprehensive Plan Standard. The suitability of the subject property for the intended
zoning district with respect to conformance to the goals, objectives, and policies of the
official comprehensive 0.16' Findings. The subject property is suitable for the intended zoning district with respect to
the Comprehensive Plan Standard.
The subject property is designated as "Commercial," by the 2005 Comprehensive Plan.
The proposed planned development is in conformance with this designation.
Natural Preservation Standard. The suitability of the subject property for the intended
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 planned development with
respect to the Natural Preservation Standard.
There are no significant natural features located on this property.
A. Internal Land Use Standard. 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.
Findings. The subject property is suitable for the intended planned development with
respect to the internal land use standard.
No evidence has been submitted or found that the proposed planned development will be
located, designed, or operated in a manner that will exercise undue detrimental influence
on itself or surrounding property.
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. Positive Attributes. The purpose and intent of the ARC overlay district is to ensure
quality development along the city's entryway corridors. The building addition
and other site improvements will enhance the image of a highly traveled gateway
into the city.
2. Conditional Use for a Planned Development. The applicant is proposing to add
landscaping to the site, and to bring the freestanding sign into conformance with
the sign ordinance. The applicant is also proposing to enhance the building by
constructing a new façade on the entire building consisting of a combination of
masonry and E.I.F.S. material. The proposal is in conformance with the purpose
and intent of the standards of the ARC Arterial Road Corridor Overlay District.
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
The Zoning and Subdivision Hearing Board hereby recommends the approval of Petition 26-05.
On a motion to recommend approval, subject to the following conditions, the vote was four (4)
yes and zero (0)no:
1. Substantial conformance to the Statement of Purpose and Conformance, submitted by
Peter Bazos, and dated March 23, 2005.
2. Substantial conformance to the Site Plan (sheet A3), prepared by Design Studio C, dated
February 15, 2005, with revisions as required by the Community Development Group.
3. Substantial conformance to the Building Elevations (sheets A4 and A5), prepared by
rk Design Studio C, dated February 15, 2005.
4. Substantial conformance to the Landscape Plan, prepared by George Kay and Associates,
dated April 21, 2005, with revisions as required by the Community Development Group,
including the addition of 9 evergreen shrubs planted along the north property line, or the
provision of a fence which conforms to the zoning ordinance. Additionally, the vinyl
fence located along the east property line shall be removed.
5. Substantial conformance to the Ground Sign Plan, prepared by Design Studio C, dated
February 15, 2005. The existing freestanding sign shall be removed and replaced with a
monument sign which conforms to the sign ordinance.
6. Conformance with all applicable codes and ordinances.
Therefore, the motion to recommend approval of Petition 26-05 was adopted.
Respectfully submitted:
Dan Weiler, Chairman
Zoning and Subdivision Hearing Board
Todd Wyatt, Secretary