G53-07 fir+ Ordinance No. G53-07
AN ORDINANCE
GRANTING A CONDITIONAL USE FOR A PLANNED DEVELOPMENT
TO PERMIT THE ADAPTIVE REUSE OF AN EXISTING BUILDING
WITH FOUR MULTIPLE FAMILY DWELLING UNITS IN THE
RC2 RESIDENTIAL CONSERVATION DISTRICT
(1000 North Preston Avenue)
WHEREAS, written application has been made for a conditional use for a planned
development which will allow the adaptive reuse of an exiting building with four multiple family
dwelling units in the RC2 Residential Conservation 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 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 July 18, 2007, 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
adaptive reuse of an exiting building with four condominium multiple family dwelling units in the
RC2 Residential Conservation District at 1000 North Preston Avenue and legally described as
follows:
Lots 21 and 22 in Block 10 of the Ludlow Addition to Elgin, in the City of Elgin,
Kane County, Illinois (Property Commonly Known as 1000 North Preston
Avenue).
be and is hereby granted subject to the following conditions:
1. Substantial conformance to the Petitioner's Statement of Purpose and Conformance,
submitted with the development application prepared by Keith Farnham, dated June 14,
2007.
2. Substantial conformance to the Site and Floor Plans (Sheets No. T1 and Al) prepared by
Christus Design Group Architects and dated March 14, 2007 (revised August 7, 2007).
3. Substantial conformance to the Building Elevations (Sheet No A3) prepared by Christus
Design Group Architects and dated March 14, 2007 (revised August 7, 2007).
4. Substantial conformance to the Utility Floor Plan (Sheet No. U1) prepared by Christus
Design Group Architects and dated March 14, 2007 (revised August 7, 2007).
5. Compliance with all other 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 Sc oc , Mayor
Presented: September 12, 2007
Passed: September 12, 2007
Omnibus Vote: Yeas: 7 Nays: 0
Recorded: September 13, 2007
Published:
rik Attest:
Diane Robertson, City lerk
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July 18, 2007
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FINDINGS OF FACT
Zoning and Subdivision Hearing Board City of Elgin, Illinois
SUBJECT
Consideration of Petition 40-07 Requesting a Conditional Use for a Planned Development in the
RC2 Residence Conservation District,to Permit the Adaptive Use of an Existing Building with Four
Multiple Family Dwelling Units;Property Located at 1000 North Preston Avenue by Keith Farnham,
as Applicant, and Cardunal FSB Land Trust No 98-641, as Owner.
BACKGROUND
Requested Action: Conditional Use for a Planned Development Approval
Current Zoning: RC2 Residence Conservation District
Existing Use: Vacant
rProposed Use: Four Multiple Family Dwelling_Units
Property Location: 1000 North Preston Avenue
Applicant: Keith Farnham
Owner: Cardunal FSB Land Trust No 98-641
Staff Coordinator: Denise Momodu, Associate Planner
LIST OF EXHIBITS
A. Location Map (see attached)
B. Zoning Map (see attached)
C. Parcel Map (see attached)
D. Aerial Map (see attached)
vow E. Environmental Map (see attached)
F. Site Photo (see attached)
Z
Findings of Fact Zoning and Subdivision Hearing Board
Petition 40-07 July 18, 2007
G. Development Plan and Statement of Purpose and Conformance (see attached)
H. Draft Conditional Use Ordinance (see attached)
I. Related Correspondence (see attached)
BACKGROUND
An application has been filed by Keith Farnham requesting a conditional use for a planned
development in the RC2 Residence Conservation District, to permit the adaptive use of an existing
building with four multiple family dwelling units. The property is located at 1000 North Preston
Avenue(reference Exhibits A, B, C, D, E and F).
The applicant is proposing to remodel the interior of the existing 7,905 square foot masonry building
and convert it into four condominium units. The proposed 2 bedroom units will range from 1,817
square feet to 2,060 square feet. The units will range in price between$250,000 and$300,000 each.
The open courtyard will be developed as common grounds with a garden,pond and pergola. Each
unit will have access to one parking space in the detached two car garages(reference Exhibits G,H,
and I).
The proposed development and existing building do not comply with the current zoning ordinance '411)
with regard to land use,density and setbacks. The building was constructed as commercial building
at a zero foot setback from both North Preston Avenue and Cooper Avenue,when it was allowable
in terms of land use and site design. The applicant is requesting departures from the standard
requirements of the RC2 Residence Conservation District.
GENERAL FINDINGS
After due notice,as required by law,the Zoning and Subdivision Hearing Board conducted a public
hearing in consideration of Petition 40-07 on July 18, 2007. The applicant testified at the public
hearing and presented documentary evidence in support of the application. Objectors were present.
The Community Development Group submitted a Conditional Use Review dated July 12, 2007.
The Zoning and Subdivision Hearing Board has made the following general findings:
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 conditional use and conditional
use for a planned development with respect to the site characteristics standard.
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Findings of Fact Zoning and Subdivision Hearing Board
Pb" Petition 40-07 July 18, 2007
G. Development Plan.and Statement of Purpose and Conformance (see attached)
H. Draft Conditional 1.Ise Ordinance (see attached)
I. Related Corresponc.ence (see attached)
BACKGROUND
An application has been Filed by Keith Farnham requesting a conditional use for a planned
development in the RC2 Ri:sidence Conservation District,to permit the adaptive use of an existing
building with four multiph: family dwelling units. The property is located at 1000 North Preston
Avenue(reference ExhibitsI A, B, C, D, E and F).
The applicant is proposing':o remodel the interior of the existing 7,905 square foot masonry building
and convert it into four cor dominium units. The proposed 2 bedroom units will range from 1,817
square feet to 2,060 square feet. The units will range in price between$250,000 and$300,000 each.
The open courtyard will be developed as common grounds with a garden,pond and pergola. Each
unit will have access to one parking space in the detached two car garages(reference Exhibits G,H,
and 1).
The proposed development and existing building do not comply with the current zoning ordinance
with regard to land use,density and setbacks. The building was constructed as commercial building
at a zero foot setback from both North Preston Avenue and Cooper Avenue,when it was allowable
in terms of land use and :ite design. The applicant is requesting departures from the standard
requirements of the RC2 Residence Conservation District.
GENERAL FINDINGS
After due notice,as require 3 by law,the Zoning and Subdivision Hearing Board conducted a public
hearing in consideration o: Petition 40-07 on July 18, 2007. The applicant testified at the public
hearing and presented docu mentary evidence in support of the application. Objectors were present.
The Community Developn gent Group submitted a Conditional Use Review dated July 12, 2007.
The Zoning and Subdivisim Hearing Board has made the following general findings:
A. Site Characteristti:s Standard. The suitability of the subject property for the intended
zoning district wii h respect to its size, shape, significant natural features (including
topography, waterc)urse and vegetation), and existing improvements.
e""' Findings. The sub ect property is suitable for the intended conditional use and conditional
use for a planned d;velopment with respect to the site characteristics standard.
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Findings of Fact Zoning and Subdivision Hearing Board
�.. Petition 40-07 July 18, 2007
The subject property is a regularly shaped parcel consisting of 12,672 square feet of land
area. The property is improved with a one story commercial building and paved driveway.
The subject property is relative flat. There are no significant natural features on the property.
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 conditional use and conditional
use for a planned development with respect to the sewer and water standard.
The subject property is served by existing municipal sanitary sewer and water systems. The
proposed new multiple family dwellings will be served from these existing systems.
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 is suitable for the intended conditional use and conditional
use for a planned development with respect to the traffic and parking standard.
The subject property is located at the northwest corner of Preston Avenue and Cooper
Avenue. Preston Avenue and Cooper Avenue are local streets serving the northeastern
portion of the city and the surrounding residential neighborhood.
The subject property currently has a vehicular access point off of Cooper Avenue that will be
widen to provide access to the proposed garages. Due to the site limitations the applicant is
only proposing one off street parking facility per unit.
Parking for the proposed residential dwellings can not be provided in conformance with the
Off-Street Parking 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 conditional use and conditional
use for a planned development with respect to the length of time the property has remained
undeveloped or unused in its current zoning district.
The subject property was zoned as follows for the years listed:
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Findings of Fact Zoning and Subdivision Hearing Board
Petition 40-07 July 18, 2007
1927: G Industrial District
1950: F Industrial District
1960: F Industrial District
1961: F Industrial District
1962: B4 General Service District
1992: B4 General Service District
Present: RC2 Residence Conservation District
The property was zoned B4 General Service District until 1992,when it was reclassified to
RC2 Residence Conservation District as a part of the most recent comprehensive amendment
to the zoning ordinance.
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 conditional use and conditional
use for a planned development with respect to consistency and compatibility with
surrounding land use and zoning.
The areas located to the north, south, east and west of the subject property are zoned RC2
Residence Conservation and are developed with single family residences. The proposed use
is consistent and compatible with the surrounding land uses and zoning in that a
nonresidential building is being adaptively reused for residences.
F. Trend of Development. The suitability of the subject property for the proposed planned
development with respect to its 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 conditional use and conditional
use for a proposed planned development with respect to the trend of development standard.
The subject property is located in a mature residential neighborhood.
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 RC2 Residence Conservation District is to conserve the urban residential
environment of the mature residential neighborhood of the City, which developed
predominantly subsequent to 1950 with single family detached dwellings.
Findings. The subject property is suitable for the intended conditional use with respect to
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