G6-07 (2) • Ordinance No. G6-07
AN ORDINANCE
GRANTING A CONDITIONAL USE TO PERMIT THE
CONSTRUCTION OF A BUILDING ADDITION AND EXTERIOR REMODEL
IN THE AB AREA BUSINESS DISTRICT AND THE ARC
ARTERIAL ROAD CORRIDOR OVERLAY DISTRICT
(16-24 North Airlite Street)
WHEREAS, written application has been made requesting conditional use approval to
permit the construction of a building addition and exterior remodel in the AB Area Business
District and the ARC Arterial Road Corridor Overlay District at 16-24 North Airlite 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, dated December 6, 2006, 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 construction of a building addition and
exterior remodel in the AB Area Business District and the ARC Arterial Road Corridor Overlay
District at 16 —24 North Airlite Street and legally described as follows:
Lots 8, 9, 10, 11 and 12 in Block 3 of Walter G. McIntosh and Company's Fox
River Farms, being a subdivision of part of the South half of Section 16,
Township 41 North, Range 8 East of the third principal meridian, along with
Larkin Avenue and that part of the Federal Aid Highway Route 6, Section 8-X,
according to the plat dated May 16, 1949 Document No. 626659, lying North to
the Southerly extension of the West line of said Lot 8 and bounded on the East
by the Southerly extension of the East line of said Lot 10, being situated in the
City of Elgin, Kane County, Illinois (property commonly known as 16 and 24
North Airlite Street).
be and is hereby granted subject to the following conditions:
1. Substantial conformance to the Statement of Purposes and Conformance
submitted and prepared by David K. Jurina, Avid Architecture, dated
September 22, 2006.
2. Substantial conformance to the proposed Site Development Plan (Sheet No. 1),
proposed Building Elevations and Floor Plans for the existing commercial
building (Sheet No. A1-2 and Sheet No 2.1) for Denny and Jo Development,
prepared by David K. Jurina, Avid Architecture, dated August 16, 2006.
.•
3. Substantial conformance to proposed Building Elevations and Floor Plan for the
new professional building to be constructed (Sheet No. B1-2 and Sheet No 2.2)
for Denny and Jo Development, prepared by David K. Jurina, Avid Architecture,
dated August 16, 2006.
4. Substantial conformance to the proposed Landscape Plan, prepared by Joseph P.
Kohl, Landscape Design and Construction, Inc., dated September 22, 2006.
5. That the most southerly access point shall be moved to the north to align with an
access point located to the east along Airlite Street, no later than June 30, 2008.
6. 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.
Robert Gilliam, Mayor Pro-Tern
r
Presented: January 24, 2007
Passed: January 24, 2007
Omnibus Vote: Yeas: 6 Nays: 0
Recorded: January 25, 2007
Published:
Attest: A
ALIA&Dolonn. Mecum, City Clerk
Je.i ifer • nton, Deputy City Clerk
r
December 6, 2006
FINDINGS OF FACT
Zoning and Subdivision Hearing Board City of Elgin, Illinois
SUBJECT
Consideration of Petition 98-06 Requesting a Conditional Use for a Planned Development in the AB
Area Business District, to Permit the Construction of a New Building and Exterior Building
Renovations in the ARC Arterial Road Corridor Overlay District; Property Located at 16 and 24
North Airlite Street by Dennis and Joan Junod, as Applicants and Owners.
BACKGROUND
Requested Action: Conditional Use Approval
Current Zoning: AB Area Business District
ARC Arterial Road Corridor Overlay District
Existing Use: Vacant Commercial Building
Proposed Use: Commercial
Property Location: 16 and 24 North Airlite Street
Applicants/ Owners: Dennis and Joan Junod
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)
E. Environmental Map (see attached)
(" F. Site Photos (see attached)
G. Development Plan (see attached)
EXHIBIT A
Findings of Fact Zoning and Subdivision Hearing Board
Petition 98-06 December 6, 2006
rik
H. Draft Conditional Use Ordinance (see attached)
I. Standards for Conditional Use (see attached)
BACKGROUND
An application has been filed by Dennis and Joan Junod, 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 new building, building addition and remodel the exterior building
materials. The subject property is located at16 and 24 North Airlite Street(reference Exhibits A,B,
C, D, E, and F).
The applicant is proposing to develop the subject property in three phases. Phase 1 of the
development will consist of additions and improvements to the existing commercial structure and
reconfiguration of the existing paved parking. The applicant is proposing to remodel the exterior and
interior of the existing 6,200 square feet commercial building by replacing the existing metal frame
of the building with new brick cladding and arched storefronts. The proposed changes will be to all
four elevations of the existing building. The applicant is also proposing to add additions to the north,
south and east elevations of the building for a total addition of 976 square feet in floor area,resulting
in a total floor area of 7,176 square feet for the existing building. The primary building materials of
the proposed exterior remodel are brick and glass with architectural metal accent.
Phase 2 and 3 of the proposed development will include the construction of a new professional
building containing 15,000 square feet of floor area, and additional 23 underground parking stalls.
The applicant is proposing to demolish the existing single family residence on the site. The
elevations and materials of the new building will match that proposed for the existing building as
part of Phase 1. The applicant is also proposing to move the most southerly access point to the north
to be aligned with an access point located to the east on Airlite Street.
The proposed building additions, exterior remodel, and new construction require a public hearing
and City Council 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 (reference Exhibits G, H and I).
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 zoning district with respect to the
site characteristics standard.
The subject property is a regularly shaped parcel consisting of approximately 72,500 square
2
Findings of Fact Zoning and Subdivision Hearing Board
Petition 98-06 December 6, 2006
feet of lot area. The property is improved with a 6,200 square foot metal frame commercial
building, paved parking, a single family residence and an accessory gravel driveway.
B. Sewer and Water Standard. The suitability of the subject property for the intended
conditional use for a planned development 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 for a planned
development with respect to the sewer and water standard.
The subject property is served with municipal sanitary sewer, storm sewer, and water
services. Stormwater control facilities will need to be provided on site in accordance with
the stormwater ordinance.
C. Traffic and Parking Standard. The suitability of the subject property for the intended
conditional use for a planned development 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 for a planned
development with respect to the traffic and parking standard.
The subject property is located at the northwest corner of North Airlite Street and Foothill
Road. North Airlite Street is a local road serving the areas west of the Fox River. Foothill
Road is a local street. The site currently has two points of access from Airlite Street that will
remain at this time. The mostly southerly access point will be moved north to be aligned
with an access point located to the east across Airlite Street, when the parking lot is
developed.
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
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:
1927: Outside of City Limits
1950: Outside of City Limits
1960: Outside of City Limits
1961: Outside of City Limits
1962: Outside of City Limits
1992: B3 Service Business District
Present: AB Area Business District
ARC Arterial Road Corridor Overlay District
The existing commercial building on the subject property was used as a furniture store,until
3
• Findings of Fact Zoning and Subdivision Hearing Board
Petition 98-06 December 6, 2006
recently, and is currently vacant. In 2001, the City implemented the ARC Arterial Road
Corridor Overlay District which requires any new building containing at least 1,000 square
feet of building area to be subject to planned development approval. The proposed
professional building will be primarily a masonry building.
E. Surrounding Land Use and Zoning Standard. The suitability of the subject property for
the intended conditional use for a planned development with respect to consistency and
compatibility with surrounding land use and zoning.
Findings. The subject property is suitable for the intended conditional use for a planned
development with respect to consistency and compatibility with surrounding land use and
zoning.
The properties located north, south,east and southwest of the subject property are zoned AB
Area Business District, and are developed with a mix of commercial, retail and service
businesses.
The property to the west is zoned GI General Industrial District and is developed with an
industrial use.
elk The areas to the immediate northwest and southwest of the subject property are located in
unincorporated Kane County and are improved with commercial and residential uses.
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 subject property is located along a major arterial corridor,which is developed with a mix
of offices,retail and service businesses and other commercial land uses,benefiting from the
visibility and accessibility offered by the highly traveled Larkin Avenue and Route 20
corridor. The proposed planned development is consistent with the existing pattern of
development within the area.
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.
4
Findings of Fact Zoning and Subdivision Hearing Board
Petition 98-06 December 6, 2006
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 redevelopment and site improvements are in compliance with the AB District
requirements. The site will be developed in conformance with the landscaping and sign
ordinances as part of the planned development process. The applicants are not requesting any
departures from the AB district.
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
elk 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.
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 purpose of the ARC overlay district is to ensure quality development along the city's
entryway corridors. The applicant proposes brick and glass as the primary building materials
with aluminum composite accent panels. The proposed building materials are in compliance
with the ARC Arterial Road Corridor Overlay District guidelines. Landscaping will be
elk provided around all sides of the building and within the proposed parking areas.
Comprehensive Plan. The suitability of the subject property for the intended zoning district
with respect to conformance to the goals, objectives, and policies of the official
5
Findings of Fact Zoning and Subdivision Hearing Board
Petition 98-06 December 6, 2006
comprehensive plan.
Findings. The subject property is suitable for the intended zoning district with respect to the
Comprehensive Plan Standard.
The subject property is designated as "Highway Commercial"by the Comprehensive Plan
and Design Guidelines (2005). Areas designated Highway Commercial typically serves
surrounding neighborhood areas, but also larger trade areas connected by the arterial street
system. They may include all of the commercial uses found in the mixed-use centers. In
addition, they typically include highway-serving uses such as fast food restaurants, auto-
oriented uses such as tire stores, service stations, auto parts stores, and other stand alone
retail uses. These commercial areas are generally auto dominated with few pedestrian
amenities. The proposed planned development is in conformance with this designation.
J. Natural Preservation. 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 present at the subject property which are worthy of
preservation.
K. Internal Land Use. 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 not suitable for the intended planned development with
respect to the internal land use standard.
The intent of the conditional use process is to ensure the protection of public health, safety
and welfare. The applicant is proposing to move the most southerly access point to the north
to be aligned with an access point located to the east on Airlite Street, and to reconfigure the
parking area to facilitate safe and efficient on site vehicular circulation.
No evidence has been submitted or found that the proposed planned development will cause
undue detrimental impact on itself or surrounding properties.
PLANNED DEVELOPMENT DEPARTURES AND EXCEPTIONS
A planned development may be granted certain departures from the normal standard, regulation,
requirements, and procedures of the Elgin Zoning Ordinance. The applicant is not requesting any
departures from the standard requirement of the AB Area Business District.
6
Findings of Fact Zoning and Subdivision Hearing Board
Petition 98-06 December 6, 2006
r
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. General. The purpose and intent of the ARC overlay district is to ensure quality
development along the city's entryway corridors.The proposed building addition and
other site improvements will enhance the image of a highly traveled gateway into the
city. The new building, exterior building renovations and addition will be constructed
of quality building materials. These improvements will increase the aesthetic appeal
of the property, and will meet the intent of the ARC District.
2. Positive Attributes. The establishment of high quality commercial and professional
buildings will be an attractive amenity at this intersection. The proposed
redevelopment will likely attract additional customers to the general area,which will
in turn generate additional tax revenue for the city.
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.
DECISION
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 Purposes and Conformance submitted and
prepared by David K. Jurina, Avid Architecture, dated September 22, 2006.
2. Substantial conformance to the proposed Site Development Plan (Sheet No. 1), proposed
Building Elevations and Floor Plans for the existing commercial building(Sheet No. A1-2
and Sheet No 2.1) for Denny and Jo Development, prepared by David K. Jurina, Avid
Architecture, dated August 16, 2006, with revisions as required by the Community
Development Group.
3. Substantial conformance to proposed Building Elevations and Floor Plan for the new
professional building to be constructed(Sheet No. B 1-2 and Sheet No 2.2)for Denny and Jo
7
•
. Findings of Fact Zoning and Subdivision Hearing Board
Petition 98-06 December 6, 2006
Development, prepared by David K. Jurina, Avid Architecture, dated August 16, 2006, as
required by the Community Development Group.
4. Substantial conformance to the proposed Landscape Plan, prepared by Joseph P. Kohl,
Landscape Design and Construction, Inc., dated September 22, 2006, with revision as
required by the Community Development Group.
5. That the most southerly access point shall be moved to the north to align with an access point
located to the east along Airlite Street, no later than June 30, 2008.
6. Compliance with all other applicable codes and ordinances.
Therefore, the motion to approve Petition 98-06 was passed.
Respectfully submitted,
s/Robert Langlois
Robert Langlois, Chairman
Zoning and Subdivision Hearing Board
s/ Lauren Pruss
Lauren Pruss, Secretary
Zoning and Subdivision Hearing Board
8