G10-08 rik
Ordinance No. G10-08
AN ORDINANCE
GRANTING A CONDITIONAL USE TO PERMIT
EXTERIOR BUILDING RENOVATIONS
IN THE CC1 CENTER CITY DISTRICT AND THE
ARC ARTERIAL ROAD CORRIDOR OVERLAY DISTRICT
(2 North State Street)
WHEREAS, written application has been made requesting conditional use approval to
permit the exterior building renovations in the CC1 Center City District and the ARC Arterial
Road Corridor Overlay 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 December 5, 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 to permit the exterior building renovation in the CC1
Center City District and the ARC Arterial Road Corridor Overlay District at 2 North State Street
and legally described as follows:
The Southerly 22 feet of the Westerly 80 feet of the Easterly 90 feet of Lot 12,
Block 29 of the Original Town of Elgin on the West of the Fox River, in the City
of Elgin, Kane County, Illinois (property commonly known as 2 North State
Street).
be and is hereby granted subject to the following conditions:
1. Substantial conformance with the Statement of Purpose and Conformance,
submitted with letter signed by Mr. Abdyl Mehmeti, dated received
September 17, 2007.
2. Substantial conformance to the Building Elevation (Sheet MP-1) and Floor Plan
(Sheet A-1), prepared by Baranyk Associates, Ltd. Architects, Engineers and
Planners, and dated July 16, 2007, latest revisions dated October 2, 2007.
3. Compliance with all applicable codes and ordinances.
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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.
Ed Schock, Mayor
Presented: January 23, 2008
Passed: January 23, 2008
Omnibus Vote: Yeas: 7 Nays: 0
Recorded: January 24, 2008
Published:
Attest:
Ok-
Diane Robertson, City lerk
December 5, 2007
rik FINDINGS OF FACT
Zoning and Subdivision Hearing Board City of Elgin, Illinois
SUBJECT
Consideration of Petition 67-07 Requesting a Conditional Use in the CC1 Center City District, to
Permit Exterior Building Renovations in the ARC Arterial Road Corridor Overlay District;Property
Located at 2 North State Street by Abdyl Mehmeti, as Applicant and Owner.
GENERAL INFORMATION
Requested Action: Conditional Use Approval
Current Zoning: CC1 Center City District
ARC Arterial Road Corridor Overlay District
Existing Use: First Floor Vacant Tenant Space and Upper Floor Apartment
Property Location: 2 North State Street
Applicant and Owner: Abdyl Mehmeti
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 Photo (see attached)
E. Environmental Photo (see attached)
F. Site Photos (see attached)
G. Statement of Purpose and Conformance (see attached)
H. Draft Conditional Use Ordinance (see attached)
EXHIBIT
Findings of Fact Zoning and Subdivision Hearing Board
Petition 67-07 December 5, 2007
BACKGROUND
An application has been filed by Abdyl Mehmeti requesting conditional use approval in the CC1
Center City District,to permit the renovation of the exterior of the existing building. The property is
located at 2 North State Street (reference Exhibits A, B, C, D, E and F).
The applicant is requesting to remove and replace the existing canopy with a new fabric awning,re-
open all the blocked in windows and install new double hung windows on the second floor. The
applicant is also proposing to replace the existing stairs and railing across the front entrance. The
proposed exterior building modifications 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 and H).
GENERAL FINDINGS
After due notice,as required by law,the Zoning and Subdivision Hearing Board conducted a public
hearing in consideration of Petition 67-07 on December 5,2007.The applicant testified at the public
hearing and presented documentary evidence in support of the application. No objectors were
present. The Community Development Group submitted a Conditional Use Review dated November
30, 2007.
The Zoning and Subdivision Hearing Board has made the following general findings:
A. Zoning History Standard. The suitability of the subject property for the intended
conditional use 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 with respect to
the length of time the property has remained undeveloped or unused in its current zoning
district.
1927: F-Industrial District
1950: F-Industrial District
1960: F-Industrial District
1962: B-3 Service Business District
1992: B-3 Service Business District
Present: CC1 Center City District
ARC Arterial Road Corridor Overlay District
The subject property was rezoned to CC 1 Center City District as part of the comprehensive
amendment to the zoning ordinance in 1992.
B. Surrounding Land Use and Zoning Standard. The suitability of the subject property for
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Findings of Fact Zoning and Subdivision Hearing Board
Petition 67-07 December 5, 2007
the intended conditional use with respect to consistency and compatibility with surrounding
land use and zoning.
Findings. The subject property is suitable for the intended conditional use with respect to
consistency and compatibility with surrounding land use and zoning.
The subject property is located on the west edge of the center city. The areas located to the
north,south,east and west are zoned CC1 Center City District and are developed with a mix
of offices, retail, restaurants, service businesses, industrial land uses, and upper floor
apartment dwellings. The Metra Railroad and Pace bus stop are located a block east of the
subject property.
C. Trend of Development Standard. The suitability of the subject property for the intended
conditional use 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 with respect to
the trend of development standard.
The subject site is located along a major arterial corridor and developed with a mix of office,
retail and service businesses,and other commercial and industrial land uses,benefitting from
the visibility and accessibility offered by the highly traveled State Route 31.
D. Zoning District Standard. The suitability of the subject property for the intended
conditional use 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 with respect to
the length of time the property has remained undeveloped or unused in its current zoning
district.
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 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.
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. The proposed exterior building
modifications, such as the installation of new double hung windows and new awning,meets
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Findings of Fact Zoning and Subdivision Hearing Board
Petition 67-07 December 5, 2007
the requirements and intent of the ARC District.
STANDARDS FOR CONDITIONAL USES
The Zoning and Subdivision Hearing Board has made the following findings concerning the
standards for conditional uses:
A. 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 consisting of 1,760 square feet of lot area.
The property is improved with a two story 3,520 square foot commercial structure with a
basement, built lot line to lot line.
B. 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.
C. 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 at the intersection of North State Street(Route 31)and West
Chicago Street. Both roads are arterial streets serving the west side of Elgin.
Land uses within the CC1 Center City District are not required to provide off street parking.
D. Comprehensive Plan Standard. The suitability of the subject property for the intended
conditional use with respect to conformance to the goals, objectives, and policies of the
official comprehensive plan.
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Findings of Fact Zoning and Subdivision Hearing Board
Petition 67-07 December 5, 2007
Findings. The subject property is suitable for the intended conditional use with respect to
the Comprehensive Plan Standard.
The subject property is designated as "Community Mixed-Use Center" by the City's
Comprehensive Plan and Design Guidelines dated 2005. Downtown Elgin functions as a
unique community mixed-use center within the planning area. It is the historic and
traditional heart of the community. Recommended land uses include a compatible mix of
residential, employment, educational, civic, and office uses, combined with a cultural and
entertainment center focus that extends activities throughout the day. Pedestrian, bicycle,
transit and vehicular circulation systems are coordinated and efficient. Streets and places are
designed to encourage pedestrian activity.
E. 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 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.
rik 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.
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 purpose and intent of the ARC overlay district is to ensure quality
development along the city's entryway corridors.The proposed exterior building renovations
will enhance the image of a highly traveled gateway into the city. These improvements will
increase the aesthetic appeal of the property, and meet the intent of the ARC 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.
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Findings of Fact Zoning and Subdivision Hearing Board
Petition 67-07 December 5, 2007
DECISION
The Zoning and Subdivision Hearing Board recommends the approval of Petition 67-07. On a
motion to recommend approval of the conditional use, subject to the following conditions,the vote
was six (6)yes and zero (0) no:
1. Substantial conformance with the Statement of Purpose and Conformance, submitted with
letter signed by Mr. Abdyl Mehmeti, dated received September 17, 2007.
2. Substantial conformance to the Building Elevation(Sheet MP-1)and Floor Plan(Sheet A-1),
prepared by Baranyk Associates,Ltd.Architects,Engineers and Planners,and dated July 16,
2007, latest revisions dated October 2, 2007.
3. All graphics must meet the requirements of Chapter 19.50 Street Graphics of the Elgin
Municipal Code.
4. Compliance with all applicable codes and ordinances.
Therefore, the motion to recommend approval of Petition 67-07 was adopted.
Respectfully Submitted,
s/ Robert Langlois
Robert Langlois, Chairman
Zoning and Subdivision Hearing Board
s/ Sarosh Saher
Sarosh Saher, Secretary
Zoning and Subdivision Hearing Board
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