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G2-10B November 6, 2006 FINDINGS OF FACT Planning and Development Commission City of Elgin,Illinois SUBJECT Consideration of Petition 68-06 Requesting a Map Amendment from RC1 Residence Conservation District to PRB Planned Residence Business District;to Permit the Establishment of Offices in the ARC Arterial Road Corridor Overlay District;Property Located at 110 North McLean Boulevard by BWK Properties, LLC, as Applicants and Owners. BACKGROUND Requested Action: Map Amendment Current Zoning: RC1 Residence Conservation District ARC Arterial Road Corridor District Proposed Zoning: PRB Planned Residence Business District r. Existing Use: Single Family Home Proposed Use: Offices Property Location: 110 North McLean Boulevard Applicants &Owners: BWK Properties, LLC. 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) rim- F. Site Photos (see attached) EXHIBIT G. Development Plan (see attached) Findings of Fact Planning and Development Commission Petition 68-06 November 6, 2006 H. Draft Planned Development Ordinance (see attached) I. Related Correspondence (see attached) BACKGROUND An application has been filed by BWK Properties, LLC, requesting a map amendment from RC1 Residence Conservation District to PRB Planned Residence Business District to permit the establishment of offices in the ARC Arterial Road Corridor Overlay District.The subject property is located at 110 North McLean Boulevard (reference Exhibits A, B, C, D, E, and F). The subject property is improved with a one story brick house and paved driveway. The applicant is proposing to use the existing 2,500 square foot house for office uses.The site will be improved with paved parking and landscaping(reference Exhibits G and H). It should be noted that this proposed rezoning provides for the introduction of a parking lot which extends back into the residential neighborhood. This will result in the home to the north being directly across the street from the parking lot. The home to the west will adjoin the parking lot,and the home to the south will back to the parking lot. The applicants will construct landscape setbacks that are intended to provide mitigation. 4.1111) GENERAL FINDINGS After due notice, as required by law, the Planning and Development Commission held a public hearing in consideration of Petition 68-06 on October 16,2006. The applicant testified at the public hearing. Objectors spoke at the public hearing and written correspondence has been submitted (reference Exhibit I). The Community Development Group submitted a Map Amendment Review, dated October 11, 2006. The Planning and Development Commission has made the following findings concerning the standards for planned developments: 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 23,120 square feet of land. The property is improved with a one story brick house and paved driveway.The site is relatively flat. There are no significant natural features or vegetation present on the subject property. -2 - • Findings of Fact Planning and Development Commission Petition 68-06 November 6, 2006 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 proposed planned development with respect to the sewer and water standard. The subject property will be served by municipal water and sanitary sewer facilities. Stormwater control 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 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 zoning district with respect to the traffic and parking standard. The subject property is located on the southwest corner of McLean Boulevard and Easy Street. Easy Street is a local street serving the Country Knolls subdivision. McLean Boulevard is an arterial road which carries a significant amount of traffic,and serves the west row side of Elgin. Off-street parking will 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 zoning district 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: Out of City 1950: Out of City 1960: A Residential 1961: A Residential 1962: R2 Single Family Residence District 1992: R2 Single Family Residence District Present: RC1 Residence Conservation District ARC Arterial Road Corridor Overlay District The subject property was annexed to the City of Elgin in 1960 and zoned residential. The property was originally owned by Dr. Rochus Stiller and his wife. Dr. Stiller designed the - 3 - Findings of Fact Planning and Development Commission Petition 68-06 November 6, 2006 house to function as his private residence with a connected medical office. 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 subject property is located on the edge of a residential neighborhood. The areas to the north,south and west of the subject property are zoned RC1 Residence Conservation District. The area to the east across McLean Boulevard is zoned RC2 Residence Conservation District and is also developed with single family homes. Due to the location of the subject property, low intensity office uses are an appropriate transitional use. 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 on the edge of a residential neighborhood. Due to the location of the subject property,low intensity office uses are an appropriate transitional use. Accordingly,the adaptive reuse of the property for offices provides a compatible transition between the adjoining residential district and McLean Boulevard,which has business zoning further north and south. 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 PRB Planned Residence Business District is to conserve the residential character of certain properties located within transportation corridors as designated by the official comprehensive plan by providing various use alternatives, but with site design regulations in keeping with a planned residential environment, subject to the provisions of Chapter 19.60, Planned Developments. A PRB zoning district is most similar to,but may depart from the standard requirements of the RB Residence Business District. The purpose and intent of the provision of planned developments is to accommodate unique development situations. For planned development districts,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 - 4 - . Findings of Fact Planning and Development Commission Petition 68-06 November 6,2006 strict application of the other chapters of this title; 2. A creative approach to the use of land and related improvements resulting in better design and construction of aesthetic amenities; and 3. The preservation of significant natural features including topography,watercourses, wetlands, and vegetation. Findings. The subject property is suitable for the intended zoning district with respect to conformance to the provision for the purpose and intent, and the location and size of a PRB Planned Residence Business District. The applicant is not requesting any departures from the standard regulations of the RB Residence Business Zoning District. However, the subject property is not big enough to meet the minimum area of 2 acres to constitute a separate RB District exclusive of right of way. The applicant is requesting to rezone the intervening property located at 130 North McLean Boulevard to provide contiguity to the adjacent CF Community Facility District which will then permit the rezoning the subject property to RB. 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 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"Low Density Residential(2.1 -4 dwelling units per net acre)" by the Comprehensive Plan and Design Guidelines (2005). The Low Density Residential designation offers neighborhoods access to collector roads, access to water and sanitary sewer systems, and proximity to public safety services. The provision of park and open space is encourages to provide opportunities for recreation and access to pedestrian and bicycle trail systems. Other uses allowed in this category may include neighborhood commercial centers,churches and school in locations deemed appropriate by the City. While not in conformance with this designation, the adaptive reuse of the property for offices provides a compatible transition between the adjoining residential district and McLean Boulevard,which has business zoning further north and south. 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 present at the subject property worthy of preservation. - 5 - Findings of Fact Planning and Development Commission Petition 68-06 November 6, 2006 J. 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. The proposed zoning district will be regulated by the terms and conditions of the planned development ordinance controlling the use and development of the subject property. The planned development ordinance is intended to prevent undue detrimental influence on the proposed internal land uses and on the surrounding properties. The applicant has agreed to limit the permitted uses to residential and office type uses. PLANNED DEVELOPMENT DEPARTURES AND EXCEPTIONS A planned development may be granted certain departures from the normal standards,regulations, requirements,and procedures of the zoning ordinance. This planned development is proposed to be zoned PRB District. The applicant is not requesting any departures from the normal standards, regulations, and requirements of the RB zoning ordinance. SUMMARY OF FINDINGS,UNRESOLVED ISSUES AND ALTERNATIVES The Planning and Development Commission has developed or identified the following findings, unresolved issues, and alternatives: A. Summary of Findings 1. Trend of Development. The subject property is located on the edge of a residential neighborhood. Due to the location of the property, low intensity office uses are an appropriate transitional use. Accordingly, the adaptive reuse of the property for offices provides a compatible transition between the adjoining residential district and the character of McLean Boulevard, which has business zoning further north and south. 2. Zoning District. The applicant is not requesting any departures from the standard regulations of the RB Residence Business Zoning District. However, the subject property is not big enough to meet the minimum area of 2 acres to constitute a separate RB District exclusive of right of way. The applicant is requesting to rezone the intervening property located at 130 North McLean Boulevard to provide contiguity to the adjacent CF Community Facility District which will then permit the rezoning the subject property to RB. - 6 - - Findings of Fact Planning and Development Commission Petition 68-06 November 6, 2006 3. Internal Land Use. The proposed zoning district will be regulated by the terms and conditions of the planned development ordinance controlling the use and development of the subject property. The planned development ordinance is intended to prevent undue detrimental influence on the proposed internal land uses and on the surrounding properties. The applicant has agreed to limit the permitted uses to residential and office type uses. 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: em4 1. Substantial conformance to the Petitioner's Statement of Purpose and Conformance and Floor Plan,submitted with the development application and cover letter prepared by Richard L. Heimburg, Esquire; dated July 18, 2006. 2. Substantial conformance to the Landscape Plan prepared by Paul Bednar Planning&Design, Ltd. and dated August 1, 2006 with revisions as required by the Community Development Group. 3. A six foot high solid fence shall be installed along the west and south property lines. 4. Any future dumpster enclosure shall be screened as required by the zoning ordinance. 5. Compliance with all other applicable codes and ordinances. Therefore,the motion to recommend approval of Petition 68-06 was adopted. - 7 - Findings of Fact Planning and Development Commission Petition 68-06 November 6, 2006 Respectfully Submitted, 1dd 4 .151 Robert Siljestrom, ting Chairman Planning and Development Commission (S;'‘A 0Sh kit (j -..01 Sarosh Sailer, Secretary Planning and Development Commission 4111) - 8 -