G10-19 Ordinance No. G10-19
AN ORDINANCE
GRANTING A CONDITIONAL USE FOR A PLANNED DEVELOPMINT
IN THE CC1 CENTER CITY DISTRICT
(11-13 and 15 N. Grove Avenue)
WHEREAS, written application has been made requesting conditional use approval for a
planned development to construct five residential upper floor apartment dwelling units with gross
floor areas less than the minimum required at 11-13 and 15 N. Grove Avenue; and
WHEREAS, the zoning lot containing the premises at 11-13 and 15 N. Grave Avenue is
legally described herein (the "Subject Property"); and
WHEREAS, the Subject Property is located within the CC1 Center City District; and
WHEREAS,the Planning and Zoning Commission conducted a public hearing concerning
said application on February 4, 2019, following due notice including by publication; and
WHEREAS, the Community Development Department and the Planning and Zoning
Commission have submitted their Findings of Fact concerning said application; and
WHEREAS, the Community Development Department and the Planning and Zoning
Commission recommend approval of said application, subject to the conditions artidulated below;
and
WHEREAS, the City Council of the City of Elgin, Illinois, has reviewed the findings and
recommendations of the Community Development Department and the Planning and Zoning
Commission; and
WHEREAS,the City of Elgin is a home rule unit and as a home rule unit may exercise any
power and perform any function pertaining to its government and affairs; and
WHEREAS,zoning,including,but not limited to,this ordinance granting a donditional use
in the CC 1 Center City District pertains to the government and affairs of the city.
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 February 4, 2019, and the recommendations made by the Community Development
Department and the Planning and Zoning Commission, 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 authorizing the
construction of five (5)residential upper floor apartment dwelling units with gross poor areas less
than minimum required is hereby granted for the properties commonly known as 1'1-13 and 15 N.
Grove Avenue, and commonly identified by Kane County Property Index Numbers 06-14-283-
006-0000, 06-14-283-007-0000, and 06-14-283-008-000, and legally described as follows:
PARCEL 1:
THAT PART OF LOTS 2 AND 3 IN BLOCK 19 OF THE ORIGINAL TOWN ON THE
EAST SIDE OF THE FOX RIVER DESCRIBED AS FOLLOWS:
BEGINNING AT THE NORTHWEST CORNER OF LOT 3 AFORESAID; THENCE
SOUTHEASTERLY ALONG THE EASTERLY LINE OF RIVER STREET 22 FEET;
THENCE NORTHEASTERLY AT RIGHT ANGLES 54.83 FEET; THENCE
NORTHWESTERLY PARALLEL WITH THE EASTERLY LINE OF RIVER STREET
AFORESAID 22 FEET;THENCE SOUTHWESTERLY 54.83 FEET TO THE POINT OF
BEGINNING, IN THE CITY OF ELGIN, KANE COUNTY, ILLINOIS, SAID
PREMISES BEGIN ALSO KNOWN AS"LOT 0"OF ASSESSOR'S SUBDIVISION OF
SAID BLOCK 19.
PARCEL 2:
THAT PART OF LOTS 2 AND 3 IN BLOCK 19 OF THE ORIGINAL TOWN OF
ELGIN,AFORESAID, DESCRIBED AS FOLLOWS:
COMMENCING AT THE NORTHWEST CORNER OF SAID LOT 3; THENCE
SOUTHEASTERLY ALONG THE EASTERLY LINE OF RIVER STREET 22 FEET
FOR A POINT OF BEGINNING; THENCE NORTHEASTERLY AT RIGHT ANGLES
54.83 FEET;THENCE SOUTHEASTERLY PARALLEL WITH THE EASTERLY LINE
OF RIVER STREET 11 FEET TO THE NORTH LINE OF SAID LOT 3;THENCE EAST
ALONG THE NORTH LINE OF SAID LOT 6.50 FEET TO THE NORTHEAST
CORNER THEREOF; THENCE SOUTH ALONG THE EASTERLY LINE OF SAID
LOT 10.10 FEET TO A LINE DRAWN PARALLEL TO AND 22 FEET SOUTHERLY
FROM THE NORTHERLY LINE OF THIS TRACT; THENCE SOUTHWESTERLY
ALONG SAID LINE TO THE EASTERLY LINE OF RIVER STREET; THENCE
NORTHERLY ALONG THE EASTERLY LINE OF SAID STREET 22 FEET TO THE
POINT OF BEGINNING,IN THE CITY OF ELGIN,KANE COUNTY,ILLINOIS,SAID
PREMISES BEING ALSO KNOWN AS LOT "P" OF THE ASSESSOR'S
SUBDIVISION OF SAID BLOCK 19.
PARCEL 3:
THAT PART OF LOT 2 IN BLOCK 19 OF THE ORIGINAL TOWN OT' ELGIN, ON
THE EAST SIDE OF FOX RIVER, DESCRIBED AS FOLLOWS:
COMMENCING AT THE SOUTHWEST CORNER OF SAID LOT 2; THENCE
EASTERLY AT RIGHT ANGLES TO THE EASTERLY LINE OF RIVE STREET 66
FEET;THENCE NORTHERLY PARALLEL WITH THE EASTERLY LI E OF RIVER
STREET 22 FEET; THENCE WESTERLY AT RIGHT ANGLES TO TH EASTERLY
LINE OF RIVER STREET 66 FEET TO THE EASTERLY LINE OF SAID RIVER
2
STREET;THENCE SOUTHERLY ALONG SAID EASTERLY LINE 22 FEET TO THE
POINT OF BEGINNING IN THE CITY OF ELGIN, KANE COUNTRY, ILLINOIS.
(commonly known as 11-13 and 15 N. Grove Avenue).
Section 3. That the conditional use for the Subject Property as authorized by this
ordinance shall be subject to the following additional conditions:
1. Substantial conformance to the Development Application submitted by Patrick O'Neil
Property Group, LLC-Grove, as applicant and property owner, received January 11,
2019, and supporting documents including:
a. Letter"RE: Conditional Use Statement of Purpose and Conformance Application",
prepared by Pat Sakolari, dated January 11, 2019, with three pages Of attachment
containing Statement of Purpose and Conformance for Conditional Use and
Statement of Purpose and Conformance for Planned Development;
b. Undated"11-13 N.Grove Ave Units 1,2,3"floor plan,received February 15,2019,
with such further revisions as required by the Community Development Director;
c. Undated"15 N. Grove Ave Unit 4, 5"floor plan,received February 15, 2019, with
such further revisions as required by the Community Development Director; and
d. Undated proposed building restoration rendering photo,received January 14,2019.
In the event of any conflict between such documents and the terms of this ordinance or
other applicable city ordinances, the terms of this ordinance or other applicable city
ordinances shall supersede and control.
2. Compliance with all applicable codes and ordinances.
Section 4. That this ordinance shall be in full force and effect upon its passage in the
manner provided by law. •
if,
avid . Kap in, .yor
Presented: March 6, 2019
Passed: March 6, 2019
Omnibus Vote: Yeas: 8 Nays: 0
Recorded: March 6, 2019 (
Published: March 7, 2019
Atte s 'r
Kimberly Dewis, Ci lerk ''A <, ..
Oh,
1
3
EXHIBIT A
February 4, 2019
RECOMMENDATION & FINDINGS OF FACT
OF THE COMMUNITY DEVELOPMENT DEPARTMENT AND
THE PLANNING & ZONING COMMISSION
CITY OF ELGIN, IL
OVERVIEW
Provided herein are the written findings and recommendation of the Community Development
Department and the Planning & Zoning Commission regarding Petition 02-19, an application by
Patrick O'Neil Property Group, LLC-Grove, as applicant and property owner, requests approval
of a planned development as a conditional use with a departure from Section 19.35.535 of the
Elgin Municipal Code, "Site Design", specifically to reduce the minimum floor area for upper-
floor dwellings, to construct five upper-floor residential units at the properties commonly known
as 11-13 and 15 North Grove Avenue. The property is zoned CC1 Center City District.
GENERAL INFORMATION
Petition Number: 02-19
Property Location: 11-13 and 15 N. Grove Ave
Requested Action: Planned Development as a Conditional Use
Current Zoning: CC1 Center City District
Proposed Zoning: No change. CC1 Center City District
Existing Use: Vacant two-story mixed-use buildings
Proposed Use: Mixed-use buildings with upper-floor residential units
Applicant: Pat Sakolari, Patrick O'Neil Property Group, LLC-Grove
Owner Patrick O'Neil Property Group, LLC-Grove
Staff Coordinators: Damir Latinovic, AICP, Senior Planner
Marc Mylott,AICP, Director of Community Development
Exhibits Attached: A. Aerial/Location Map
Recommendation & Findings of Fact
Petition 02-19
February 4, 2019
B. Zoning Map
C. Parcel Map
D. Site Location
E. Development Application and Attachments
F. Draft Ordinance
BACKGROUND
Patrick O'Neil Property Group, LLC-Grove, as applicant and property owner, requests approval
of a planned development as a conditional use with a departure from Section 19.35.535 of the
Elgin Municipal Code, "Site Design", specifically to reduce the minimum floor area for upper-
floor dwellings, to construct five upper-floor residential units at the properties commonly known
as 11-13 and 15 North Grove Avenue.The properties are located in downtown Elgin and are zoned
CC1 Center City District.
The 11-13 N. Grove Avenue property is approximately 2,223 square feet in area anc is improved
with a two-story, approximately 4,352-square foot building. The 15 N. Grove Avenue property is
approximately 1,476 square feet in area and is improved with a two-story, approximately 2,376-
square foot building.The ground floor of the two adjacent buildings was last used as a commercial
restaurant space, occupied by the Gasthaus Bar & Grill which closed in 2015, but is currently
vacant.
All surrounding properties are also zoned CC1 Center City District.The property is adjacent to the
15-story Tower Building to the south, which was recently converted to 44, 1- and 2-bedrrom
residential units. Most 1-bedroom units are between 476 and 732 square feet, and the 2-bedroom
units range from 732 to 879 square feet. The 1-bedroom, 14th-floor penthouse is just under 1,200
square feet. A two-story, mixed-use building is located immediately to the north and home to a
ground-floor beauty salon and a 1,200-square-foot, loft-style apartment on the second floor. The
property across N. Grove Avenue is improved with a two-story commercial building and parking
lot for Chase Bank. On the east, the property is separated by a 12-foot-wide public alley from
several two-story, mixed-use buildings with frontage along N. Douglas Avenue.
-2 -
Recommendation & Findings of Fact
Petition 02-19 .
February 4,2019
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Figure 2.Proposed second-floor floor plans.
The applicant is proposing to construct five residential units on the second floo of the two -
buildings with floor areas that are less than the minimum gross floor areas required r residential
units in the CC1 District. The current configuration of both upper floors sugge (but is not
conclusive)that the floors may have contained as many as six sleeping units total.
The applicant is proposing to construct three 2-bedroom units at 11-13 N. Grove Av nue,and two
units (one 1-bedroom and one 2-bedroom) at 15 N. Grove Avenue. The 1-bedroo unit is 510
square feet in area. The minimum required floor area for 1-bedroom unit is 850 sq are feet. The
proposed 2-bedroom units range from 678 to 728 square feet. The minimum requir d gross floor
area for a 2-bedroom unit is 1,100 square feet.
Table 1. Detail of Departure for the Proposed Upper-Floor Residential Units
Min. Required Proposed
Building Gross Floor Area Gross Floor Area
1 1-13 N. Grove 1-bedroom units 850 sq. ft. and Three 2-bedroom units, 720-728 sq. ft.
Ave 2-bedroom units 1,100 sq. ft.
- 3 -
Recommendation & Findings of Fact
Petition 02-19 •
February 4, 2019
15 N. Grove Ave One 1-bedroom unit, 510 sq. ft. and
One 2-bedroom unit, 678 sq. ft.
The applicant is also proposing exterior improvements to the existing buildings. Specifically,the
applicant would restore the front elevations of the buildings, built in 1881, to replicate their
original, architectural design. The second floor would have new windows, while the ground floor
would include a typical commercial storefront façade with one entrance door for the ground floor
commercial tenant in each building and a separate entrance door leading up to the second floors of
each building. Black awnings would be installed over the storefront windows, while a consistent •
cornice would crown the top of both buildings.
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Figure 3. Proposed bulldog facades after rehabiliation.
•
Uses located in the downtown CC1 District are not required to provide parking. As such, no
additional parking is required for the proposed residential units. Free public parking is available
one half block to the north in the city-owned surface parking lot on the north side of Highland
Avenue between Douglas Avenue and N. Grove Avenue,one half block to the south in the surface
parking lot north of the Fountain Square building with access from Riverside Drive (80 spaces
available after 5:00 p.m.),and within the Spring Street parking garage located one and a half blocks
to the east. Free,on-street parking,with a two-hour limit during the day, is also available along N.
Grove in front of the subject buildings.
-4 -
Recommendation & Findings of Fact
Petition 02-19
February 4, 2019
The applicant intends to request from City Council a Fire Sprinkler Assistance fo Residential
Conversions Grant as well as funding for the façade improvement.
The Community Development Department offers the following additional informati•n:
A. Property History.The subject property was originally classified as E Comm.rcial District
in the city's first zoning ordinance in 1927.In 1962,the property was rezoned o B2 Central
Business District. In 1992,the property was rezoned to CC1 Center City Dis ict as part of
the comprehensive amendment to the zoning ordinance.
The two, two-story adjacent buildings were constructed in 1881. The gro nd floor has
always been used commercially. 1913 Sanborn maps show that the second oor of 11-13
N. Grove was offices, but the second floor of 15 N. Grove was apartments. In fact, as far
back as the 1887 Sanborn map, the second floor of 15 N. Grove was listed as apartments.
By the 1950 Sanborn map, both upper floors were used as apartments. However, no city
records provide a number of apartments.No rental license was ever issued for upper-floor
apartments (the City's rental license program started in 1989). The current configuration
of both upper floors suggest the space may have last contained as many as six sleeping
units total.
In 1969, the buildings were purchased by Johanna and Fritz Gross who turned the space
into a German-Austrian restaurant, Gasthaus Zur Linde. The buildings were owned by the
Gross family until 2001 when they were sold due to the passing of the owner and chef,
Fritz Gross. The Gasthaus closed in 2015.
Both buildings are currently vacant.
B. Surrounding Land Use and Zoning. The subject property is zoned CC1 Center City
District, and it is located near the center of the traditional downtown. All surrounding
properties to the north, south,east,and west are also zoned CC1 Center City. The property
is adjacent to the 15-story Tower Building to the south, which was recently converted to
44 residential units, and a two-story, mixed-use building to the north, hom to a beauty
salon on the ground floor and an open, loft-style apartment on the seco d floor. The
property to the west across N. Grove Avenue is improved with a two-story commercial
building and accessory parking lot, home to Chase Bank. On the east, th property is
separated by a 12-foot-wide public alley from several two-story,mixed-use uildings with
frontage along N. Douglas Avenue.
C. Comprehensive Plan.The subject property is designated as Downtown Mixed-Use by the
City's 2018 Comprehensive Plan. Elgin's historic Downtown contai s mixed-use
structures featuring retail, restaurant, service uses, office, and residential us s. Mixed-use
structures contribute to an active street life and help foster a unique sense o place within
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Recommendation & Findings of Fact
Petition 02-19
February 4,2019
Elgin.A variety of uses should be encouraged throughout the Downtown and located at or
near the sidewalk with parking in the rear. •
D. Zoning District.The purpose and intent of the CC1 Center City District is to facilitate the
implementation of the official comprehensive plan for the city center, as ocused on a
distinctive subarea of the city with a common urban fabric. The CC 1 z ing district
provides for a concentration of finance, service, retail, civic, office, and cu tural 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, hum.n scale, and
pedestrian-oriented character.
E. Trend of Development. The subject property is located within the tradition;1 downtown
area that has historically been developed with a mix of commercial, re .il, service, •
restaurants, and residential uses. The most-recent construction in the immed ate area was
the restoration and adaptive reuse of the Tower Building, adjacent to the s+uth, into 44
residential units. The businesses that have recently opened in the area includ.Billy Bricks
Wood Fired Pizza Cafe, Kubo Sushi and Sake Lounge, Jimmy John's, and Café Revive
and Legit Dogs and Ice within Dream Hall.
FINDINGS
After due notice as required by law, the Planning & Zoning Commission conducted a public
hearing in consideration of Petition 02-19 on February 4, 2019. Testimony was presented at the
public hearing in support of the application. The Community Development Department submitted
a Development Application Review and Written Findings & Recommendation to the Planning&
Zoning Commission dated February 4, 2019.
The Community Development Department and the Planning & Zoning Commissio have made
the following findings regarding this application against the standards for planned evelopments
outlined in § 19.60.040, and standards for conditional uses outlined within § 19.65.0 0:
STANDARDS FOR PLANNED DEVELOPMENTS
A. Site Characteristics Standard. The suitability of the subject property for the planned
development with respect to its size, shape, significant natural features including
topography, watercourses and vegetation and existing improvements.
Findings. The subject property is suitable for the intended zoning district with respect to
its size, shape, significant features including topography, watercourses, ye:etation, and
existing improvements. The two properties with 3,699-square feet of tota lot area are
improved with two, two-story buildings built to the lot lines. No existing site features
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Recommendation &Findings of Fact
Petition 02-19
February 4, 2019
including topography, watercourses, vegetation, and property improveme s exist that
would have a negative impact on the proposed restoration of the two buildin s to include
residential units on the second floor.
B. Sewer and Water Standard. The suitability of the subject property for the planned
development with respect to the availability of adequate Municipal water, wastewater
treatment and stormwater control facilities.
Findings. The subject property is suitable for the intended zoning district with respect to
the availability of adequate water, sanitary treatment, and storm water cont of facilities.
The property and the subject commercial space are currently served by mu icipal water,
sanitary sewer,and stormwater systems. The applicant is not proposing any c anges to the
existing sewer and water utilities. The existing sewer and water facilities ca adequately
serve the proposed use.
C. Traffic and Parking Standard. The suitability of the subject property fo the planned
development with respect to the provision of safe and efficient on-site and off- ite vehicular
circulation designed to minimize traffic congestion.
1. Nonresidential land uses should be located central and accessible to the area or
population served without requiring traffic movements through or into • residential
neighborhood Nonresidential land uses should not be located withi residential
neighborhoods, but on their periphery as defined by the "arterial street"[SR]system.
2. The number of locations for vehicular access to or from a public right of way should be
limited to those which are necessary for the reasonable use of the Property and
consistent with current traffic engineering standards. Property with two (2) street
frontages should not be permitted access to or from the street with the higher degree of '
continuity within the overall street system or with the higher traffic volume. With the
exception of residential driveways, locations for vehicular access to or from a public
right of way should be aligned directly opposite existing or approved locations across
the street.
Findings. The subject property is suitable for the intended zoning district with respect to
the provision of safe and efficient on-site and off-site vehicular circulatiodesigned to
minimize traffic congestion. The property has frontage along N. Grove venue with
pedestrian access only, and is adjacent to a public alley in the rear of the property for
vehicular access. On-site parking is not available. All surrounding streets have adequate
capacity to accommodate the additional traffic generated by the five new residential units.
The proposed use will not have any negative effect on the existing traffic circulation in the •
downtown area.
The zoning ordinance does not require off-street parking to be provided by any land use
within the CC1 district. Several free,public parking lots and garages are avail able in close
proximity to the subject property. Free public parking is available one hal' block to the
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Recommendation & Findings of Fact
Petition 02-19
February 4, 2019
north in the city-owned surface parking lot on the north side of Highland Aveue between
Douglas Avenue and N. Grove Avenue, one half block to the south in the surface parking
lot north of the Fountain Square building with access from Riverside Driv (80 spaces
available after 5:00 p.m.), and within the Spring Street parking garage located one and a
half blocks to the east. Free on-street parking,with a two-hour limit during th day, is also
available along N. Grove Avenue in front of the subject buildings.
D. Zoning History Standard. The suitability of the subject property for the planned
development with respect to the length of time the property has remained un eveloped or
unused in its current zoning district.
Findings.The 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 originally classified as E Commercial District in the city's first zoning
ordinance in 1927. In 1962, the property was rezoned to B2 Central Business District. In
1992, the property was rezoned to CC 1 Center City District as part of the comprehensive
amendment to the zoning ordinance.
The two, two-story adjacent buildings were constructed in 1881. The ground floor has .
always been used commercially. 1913 Sanborn maps show that the second Boor of 11-13
N. Grove was offices, but the second floor of 15 N. Grove was apartments. In fact, as far
back as the 1887 Sanborn map,the second floor of 15 N. Grove was listed as apartments.
By the 1950 Sanborn map, both upper floors were used as apartments. However, no city
records provide a number of apartments.No rental license was ever issued for upper-floor
apartments (the City's rental license program started in 1989). The current onfiguration .
of both upper floors suggest the space may have last contained as many as six sleeping
units total.
In 1969, the buildings were purchased by Johanna and Fritz Gross who to ed the space
into a German-Austrian restaurant, Gasthaus Zur Linde. The buildings were owned by the
Gross family until 2001 when they were sold due to the passing of the owner and chef, .
Fritz Gross. The Gasthaus closed in 2015.
Both buildings are currently vacant.
E. Surrounding Land Use and Zoning Standard. The suitability of the subject property for
the planned development with respect to consistency and compatibility with surrounding
land use and zoning.
Findings. The property is suitable for the intended zoning district with respect to
consistency and compatibility with surrounding land uses and zoning. The subject property
is zoned CC 1 Center City District, and is located near the center of the traditional
downtown. All surrounding properties to the north, south, east and west are also zoned .
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Recommendation & Findings of Fact
I
Petition 02-19
February 4,2019
CC1 Center City District. The property is adjacent to the 15-story Tower Building with 44
residential units to the south, and a two-story, mixed-use building to the noh home to a
beauty salon on the ground floor an open, loft-style apartment on the seco d floor. The
property to the west across N. Grove Avenue is improved with a two-story commercial
building and accessory parking lot, home to Chase Bank. On the east, th property is
separated by a 12-foot-wide public alley from several two-story,mixed-use b ildings with
frontage along N. Douglas Avenue.
F. Trend of Development Standard. The suitability of the subject property fo the planned
development with respect to consistency with an existing pattern of devel o a ment or an
identifiable trend of development in the area.
Findings. The subject property is suited for the intended zoning district w th respect to
consistency with an existing pattern of development or an identifiable trend of development
in the area. The subject property is located within the traditional downtown area that has
historically been developed with a mix of commercial, retail, service, res .urants, and
residential uses. The most recent construction in the immediate area was t e restoration
and adaptive reuse of the Tower Building adjacent to the south into 44 loft res dential units.
The businesses that have recently opened in the area include Billy Bricks Wo•• Fired Pizza
Cafe, Kubo Sushi and Sake Lounge, Jimmy John's, and Café Revive and L=.it Dogs and
Ice within Dream Hall.
G. Planned Development District Standard: The suitability of the subject property for the
I intended planned development district with respect to conformance to the rovisions for
the purpose and intent, and the location and size of a zoning district.
Findings. This standard is not applicable. The applicant is not seeking proval of a
planned development district as a map amendment.
H. Comprehensive Plan Standard. The suitability of the subject property fo the planned
development with respect to conformance to the goals, objectives, and p licies of the '
Official Comprehensive Plan
Findings. The subject property is suitable for the intended zoning district with respect to
conformance to the goals,objectives,and policies of the Official Comprehensive Plan.The
subject property is designated as Downtown Mixed-Use by the City's 2018 C mprehensive
Plan. Elgin's historic Downtown contains mixed-use structures featuring retail, restaurant, •
service uses,office,and residential uses.Mixed-use structures contribute to an active street
life and help foster a unique sense of place within Elgin. A variety of uses should be
encouraged throughout the Downtown and located at or near the sidewalk with parking in
the rear.
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Recommendation & Findings of Fact
Petition 02-19
February 4, 2019
I. Conditional Use for a Planned Development: Where applicable, the suitability of the
subject property for the intended conditional use for a planned development with respect
to the provision for the purpose and intent of planned developments and with respect to the
provisions of section 19.65.010 of the zoning ordinance. 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. -
Findings. The subject property is suitable for the intended conditional use or a planned
development with respect to the provision for the purpose and intentof planned
developments and with respect to the provisions of section 19.65.010 f the zoning
ordinance. The applicant is proposing a planned development as a cond tional use to
construct five new residential units which are less than the minimum required gross floor -
area within CC 1 District. The 3,699-square foot properties are less than twacres, which
is necessary to establish a Planned Development District.The proposed cond tional use for
a planned development would realize a desirable restoration of two, long-vac nt properties
that would otherwise not be possible. The proposal would establish five re idential units
and restore the 1881 buildings in a similar manner to their original archi ecture which
contributes to the revival of the traditional downtown area.The proposed proj ct represents •
a desirable restoration of buildings that would have a positive effect on the surrounding
properties.
J. Natural Preservation Standard. The suitability of the subject property fo the intended
planned development with respect to the preservation of all significant na ural features
including topography, watercourses, wetlands, and vegetation. .
Findings. The subject property is suitable for the intended planned development with
respect to the preservation of all significant natural features including topography,
watercourses, wetlands, and vegetation. The properties are located within the traditional
downtown area. The two properties with 3,699-square feet of total lot area are improved
with two, two-story buildings built to the lot lines. No existing site features including -
topography,watercourses,vegetation, and property improvements exist that would have a
negative impact on the proposed restoration of the two buildings with resid ntial units on
the second floor.
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 eing 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 land uses permitted within the development being located, esigned, and
operated so as to exercise no undue detrimental influence on each other or o surrounding .
properties. The proposed development consists of re-establishing residential use above
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Recommendation & Findings of Fact
Petition 02-19
February 4, 2019
existing commercial space on the ground floor. The two buildings wee originally
developed as mixed-use buildings.Upper-floor residential units are permitted .nd desirable
uses within the downtown area. Residential uses within the traditional downtown area
provide needed customers and contribute to downtown activity. Similar to Ither upper-
floor dwelling units in the immediate area, the proposed residential use will operate with
no negative impact on the surrounding properties.
PLANNED DEVELOPMENT DEPARTURES AND EXCEPTIONS
The applicant is requesting the following departure from the requirements of the zoni g ordinance:
1. Sections 19.35.535,"Site Design".The minimum required gross floor area fir upper floor
dwelling units is 850 square feet for 1-bedroom units and 1,100 square feet fir 2-bedroom
units. The applicant is proposing one, 1-bedroom unit with 510 square feet and four, 2-
bedroom units with at least 678 square feet.
Staff finds the proposed departure is appropriate to achieve a desirable redevelopment of long-
vacant properties. Adding residential units within the traditional downtown area represents one of
the most important city goals outlined within the 2005 and 2018 Comprehensive Plans.Residential
use in the downtown area contributes to the vibrancy of the downtown and increases the customer
base for downtown businesses.
The proposed dwelling units, while smaller than the minimums required within al commercial
zoning districts, are of a comparable size to those found within the Tower Buil s ing and are
consistent in size to the current market trend. The Tower Building contains 44 units with most 1-
bedroom units ranging from 476 to 732 square feet and 2-bedroom units ranging fro 732 to 879
square feet(the one, 1-bedroom unit on the 14th floor is 1,187 square feet).
The proposal would also result in the restoration of two downtown buildings which date back to
the 1880s. Revitalization of such buildings with traditional architecture will furthe activate the
streets, invite additional downtown businesses, and continue the revitalization of t e downtown
business district.
STANDARDS FOR CONDITIONAL USE
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
its size, shape, significant features including topography, watercourses, ve etation, and •
existing improvements. The two properties with 3,699-square feet of tota lot area are
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•
Recommendation & Findings of Fact
Petition 02-19
February 4,2019
•
improved with two, two-story buildings built to the lot lines. No existing site features
including topography, watercourses, vegetation, and property improveme 1 is exist that
would have a negative impact on the proposed restoration of the two build ngs that will
include residential units on the second floor.
B. Sewer and Water Standard. The suitability of the subject property for the intended
conditional use with respect to the availability of adequate water, sanitary treatment, and
storm water control facilities.
Findings. The subject property is suitable for the intended conditional use with respect to
the availability of adequate water, sanitary treatment, and storm water control facilities. •
The property and the subject commercial space are currently served by municipal water,
sanitary sewer,and stormwater systems. The applicant is not proposing any changes to the
existing sewer and water utilities. The existing sewer and water facilities can adequately
serve the proposed use.
C. Traffic and Parking Standard. The suitability 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 ith respect to
the provision of safe and efficient on-site and off-site vehicular circulatio designed to
minimize traffic congestion. The property has frontage along N. Grove . venue with .
pedestrian access only, and it is adjacent to a public alley in the rear of the property for
vehicular access. On-site parking is not available. All surrounding streets .ve adequate
capacity to accommodate any additional traffic generated by the five new res dential units.
The proposed use will not have any negative effect on the existing traffic circulation in the
downtown area.
The zoning ordinance does not require off-street parking to be provided by any land use
within the CC1 district. Several free,public parking lots and garages are avai able in close
proximity of the subject property. Free public parking is available one hal block to the
north in the city-owned surface parking lot on the north side of Highland Avenue between
Douglas Avenue and N. Grove Avenue, one half block to the south in the surface parking
lot north of the Fountain Square building with access from Riverside Drie (80 spaces .
available after 5:00 p.m.), and within the Spring Street parking garage located one and a
half blocks to the east. Free on-street parking, with two-hour limit during the day, is also
available along N. Grove Avenue in front of the subject buildings.
D. Location, Design, and Operation Standard. The suitability of the subjec property for
the intended conditional use with respect to it being located, designed, and oserated so as •
to promote the purpose and intent of this title and chapter.
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Recommendation & Findings of Fact
Petition 02-19
February 4,2019
Findings. The subject property is suitable for the intended conditional use w th respect to
it being located, designed, and operated so as to promote the purpose and ntent of the
zoning ordinance. The applicant is proposing to renovate the second floo of the two
adjacent buildings to include five residential dwelling units. The applican would also
complete exterior façade renovation to both buildings. The proposal is consistent with the
residential conversion of several other downtown buildings as called for by th City's 2005
and 2018 Comprehensive Plans. No evidence has been submitted or fo nd that the
proposed use will exercise any detrimental impact on surrounding properties.
The proposal represents a desirable use that will contribute to the diversit of uses and
vibrancy of the traditional downtown area.
E. Historic Preservation Standard. Where applicable, the conditional use shall make
possible an efficient contemporary use of or a compatible improvement to a designated
landmark or property located in a designated historic district while preserving those
portions and features of the property which are significant to its historic, rchitectural,
and cultural values to an historic preservation plan.
Findings. This standard is not applicable. The subject property is neither de ignated as a
local historic landmark nor is it located within a locally designated historic district. The
property is,however, part of the Downtown Elgin Commercial National Reg ster Historic
District. While no City or State regulations are associated with this designation, the
applicant will complete the exterior renovation to fully restore the facades of the two
buildings to their original architecture.
RECOMMENDATION
The Community Development Department and the Planning & Zoning Commission recommend
approval of Petition 02-19, subject to the following conditions:
1. Substantial conformance to the Development Application submitted by P trick O'Neil
Property Group,LLC-Grove, as applicant and property owner, received January 11, 2019,
and supporting documents including:
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Recommendation & Findings of Fact
Petition 02-19
February 4, 2019
a. Letter"RE: Conditional Use Statement of Purpose and Conformance Application",
prepared by Pat Sakolari, dated January 11, 2019, with three pages of attachment
containing Statement of Purpose and Conformance for Conditio al Use and •
Statement of Purpose and Conformance for Planned Development;
b. Undated"11-13 N. Grove Ave Units 1,2,3"floor plan,received Janu ry 11,2019,
with such further revisions as required by the Community Developme t Director;
c. Undated "15 N. Grove Ave Unit 4, 5" floor plan, received January 1 , 2019, with
such further revisions as required by the Community Development Di ector; and
d. Undated proposed building restoration rendering photo,received January 14,2019.
In the event of any conflict between such documents and the terms of this a rdinance or
other applicable city ordinances, the terms of this ordinance or other ap•licable city
ordinances shall supersede and control.
2. Compliance with all applicable codes and ordinances. •
The vote of the Planning&Zoning Commission on the motion to recommend appro al, subject to
the conditions outlined by the Community Development Department,was six(6)yes, zero(0)no,
and zero (0)abstentions. All members were present.
Respectfully Submitted,
s/Robert Siljestrom
Robert Siljestrom, Chairman
Planning&Zoning Commission
s/Damir Latinovic
Damir Latinovic,AICP; Secretary
Planning&Zoning Commission
- 14 - •
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Petition 02-19
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SITE LOCATION
11-13 and 15 N Grove Ave
Petition 02-19
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SITE LOCATION
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Petition 02-19
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Petition 02-19
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