G12-19Ordinance No. G12-19
AN ORDINANCE
RECLASSIFYING TERRITORY IN THE CF COMMUNITY FACILITY DISTRICT TO
PRB PLANNED RESIDENCE BUSINESS DISTRICT
(1212 Larkin Avenue)
WHEREAS, written application has been made to reclassify certain property located at
1212 Larkin Avenue from CF Community Facility District to PRB Planned Residence Business
District; and
WHEREAS, the zoning lot with the buildings containing the premises at 1212 Larkin
Avenue is legally described herein (the "Subject Property"); 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 articulated 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 planned
development as a map amendment from CF Community Facility District to PRB Planned
Residence Business 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 Chapter 19.07 Zoning Districts, Section 19.08.020 entitled "Official
Zoning District Map" of the Elgin Municipal Code, as amended, be and the same is hereby further
amended by adding thereto the following paragraph:
The boundaries hereinafter laid out in the "Zoning District Map", as amended, be and are
hereby altered by including in the PRB Planned Residence Business District the following
described property:
LOTS 1 TO 22, BOTH INCLUSIVE IN BLOCK 10 OF THEO F. SWAN'S
SUBDIVISION, IN SECTION 15, TOWNSHIP 41 NORTH, RANGE 8 EAST OF THE
THIRD PRINCIPAL MERIDIAN, IN THE CITY OF ELGIN, KANE COUNTY,
ILLINOIS.
(commonly known as 1212 Larkin Avenue)
Section 3. That the City Council of the City of Elgin hereby grants the rezoning from CF
Community Facility District to PRB Planned Residence Business District at 1212 Larkin Avenue,
which shall be designed, developed, and operated subject to the following provisions:
A. Purpose and Intent. 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" of the Elgin Municipal Code, as amended. A PRB zoning
district is most similar to, but departs from the standard requirements of the RB
zoning district.
B. Supplementary Regulations. Any word or phrase contained herein, followed by
the symbol "[SR]", shall be subject to the definitions and the additional interpretive
requirements provided in Chapter 19.90 "Supplementary Regulations", of the Elgin
Municipal Code, as amended. The exclusion of such symbol shall not exempt such
word or phrase from the applicable supplementary regulation.
C. General Provisions. In this PRB Planned Residence Business District, the use and
development of land and structures shall be subject to the provisions of Chapter
19.05 "General Provisions", of the Elgin Municipal Code, as amended.
D. Zoning Districts; Generally. In this PRB Planned Residence Business District,
the use and development of land and structures shall be subject to the provisions of
Chapter 19.07 "Zoning Districts", of the Elgin Municipal Code, as amended.
E. Location and Size of District. PRB Planned Residence Business Districts should
be located in substantial conformance to the official comprehensive plan. The
amount of land necessary to constitute a separate PRB Planned Residence Business
District exclusive of rights of way, but including adjoining land or land directly
opposite a right of way shall not be less than two (2) acres. No departure from the
required minimum size of a planned industrial district shall be granted by the City
Council.
F. Land Use. In this PRB Planned Residence Business District, the use and
development of land and structures shall be subject to the provisions of Chapter
19.10 "Land Use", of the Elgin Municipal Code, as amended. The following
enumerated "land uses" [SR] shall be the only permitted uses allowed within this
PRB Planned Residence Business District:
"Multiple -family dwellings" [SR] (UNCL).
"Single-family detached dwellings" [SR] (UNCL).
"Two-family dwellings" [SR] (UNCL).
"Individual and family social services (832)".
No conditional or similar land uses shall be permitted in this PRB zoning district.
G. Site Design. In this PRB Planned Residence Business District, the use and
development of land and structures shall be subject to the provisions of Section
19.12, "Site Design", of the Elgin Municipal Code, as amended, Section 19.35.235
"Site Design" for RB Residence Business District, of the Elgin Municipal Code, as
amended, except as provided within this section, and shall be in substantial
conformance with the following documents:
Substantial conformance to the Development Application submitted by Full
Circle Communities, Inc. as applicant, and STCBT-Property, LLC, as property
owner, received June 12, 2018, and supporting documents including:
a. Undated Statement of Purpose and Conformance, received January 4, 2019;
b. Undated 1212 Larkin Planned Development Application Exhibit G
Development Descritipon-1212 Larkin, received November 19, 2018;
c. Undated Full Circle Parking Utilization by Property, received January 4,
2019;
d. ALTA /NSPS Land Title Survey, prepared by Manhard Consulting Ltd.,
dated January 30, 2018;
e. Site Plan, prepared by Cordogan, Clark & Associates, Inc., dated November
8, 2018, with such further revisions as required by the Community
Development Director;
f. Four -page Floor Plans for Buildings 1-12, prepared by Cordogan, Clark &
Associates, Inc., dated January 4, 2019, with such further revisions as
required by the Community Development Director;
g. Building 01-12 Elevations plans, prepared by Cordogan, Clark &
Associates, Inc., dated January 4, 2019, with such further revisions as
required by the Community Development Director;
h. Building 01-12 Enlarged Elevations plans, prepared by Cordogan, Clark &
Associates, Inc., dated January 4, 2019, with such further revisions as
required by the Community Development Director;
i. Lower Lever Floor Plan, Sheet A2.0, prepared by Cordogan, Clark &
Associates, Inc., dated May 4, 2017, with such further revisions as required
by the Community Development Director;
j. First Floor Plan, Sheet A2.1, prepared by Cordogan, Clark & Associates,
Inc., dated December 17, 2018, with such further revisions as required by
the Community Development Director;
k. Second Floor Plan, Sheet A2.2, prepared by Cordogan, Clark & Associates,
Inc., dated September 10, 2018, with such further revisions as required by
the Community Development Director;
1. Third Floor Plan, Sheet A2.3, prepared by Cordogan, Clark & Associates,
Inc., dated September 10, 2018, with such further revisions as required by
the Community Development Director;
m. 1212 Larkin North, South, East and West Elevations color plans, prepared
by Cordogan, Clark & Associates, Inc., dated January 4, 2019, with such
further revisions as required by the Community Development Director;
n. Four -page Larkin Building Elevations plans, prepared by Cordogan, Clark
& Associates, Inc., dated November 6, 2018, with such further revisions as
required by the Community Development Director;
o. Management Office Floor Plans, prepared by Cordogan, Clark &
Associates, Inc., dated September 4, 2018, with such further revisions as
required by the Community Development Director;
p. Existing Hospital Building Elevations color plan, prepared by Cordogan,
Clark & Associates, Inc., dated January 4, 2019, with such further revisions
as required by the Community Development Director;
q. Management Office Elevations, prepared by Cordogan, Clark & Associates,
Inc., dated November 6, 2018, with such further revisions as required by the
Community Development Director;
r. Undated Five -page Photometric plans, prepared by Cordogan, Clark &
Associates, Inc., received January 9, 2019, with such further revisions as
required by the Community Development Director;
s. Landscape Plans, Sheets Ll-L4, prepared by Manhard Consulting Ltd.,
dated June 14, 2018, last revised January 3, 2019, with such further
revisions as required by the Community Development Director;
t. Plat of Easement Grant, prepared by Manhard Consulting Ltd., dated
January 2, 2019, with such further revisions as required by the City
Engineer; and
u. Proposed Improvements for 1212 Larkin 1212 Larkin Avenue City of Elgin,
Illinois engineering plans, prepared by Manhard Consulting Ltd., dated June
10, 2018, with such further revisions as required by the City Engineer.
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.
No tree, located within 300 feet of the Larkin Avenue lot line, shall be removed
without the issuance of a tree removal permit as contemplated by Chapter 19.16
of the Elgin Municipal Code, 1976 as amended. The Development
Administrator may allow the removal of a tree within this described area in so
long as it will be replaced with a tree of similar Tree Type (e.g. canopy tree for
a canopy tree, evergreen for an evergreen) from Species Group A, at
replacement ratio as if the tree removed was of Species Group A (50 percent),
and in all other ways in conformance with Chapter 19.16, "Tree Preservation".
Prior to the issuance of a permit, the Development Administrator may require
the submittal of a landscape plan which shows where replacement tree(s) will
be planted, the purpose of which is to ensure that the landscaping remains
complementary to the historic Larkin Center and Hospital Building and does
not otherwise interfere with important views of these structures.
Unless determined to be of historic significance, the foundation for the former
monument sign along Larkin Avenue shall be removed within 6 months of the
approval of this planned development. The foundation may be reused for a new
sign, provided the design for said sign is granted a Certificate of
Appropriateness and otherwise conforms to the provisions of Chapter 19.50
"Street Graphics" of the Elgin Municipal Code, 1976 as amended.
4. A departure is hereby granted to permit a total of 79 parking spaces on the
property for the proposed multiple -family residential development.
5. A departure is hereby granted to allow a total of 14 principal buildings on the
zoning lot, commonly known as 1212 Larkin Avenue.
6. A departure is hereby granted to reduce the minimum lot per dwelling unit on
a multiple -family zoning lot to allow a total of 48 residential units on the subject
property.
A departure is hereby granted to increase the maximum residential floor area
for a multiple -family zoning lot to a total of 56,842 square feet.
8. A departure is hereby granted to reduce the minimum gross floor area of a
dwelling unit to minimum 426 square feet for an efficiency unit, a minimum of
642 square feet for a 1-bedroom unit, and a minimum of 905 square feet for a
2-bedroom unit.
9. A departure is hereby granted to allow the minimum building street setback of
6 feet from Clifton Avenue on the west (measured at the front porches; the main
fagade of the buildings would be 11 feet back); 9 feet from Wolff Avenue on
the north (measured at the front porches; the main fagade of the buildings would
be 14 feet back); and 3 feet from Melrose Avenue on the east (measured at the
front porches; the main fagade of the buildings would be 8 feet back).
10. Compliance with all applicable codes and ordinances.
H. Off Street Parking. In this PRB Planned Residence Business District, off-street
parking shall be subject to the provisions of Chapter 19.45 "Off Street Parking", of
the Elgin Municipal Code, as amended, with the following departure:
1. A departure is hereby granted to permit a total of 79 parking spaces on the
property for the proposed multiple -family residential development.
I. Off Street Loading. In this PRB Planned Residence Business District, off-street
loading shall be subject to the provisions of Chapter 19.47 "Off Street Loading", of
the Elgin Municipal Code, as amended.
J. Signs. In this PRB Planned Residence Business District, signs shall be subject to
the provisions of 19.50 "Street Graphics", of the Elgin Municipal Code, as
amended.
K. Nonconforming Uses and Structures. In this PRB Planned Residence Business
District, nonconforming uses and structures shall be subject to the provisions of
Chapter 19.52 "Nonconforming Uses and Structures" of the Elgin Municipal Code,
as amended.
L. Amendments. In this PRB Planned Residence Business District, text and map
amendments shall be subject to the provisions of Chapter 19.55 "Amendments" of
the Elgin Municipal Code, as amended
M. Planned Developments. In this PRB Planned Residence Business District, the use
and development of the land and structures shall be subject to the provisions of
Chapter 19.60 "Planned Developments" of the Elgin Municipal Code, as amended.
A conditional use for a planned development may be requested by the property
owner without requiring an amendment to this PRB zoning district.
N. Variations. In this PRB Planned Residence Business District, variations shall be
subject to the provisions of Chapter 19.10.500 "Authorized Land Use Variations",
Chapter 19.12.800 "Authorized Site Design Variations", and Chapter 19.70
"Variations", of the Elgin Municipal Code, as amended. A variation may be
requested by the property owner without requiring an amendment to this PRB
zoning district.
O. Appeals. Any requirement, determination, or interpretation associated with the
administration and enforcement of the provisions of this ordinance may be appealed
subject to the provisions of Chapter 19.75 "Appeals", of the Elgin Municipal Code,
as amended.
Section 4. That this ordinance shall be in full force and effect immediately after its passage
in the manner provided by law.
avi J. KaptA, NJ4yor
Presented: March 6, 2019
Passed: March 6, 2019
Vote: Yeas: 8 Nays: 0
Recorded: March 6, 2019
Published: March 7, 2019
Att st
Kimberly Dewis, Cit Jerk
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 22-18, an application by
Full Circle Communities, Inc., as applicant, and STCBT-Property, LLC, as property owner,
request approval of a Planned Development as a Map Amendment from CF Community Facility
District to PRB Planned Residence Business District with departures from (1) Section 19.45.080
of the Elgin Municipal Code, "Table of Required Parking", specifically to reduce the number of
required parking spaces, (2) Section 19.12.300, "Zoning Lots; Clarifications and Exceptions",
specifically to allow more than one principal building per zoning lot, (3) Section 19.35.235, " Site
Design", specifically to reduce the minimum lot area per dwelling unit on a multiple -family zoning
lot, (4) Section 19.35.235, " Site Design", specifically to increase the maximum residential floor
area for a multiple -family zoning lot, (5) Section 19.35.235, " Site Design", specifically to reduce
the minimum gross floor area of a dwelling unit, and (6) Section 19.35.235, " Site Design",
specifically to reduce the minimum required building street setback, all of which are necessary to
renovate the Larkin Center, the Hospital Building, construct six two -unit buildings, and construct
six four -unit buildings, with a total of 48 residential units on the property commonly known as
1212 Larkin Avenue. The property is zoned CF Community Facility District and ARC Arterial
Road Corridor Overlay District.
GENERAL INFORMATION
Petition Number:
Property Location: 1212 Larkin Avenue
Requested Action: Planned Development as a Man Amendment
Current Zoning: CF Community Facility District and ARC Arterial Road Corridor
Overlay District
Proposed Zoning: PRB Planned Residence Business District and ARC Arterial Road
Corridor Overlay District
Existing Use: Vacant (formerly home to Larkin Center, an individual and family
Recommendation & Findings of Fact
Petition 22-18
February 4, 2019
social service organization)
Proposed Use: Multiple -family residential with supportive housing services
Applicant: Full Circle Communities, Inc.
Owner STCBT-Property, LLC
Staff Coordinator: Damir Latinovic, AICP, Senior Planner
Marc Mylott AICP Director of Community Development
Exhibits Attached: A. Aerial/Location Man
B. Zonine Ma
C. Parcel Map
D. Site Location
E. Development Application and Attachments
F. Correspondence
G. Engineering, Preliminary Stormwater Management Report
And Subsurface Exploration and Geotechnical Engineering
Report
H. Draft Ordinance
BACKGROUND
Full Circle Communities, Inc., as applicant, and STCBT-Property, LLC, as property owner,
request approval of a Planned Development as a Map Amendment from CF Community Facility
District to PRB Planned Residence Business District with departures from (1) Section 19.45.080
of the Elgin Municipal Code, "Table of Required Parking", specifically to reduce the number of
required parking spaces, (2) Section 19.12.300, "Zoning Lots; Clarifications and Exceptions",
specifically to allow more than one principal building per zoning lot, (3) Section 19.35.235, " Site
Design", specifically to reduce the minimum lot area per dwelling unit on a multiple -family zoning
lot, (4) Section 19.35.235, " Site Design", specifically to increase the maximum residential floor
area for a multiple -family zoning lot, (5) Section 19.35.235, " Site Design", specifically to reduce
the minimum gross floor area of a dwelling unit, and (6) Section 19.35.235, " Site Design",
specifically to reduce the minimum required building street setback, all of which are necessary to
renovate the Larkin Center, the Hospital Building, construct six two -unit buildings, and construct
-2-
Recommendation & Findings of Fact
Petition 22-18
February 4, 2019
six four -unit buildings, with a total of 48 residential units on the property commonly known as
1212 Larkin Avenue. The existing ARC Arterial Road Corridor Overlay District would remain.
The 3.41-acre property is located on the
west side of Elgin along Larkin Avenue
between Clifton Avenue on the west and
Melrose Avenue on the east. Wolff
Avenue separates the property from
Highland Elementary School to the north.
The property is currently improved with
five buildings. The main Larkin Center
building was completed in 1912 for The
Larkin Home for Children, serving
children in need. The organization later
used the building as a group home and
provided individual and family social
services at the building.
The one-story, 1,084-square foot Hospital
Building along Clifton Avenue was
constructed in 1925-1926, and the three -
bay garage, partially sunk under sloping
ground along Melrose Avenue, was
constructed in 1964. These two structures
are considered "contributing structures" to
the historical significance of the property.
A two-story dormitory building along
Figure 2. Area zoning map Melrose Avenue was constructed in 1971-
1972, and a double -wide metal trailer was installed on the property after 1974. These two buildings
are considered "non-contributing structures" to the historical significance of the property.
In 2004, the property was designated a local historic landmark. In 2018, the applicant submitted
an application to the National Park Service to add the property to the National Register of Historic
Places. The property has been vacant since 2013.
Proposal
Full Circle Communities, Inc. proposes to redevelop the Larkin Center property into a multi -family
development with supportive housing services. The development would provide a mix of 47 units
of workforce housing to individuals earning 30, 50, or 60 percent of the Area Median Income
(AMI), of which ten units would be reserved for permanent supportive housing for persons with
disabilities. The plan includes the adaptive reuse of the Larkin Center into 1 I apartments (six
efficiency units and five 1-bedroom units) and the former Hospital Building into a 2-bedroom unit
-3-
Recommendation & Findings of Fact
Petition 22-18
February 4, 2019
for a full -time -on -site employee of Full Circle. The plan includes the demolition of the two-story
dormitory building and three -bay garage along Melrose Avenue, as well as the demolition of the
metal trailer.
All restoration and rehabilitation work would conform to historic rehabilitation standards
established by the U.S. Department of Interior. The Larkin Center restoration would also include
resident amenities (such as a community room, fitness center, library/study room, computer lab,
laundry, and storage) and office space for the Association for Individual Development (AID).
Again, ten units would be reserved solely for persons with disabilities, and persons with disabilities
would be given preference for the 37 remaining units. AID will provide at least one, full-time,
resident service coordinator at the Larkin Center during normal business hours. AID would provide
targeted services for persons with disabilities and coordinate other resident programs depending
upon need, such as financial counseling, tax preparation, and connections to first-time home buyer
programs for working families.
--.--. . WMFF ME
P The proposal also includes the
construction of 12 new, two-
story residential buildings on the
northern half of the site. These
new residential buildings would
be designed to look like single-
family homes built and sited
around the time of the Larkin
Center, but the floor plans would
actually be side -by -side duplexes
and 4-flats. The plan proposes six
buildings of each type.
Figure 3: Proposed landscape plan for northern portion of the site.
Each building would have a
different exterior design, but the
architecture would complement
the Georgian Revival style of the
Larkin Center to enhance the
historical integrity of the site.
Each new residential building
would include either a prominent
entrance feature or porch,
designed to connect the home to
the street. Five of the 12
buildings would be constructed
entirely of brick, and the
-4-
Recommendation & Findings of Fact
Petition 22-18
February 4, 2019
remaining seven buildings would be sided. A variety of other, intermittent architectural features,
including ground -to -roof chimneys and fully functional dormers, add a layer of richness not
typically provided in new construction. The Design Review Subcommittee of the Heritage
Commission approved the design of these buildings in December 2018 (see Historic Preservation
Review below).
The two-story buildings are also designed to complement the surrounding single-family residential
neighborhood. The applicant intentionally sought to limit the number of new residential buildings
to 12 because, if the vacant land north of the Larkin Center were zoned the same as the surrounding
residential neighborhood (RC2 Residence Conservation), it could be lawfully subdivided into 12
lots for single-family homes.
The type and number of units proposed for each building is summarized in the Table 1 below:
Table 1. Proposed Residential Unit Breakdown at 1212 Larkin Avenue
Buildings
Efficienc
y
Units
1-BD
Units
2-BD
Units
3-BD
Units
Total
Existing Larkin Center
6
5
11
Existing Hospital Building
1
1
Six, New Side -by -Side Townhouse
Buildings
12
12
Six, New Four -Flat Buildings
12
12
1 24
Total
6
17
13
12
1 48
Parking for the development would be behind the Larkin Center and the new residential buildings
so that individual driveways do not interrupt the streetscape. The existing parking lot with 17
parking spaces adjacent to the Larkin Center Building would remain and a new parking lot, with
62 parking spaces, would be constructed. This new parking lot would also include a central
greenspace that could be a location for community gardens for the residents. The site will include
79 parking spaces total (see Parkin e below).
Full Circle would also install a new public sidewalk along the east side of Clifton Avenue to
complete the sidewalk network around the property, and add crosswalks at the intersections of
Clifton Avenue and Wolff Avenue and at the intersection of Melrose Avenue and Wolff to connect
to Highland Elementary School. The applicant would install five new historic street lights in
accordance with city specifications for historic districts to again enhance the historic integrity of
the property. The dilapidated driveway in front of the Larkin Center would be replaced by a 10-
foot wide gravel walk, which could serve as access for emergency vehicles if so ever needed.
The applicant is proposing to remove eleven trees on the northern portion of the site. Nine of those
trees, however, are not a desirable species (Cottonwood, Box Elder, and Green Ash), and four are
-5-
Recommendation & Findings of Fact
Petition 22-18
February 4, 2019
in only fair or worse condition. To offset these trees, the applicant would install 64 new trees
throughout the site, including new shade street trees along Clifton and Wolff Avenues and new
ornamental trees along Melrose Avenue (due to overhead power lines).
Full Circle does not intend to remove any trees from in front of the Larkin Center. However, most
are Green Ash and already in poor condition. Because of the importance of the landscape to the
overall setting of the Larkin Center, any trees removed from the front of the Larkin Center will be
replaced with trees of similar Tree Type (e.g. canopy tree for a canopy tree, evergreen for an
evergreen) from Species Group A and at replacement ratio as if the trees removed were Species
Group A (50 percent). Equally important, the replacement tree(s) would have to be planted in a
manner that is complementary to the Larkin Center and Hospital Building and does not otherwise
interfere with important views of these structures.
The $18.8 million development would be financed through a variety of public and private
financing tools. Housing tax credits have already been committed by the Illinois Housing
Development Authority, and the applicant is also pursuing federal and state historic tax credits,
private debt and equity, ComEd Energy Efficiency Funds, Federal Home Loan Bank financing,
and funds from Kane -Elgin HOME Commission Affordable Housing Fund.
Parkins
The proposal includes 79 parking spaces for 48 units (1.64 parking spaces/unit) —17 parking spaces
within the existing parking lot adjacent to the Larkin Center and 62 new parking spaces within a
common courtyard behind the new residential buildings. The proposed development is required to
provide 108 parking spaces based on the parking requirement of 1.5 parking spaces per dwelling
unit for efficiencies, 1.0 parking space per 500 square feet of floor area with a minimum of two
parking spaces per dwelling unit for 1- , 2-, and 3-bedroom units, and 1.0 parking space per one
employee during peak demand shift. Only three outside staff members from AID are expected
during the peak demand shift.
That being said, Full Circle has provided typical parking utilization rates from seven other
communities they manage, and 1.64 parking spaces per dwelling unit provided is more than two
times the highest such rate of 0.7 spaces per dwelling unit at their facility in Carol Stream.
An abundance of on -street parking is also available on both sides of Clifton, Wolff, and Melrose
Avenues, and a westbound PACE Bus Stop (Route 549) is already located immediately in front of
the Larkin Center. A bus stop for Eastbound Route 549 is available on the other side Larkin
Avenue.
The applicant is requesting a departure from the parking requirement, along with five other
departures from the site design requirements for developments in an RB Residence Business
District outlined in Table 2 below. All departures are further described in the Planned Development
Departures and Exceptions portion of this staff report below.
Recommendation & Findings of Fact
Petition 22-18
February 4, 2019
Table 2. Propose Departures at 1212 Larkin Avenue
Zoning
Departure
Requirement
Proposed
Parking Spaces
108
79
No. of Principal Buildings per
I max.
14
Zoning Lot
Density (Min. Lot Area per
37 units max.
48 units
Dwelling Unit)
4,000 sq. ft./unit)
3,094 sq. ft./unit)
Max. Total Floor Area
29,093 sq. ft.
56,842 s . ft.
Min. Floor Area per Dwelling Unit
600 sq.
426 sq. ft./efficiency
ft./efficiency
642 sq. ft./1-BD
850 sq. ft./1-BD
905 sq. ft./2-BD
1,100 sq. ft./2-BD
Min. Building Street Setback
20 ft.
West, 6 ft. at porch, 11 ft. at
building
North, 9 ft. at porch, 14 ft. at
building
East, 3 ft. at porch, 8 ft. at
buildin
Historic Preservation Review
Because the property is designated as a local historic landmark, any changes to the property,
including exterior changes to any of the buildings or the site, must receive approval via a
Certificate of Appropriateness (COA) from the City's Design Review Subcommittee of the Elgin
Heritage Commission (DRSC). The applicant presented its plans for the restoration and
redevelopment of the property at the DRSC meetings in November and December 2018. On
December 11, 2018, Full Circle received a COA with conditions for minor changes to the exterior
design of the 12 new, two-story buildings. The plans submitted with the development application
for the planned development include the requested changes to the architecture of the new buildings.
The City's historic preservation planner has reviewed the plans and agrees the plans meet most
conditions set by the DRSC. Any outstanding comments will be addressed during formal building
permit review phase of the project. The historic preservation planner will complete the final review
of the building permit application and plans to assure the plans meet all requirements of the COA.
The Community Development Department offers the following additional information:
A. Property History. The subject property was annexed to the city in 1946. Upon annexation,
the property was zoned B Residential. In 1962, the property was rezoned to R-2 Single -
Family Residence District. In 1992, the property was rezoned to CF Community Facility
District as part of the comprehensive amendment to the zoning ordinance.
The 3.4-acre property is comprised of five buildings. The main building, formerly known
-7-
Recommendation & Findings of Fact
Petition 22-18
February 4, 2019
as the Larkin Center, was completed in 1912. The Hospital Building along Clifton Avenue
was constructed between 1925 and 1926. The three -bay garage, which is partially located
underground, was constructed in 1964. The existing two-story dormitory along Melrose
Avenue was constructed between 1971 and 1972, and the existing double -wide metal trailer
was installed after 1974. The Larkin Center, the Hospital Building, and the three -bay
garage are considered structures contributing to the historical significance of the property,
while the two-story dormitory building and the metal trailer building are considered non-
contributing structures to the historical significance of the property.
The main building, designed in the Georgian Revival style, was built for The Larkin Home
for Children organization which provided housing and education services to Elgin's
children in need. Additional buildings were constructed over time as the organization's
services changed to serve as a group home, and later included individual and family social
services.
In 2004, the property was designated a local historic landmark. In 2018, the applicant
submitted an application to the National Park Service to add the property to the National
Register of Historic Places. Approval is expected this spring. The property has been vacant
since 2013.
B. Surrounding Land Use and Zoning. The properties to the west across Clifton Avenue
are zoned RC2 Residence Conservation District and RB Residence Business District. The
RC2-zoned properties are improved with single-family homes while RB-zoned properties
along Larkin Avenue are improved with two, one-story office buildings and accessory
surface parking lots.
The properties to the south across Larkin Avenue are zoned RC2 Residence Conservation
District and NB Neighborhood Business District. The RC2-zoned property is improved
with a single-family home, while the NB -zoned property is improved with a motor vehicle
repair shop.
The properties to the east across Melrose Avenue are zoned RC2 Residence Conservation
District and CF Community Facility District. The RC2-zoned properties, located along
Melrose Avenue, are improved with single-family homes. The CF-zoned property is
located along Larkin Avenue and improved with the Larkin Avenue Baptist Church, an
accessory single-family home, and a surface parking lot in the back facing Melrose
Avenue.
The property to the north across Wolff Avenue is zoned CF Community Facility District
and is home to Highland Elementary School.
C. Comprehensive Plan. The subject property is designated as Public/Semi-Public by the
Recommendation & Findings of Fact
Petition 22-18
February 4, 2019
City's 2018 Comprehensive Plan. The public/semi-public land use designation includes a
range of uses that provide a service to the public and enhance quality of life. This land use
comprises various facilities and infrastructure belonging to federal, state, and local
government, public agencies and service providers. Grade schools, pre-schools, high
schools, universities, and other educational institutions are considered public/semi-public
land uses, as are churches and other places of worship. Within Elgin, public/semi-public
uses include the Robert Gilliam Municipal Complex, police and fire stations, the Hemmens
Cultural Center, and the Gail Borden Public Library. Higher education uses make up a
large portion of the land use, with Judson University and Elgin Community College
comprising more than 300 acres combined.
The 2018 Comprehensive Plan also recognizes the importance of adaptive reuse, citing the
Elgin Tower Building, Shoe Factory Lofts, and Artspace as "... positive examples of how
outmoded structures can be renovated and reused to advance the community's vision for
the future in a sustainable and sensitive manner." It continues, "Moving forward, the City
should be open to adaptive reuse proposals provided that they advance the principles of the
Comprehensive Plan."
The proposed development meets several goals and objectives listed in the Comprehensive
Plan. It provides new workforce housing and housing for persons with disabilities. It
represents a reinvestment within an existing neighborhood, and it preserves a significant
historical landmark giving it a new use very much in line with the original use of the
property.
The proposed development is also consistent with the Plan's vision to concentrate new
multi -family developments located outside of downtown Elgin along established
commercial corridors. The 12 new residential buildings balance the scale of the adjacent
single-family homes and the character required to be compatible with the Larkin Center.
The development serves as a transitional use between a busy arterial road and the
surrounding residential neighborhood, and it represents an investment in an existing
neighborhood without the need for new public infrastructure. Concentration of housing
along a bus line (Pace Bus #549) also supports and improves access to transit, which
reduces traffic congestion.
D. Zoning District. The applicant is proposing to establish a PRB Planned Residence
Business 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 of this title. A PRB zoning district
is most similar to, but departs from the standard requirements of, the RB zoning district.
Recommendation & Findings of Fact
Petition 22-18
February 4, 2019
E. Trend of Development. The subject property is located on the near west side of Elgin
along Larkin Avenue. Larkin Avenue is an arterial street that is characterized by residential
homes set between various commercially -zoned properties and religious institutions with
surface parking lots. Homes in the surrounding residential neighborhoods were constructed
at various times throughout the 20" century. The most recent new development in the area
was the renovation of the Mobil gas station with a convenience store at 1020 Larkin
Avenue, three blocks east of the subject property. The 2018 Comprehensive Plan calls for
preservation of small commercial nodes that can provide goods and services to the
surrounding neighborhoods. The Plan also calls for any multiple -family developments,
which are not concentrated in and around Downtown Elgin, to be located along arterial
streets such as Larkin Avenue.
FINDINGS
After due notice as required by law, the Planning & Zoning Commission conducted a public
hearing in consideration of Petition 22-18 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 and Recommendation to the Planning
& Zoning Commission dated February 4, 2019.
The Community Development Department and the Planning & Zoning Commission have made
the following findings regarding this application against the standards for map amendments
outlined within § 19.55.030, and the standards for planned developments outlined within §
19.60.040:
STANDARDS FOR MAP AMENDMENTS
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, 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, vegetation, and
existing improvements. There are no significant natural features including topography,
watercourses, vegetation, and existing improvements that would have a negative impact on
the proposed development. The subject property slopes down gently from the south to the
north. The northern half of the 3.41 acre property is primarily vacant with only eleven trees,
all of which would be removed. Nine of those trees, however, are not a desirable species
(Cottonwood, Box Elder, and Green Ash), and four are in only fair or worse condition.
Notwithstanding, the applicant would install 64 new trees, providing new shade street trees
along Clifton and Wolff Avenues and new ornamental trees along Melrose Avenue due to
-10-
Recommendation & Findings of Fact
Petition 22-18
February 4, 2019
overhead powerlines. New green space on the interior of the site would be established with
the potential for community garden plots for the residents.
The applicant would install a new underground stormwater detention facility under the new
parking lot area, which would meet the requirements of the Kane County stormwater
management ordinance.
B. Sewer and Water Standard. The suitability ofthe subject propertyfor the intended zoning
district 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 control facilities. All
existing utilities are available in adjacent streets and can provide adequate water and
sanitary sewer needs for the development. The applicant would abandon the existing water
service line connections for the Larkin Center and Hospital Building and install new service
lines. A new looping water main would be constructed on the northern portion of the site
to provide water service connections to the new buildings.
The applicant would install a new underground stormwater detention facility under the new
parking lot, which would meet the requirements of the Kane County stormwater
management ordinance.
C. Traffic and Parking Standard. The suitability of the subject propertyfor 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.
Nonresidential land uses should be located central and accessible to the area or
population served without requiring traffic movements through or into a residential
neighborhood. Nonresidential land uses should not he located within 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.
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 circulation designed to minimize traffic
Recommendation & Findings of Fact
Petition 22-18
February 4, 2019
congestion. The existing parking lot adjacent to the Larkin Center, with access driveways
on Clifton Avenue and Melrose Avenue, would remain to serve the Larkin Center residents
and office staff. The circular driveway in the front lawn, south of the Larkin Center
Building, would also remain as a contributing feature of the historic property, however, it
would be reduce to a 10-foot wide gravel path used for life -safety vehicles in case of
emergencies.
The new parking lot on the northern portion of the site would have only one access
driveway to Melrose Avenue, away from Highland Elementary School to the north. Also,
this driveway was placed to line up with an existing driveway across the street, rather than
existing single-family homes, as best as possible. All surrounding streets have adequate
capacity to handle the additional traffic from the development, and they would maintain
congestion -free vehicular circulation.
The proposed development is required to provide 108 parking spaces, and the applicant is
providing 79 parking spaces (1.64 parking spaces per dwelling unit). Full Circle has
demonstrated that proposed parking will meet the needs of the development's anticipated
population. The applicant has submitted information regarding the parking usage at several
other similar multiple -family developments for persons with disabilities and workforce
housing managed by Full Circle. The highest parking utilization rate at a similar
development is 0.7 parking spaces per dwelling unit. Such a utilization rate would translate
to the need for only 34 parking spaces for the proposed 48 dwelling units.
In addition, at most 63 percent of residents of similar developments use parking. Based on
the average occupancy rates at other similar developments, Full Circle anticipates 1.95
residents per unit in the proposed development or a total of 94 residents. If 63 percent of
those residents have cars, the development would need 59 parking spaces.
As such, the proposed 79 parking spaces for the proposed 48 units will meet the parking
needs of development without any negative effect on the surrounding area.
An abundance of on -street parking is also available on both sides of Clifton, Wolff, and
Melrose Avenues, and a westbound PACE Bus Stop (Route 549) is already located
immediately in front of the Larkin Center. A bus stop for Eastbound Route 549 is available
on the other side Larkin Avenue.
-12-
Recommendation & Findings of Fact
Petition 22-18
February 4, 2019
D. Zoning History Standard. The suitability of the subject propertyfor 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 developed in 1912 when The Larkin Home for Children
first opened. The property was annexed to the city in 1946 and zoned B Residential. In
1962, the property was rezoned to R-2 Single -Family Residence District. In 1992, the
property was rezoned to CF Community Facility District as part of the comprehensive
amendment to the zoning ordinance.
The property was occupied by The Larkin Home for Children organization which provided
housing and education services to Elgin's children in need. Over time the organization's
services changed to serve as a group home, and later included individual and family social
services.
In 2004, the property was designated a local historic landmark, and is expected to be added
the National Register of Historic Places in spring of 2019. The property has been vacant
since 2013.
E. Surrounding Land Use and Zoning Standard. The suitability of the subjectpropertyfor
the intended zoning district 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 properties to the
west across Clifton Avenue are zoned RC2 Residence Conservation District and RB
Residence Business District. The RC2-zoned properties are improved with single-family
homes while RB-zoned properties along Larkin Avenue are improved with two, one-story
office buildings and accessory surface parking lots.
The properties to the south across Larkin Avenue are zoned RC2 Residence Conservation
District and NB Neighborhood Business District. The RC2-zoned property is improved
with a single-family home, while the NB -zoned property is improved with a motor vehicle
repair shop.
The properties to the east across Melrose Avenue are zoned RC2 Residence Conservation
District and CF Community Facility District. The RC2-zoned properties, which are located
along Melrose Avenue, are improved with single-family homes. The CF-zoned property is
located along Larkin Avenue and is improved with Larkin Avenue Baptist Church, an
accessory single-family home, and a surface parking lot in back facing Melrose Avenue.
-13-
Recommendation & Findings of Fact
Petition 22-18
February 4, 2019
The property to the north across Wolff Avenue is zoned CF Community Facility District
and is home to Highland Elementary School.
F. Trend of Development Standard. The suitability of the subject propertyfor 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 suited for the intended zoning district with respect to
consistency with an existing pattern of development or an identifiable trend of development
in the area. The subject property is located on the near west side of Elgin along Larkin
Avenue. Larkin Avenue is an arterial street that is characterized by residential homes set
between various commercially -zoned properties and religious institutions with surface
parking lots. Homes in the surrounding residential neighborhoods were constructed at
various times throughout the 20th century. The most recent new development in the area
was the renovation of the Mobil gas station with a convenience store at 1020 Larkin
Avenue, three blocks east of the subject property. The 2018 Comprehensive Plan calls for
preservation of small commercial nodes that can provide goods and services to the
surrounding neighborhoods. The Plan also calls for any multiple -family developments,
which are not concentrated in and around Downtown Elgin, to be located along arterial
streets such as Larkin Avenue. Staff anticipates other small to medium -size, multi -family
developments in the future along Larkin Avenue.
G. Zoning / Planned Development 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.
Findings. The property is suitable for the intended zoning district with respect to
conformance to the provisions for the purpose and intent and the location and size of the
zoning district. The applicant is proposing to establish a PRB Planned Residence Business
District, which is consistent with the RB Residence Business District adjacent to the west.
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 of this title. A PRB zoning district is most similar to, but departs from the
standard requirements of, the RB zoning district.
H. Comprehensive Plan Standard. The suitability of the subject propertyfor 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
conformance to the goals, objectives, and policies of the Official Comprehensive Plan. The
14-
Recommendation & Findings of Fact
Petition 22-18
February 4, 2019
subject property is designated as Public/Semi-Public by the City's 2018 Comprehensive
Plan. The public/semi-public land use designation includes a range of uses that provide a
service to the public and enhance quality of life. This land use comprises various facilities
and infrastructure belonging to federal, state, and local government, public agencies and
service providers. Grade schools, pre-schools, high schools, universities, and other
educational institutions are considered public/semi-public land uses, as are churches and
other places of worship. Within Elgin, public/semi-public uses include the Robert Gilliam
Municipal Complex, police and fire stations, the Hemmens Cultural Center, and the Gail
Borden Public Library. Higher education uses make up a large portion of the land use, with
Judson University and Elgin Community College comprising more than 300 acres
combined.
The 2018 Comprehensive Plan also recognizes the importance of adaptive reuse, citing the
Elgin Tower Building, Shoe Factory Lofts, and Artspace as "... positive examples of how
outmoded structures can be renovated and reused to advance the community's vision for
the future in a sustainable and sensitive manner." It continues, "Moving forward, the City
should be open to adaptive reuse proposals provided that they advance the principles of the
Comprehensive Plan."
The proposed development meets several goals and objectives listed in the Comprehensive
Plan. It provides new workforce housing and housing for persons with disabilities. It
represents a reinvestment within an existing neighborhood, and it preserves a significant
historical landmark giving it a new use very much in line with the original use of the
property.
The proposed development is also consistent with the Plan's vision to concentrate new
multi -family developments located outside of downtown Elgin along established
commercial corridors. The 12 new residential buildings balance the scale of the adjacent
single-family homes and the character required to be compatible with the Larkin Center.
The development serves as a transitional use between a busy arterial road and the
surrounding residential neighborhood, and it represents an investment in an existing
neighborhood without the need for new public infrastructure. Concentration of housing
along a bus line (Pace Bus #549) also supports and improves access to transit, which
reduces traffic congestion.
ADDITIONAL STANDARDS FOR PLANNED DEVELOPMENTS
I. Conditional Use for a Planned Development: Where applicable, the suitability of the
subject propertyfor the intended conditional use for a planned development with respect
to the provision for the purpose and intent ofplanned 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.
-15-
Recommendation & Findings of Fact
Petition 22-18
February 4, 2019
Findings. This standard is not applicable. The applicant is requesting approval of a planned
development as a map amendment.
J. 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 preservation of all significant natural features including topography,
watercourses, wetlands, and vegetation. There are no significant natural features including
topography, watercourses, vegetation, and existing improvements that would have a
negative impact on the proposed development. The subject property slopes down gently
from the south to the north. The northern half of the 3.41 acre property is primarily vacant
with only eleven trees, all of which would be removed. Nine of those trees, however, are
not a desirable species (Cottonwood, Box Elder, and Green Ash), and four are in only fair
or worse condition. Notwithstanding, the applicant would install 64 new trees, providing
new shade street trees along Clifton and Wolff Avenues and new ornamental trees along
Melrose Avenue due to overhead powerlines. New green space on the interior of the site
would be established with the potential for community garden plots for the residents.
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 suitable 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
properties. The proposed redevelopment of the former Larkin Center property into a multi-
family development with supportive services represents an adaptive reuse of a long -vacant,
historic landmark property. Due to its unique previous use and rapidly deteriorating
condition, the Larkin Center has been vacant since 2013. The proposed development would
provide a new housing option for an at -risk population, which is similar to the historical
use of the property that started as a The Larkin Home for Children in need.
The new buildings on the northern half of the site would complement the surrounding
single-family homes as well as the historic character of the Larkin Center. The
development fulfills many goals and objectives outlined in the Comprehensive Plan
outlined above. By providing adequate parking, the development would not create any
negative impact on the existing traffic pattern in the neighborhood. The development would
provide new life to the long -vacant property, stabilizing the neighborhood and preserving
an important local historical landmark.
-16-
Recommendation & Findings of Fact
Petition 22-18
February 4, 2019
PLANNED DEVELOPMENT DEPARTURES AND EXCEPTIONS
The applicant is requesting the following departures from the requirements of the zoning
ordinance:
1. Section 19.45.080, "Table or Required Parking". The proposed development is required
to provide a total of 108 parking spaces based on the parking requirement of 1.5 parking
spaces per dwelling unit for an efficiency unit, 1.0 parking space per 500 square feet of
floor area with a minimum of two parking spaces per dwelling unit for 1-, 2-, and 3-
bedroom units, and 1.0 parking space per one employee during peak demand shift. The
applicant proposes to provide 79 parking spaces or 1.64 parking spaces per dwelling unit.
2. Section 19.12.300, "Zoning Lots; Clarifications and Exceptions". A maximum of one
principal building is allowed per zoning lot. Currently, the property contains five buildings.
The applicant proposes to demolish three of the existing buildings, rehabilitate two of the
existing buildings, and construct 12 new residential buildings, providing 14 principal
buildings on the property.
3. Section 19.35.235, "Site Design". Based on the minimum requirement of 4,000 square
feet of lot area per dwelling unit, the 3.41-acre property would be permitted to have 37
units. The applicant is proposing 48 residential units with reduces the lot area per dwelling
unit to 3,094 square feet.
4. Section 19.35.235, "Site Design". The maximum permitted residential floor area on the
property for a multiple -family development is 29,093 square feet. The total proposed floor
area of the proposed multiple -family development is 56,842 square feet.
5. Section 19.35.235, "Site Design". The minimum required gross floor area of a dwelling
unit is 600 square feet for an efficiency unit, 850 square feet for a I- bedroom unit, and
1,100 square feet for a 2-bedroom unit. The smallest efficiency unit proposed is 426 square
feet, the smallest 1-bedroom unit is 642 square feet, and the smallest 2-bedroom unit is 905
square feet in area. The proposed 1,434-square-foot, 3-bedroom units exceed the minimum
requirement of 1,350 square feet of gross floor area for a 3-bedroom unit.
6. Section 19.35.235, "Site Design". The minimum required building street setback is 20
feet. The applicant is proposing a minimum building street yard setback of 6 feet from
Clifton Avenue on the west (measured at the front porches; the main facade of the buildings
would be 11 feet back); 9 feet from Wolff Avenue on the north (measured at the front
porches; the main fagade of the buildings would be 14 feet back); and 3 feet from Melrose
Avenue on the east (measured at the front porches; the main fagade of the buildings would
be 8 feet back).
-17-
Recommendation & Findings of Fact
Petition 22-18
February 4, 2019
Staff finds the proposed departures are appropriate to achieve a desirable, historically -sensitive,
redevelopment of a long -vacant, historic property.
The Larkin Center, already a local historical landmark, is expected to be added to the National
Register of Historic Places in the spring of 2019 due to its architectural and community
significance. It originally served children in need and later served as a group home and provided
individual and family social services for the at -risk population. The proposed redevelopment of
the property would preserve the Larkin Center and provide housing for persons with disabilities,
which would maintain the use of the property for the at -risk population. The redevelopment of the
property into a multi -family use is also consistent with the 2018 Comprehensive Plan which calls
for multi -family developments outside of the downtown to be concentrated along established
arterial streets such as Larkin Avenue.
The proposed development is required to provide 108 parking spaces, and the applicant is
providing 79 parking spaces (1.64 parking spaces per dwelling unit). Full Circle has demonstrated
that proposed the parking will meet the needs of the development's anticipated population. The
applicant has submitted information regarding the parking usage at several other similar multiple -
family developments for persons with disabilities and workforce housing managed by Full Circle.
The highest parking utilization rate at a similar development is 0.7 parking spaces per dwelling
unit. Such a utilization rate would translate to the need for only 34 parking spaces for the proposed
48 dwelling units.
In addition, at most 63 percent of residents of similar developments use parking. Based on the
average occupancy rates at other similar developments, Full Circle anticipates 1.95 residents per
unit in the proposed development or a total of 94 residents. If 63 percent of those residents have
cars, the development would need 59 parking spaces.
As such, the proposed 79 parking spaces for the proposed 48 units will meet the parking needs of
development without any negative effect on the surrounding area.
An abundance of on -street parking is also available on both sides of Clifton, Wolff, and Melrose
Avenues, and a westbound PACE Bus Stop (Route 549) is already located immediately in front of
the Larkin Center. A bus stop for Eastbound Route 549 is available on the other side Larkin
Avenue.
The departures from the Site Design requirements would allow for the construction of 12 new,
two-story buildings designed to look like single-family homes such that they fit -in with the
surrounding single-family residential neighborhood. The design of each new building is unique
but reflects the architectural period of the Larkin Center to enhance the historical character of the
property. New, two-story, residential buildings resembling single-family homes would provide an
appropriate transitional use between the commercial and institutional uses concentrated along
Larkin Avenue, Highland Elementary School to the north, and the residential neighborhoods to
the east and west.
-18-
Recommendation & Findings of Fact
Petition 22-18
February 4, 2019
If the vacant land north of the Larkin Center was rezoned consistent with the surrounding
residential neighborhood (RC2 Residence Conservation), it could be subdivided into 12 lots for
single-family homes. In this manner, if the Larkin Center and Hospital Building were to be
preserved, the block bounded by Larkin, Clifton, Woff, and Melrose could contain 14 principal
buildings as of right.
Also, each subdivided lot could have 2,700 square feet of gross floor area. That number, multiplied
by 12 lots, equal 32,400 square feet of gross floor area. That amount, added to the gross floor area
of the Larkin Center (13,900 square feet) and the Hospital Building (2,168 square feet), is 48,558
square feet — or 19,465 square feet more than what would otherwise be allowed within an RB
district.
RECOMMENDATION
The Community Development Department and the Planning & Zoning Commission recommend
approval of Petition 22-18, subject to the following conditions:
Substantial conformance to the Development Application submitted by Full Circle
Communities, Inc. as applicant, and STCBT-Property, LLC, as property owner, received
June 12, 2018, and supporting documents including:
a. Undated Statement of Purpose and Conformance, received January 4, 2019;
b. Undated 1212 Larkin Planned Development Application Exhibit G Development
Descritipon-1212 Larkin, received November 19, 2018;
c. Undated Full Circle Parking Utilization by Property, received January 4, 2019;
d. ALTA /NSPS Land Title Survey, prepared by Manhard Consulting Ltd., dated January
30, 2018;
e. Site Plan, prepared by Cordogan, Clark & Associates, Inc., dated November 8, 2018,
with such further revisions as required by the Community Development Director;
f. Four -page Floor Plans for Buildings 1-12, prepared by Cordogan, Clark & Associates,
Inc., dated January 4, 2019, with such further revisions as required by the Community
Development Director;
g. Building 01-12 Elevations plans, prepared by Cordogan, Clark & Associates, Inc.,
dated January 4, 2019, with such further revisions as required by the Community
Development Director;
h. Building 01-12 Enlarged Elevations plans, prepared by Cordogan, Clark & Associates,
Inc., dated January 4, 2019, with such further revisions as required by the Community
Development Director;
i. Lower Lever Floor Plan, Sheet A2.0, prepared by Cordogan, Clark & Associates, Inc.,
dated May 4, 2017, with such further revisions as required by the Community
Development Director;
j. First Floor Plan, Sheet A2.1, prepared by Cordogan, Clark & Associates, Inc., dated
-19-
Recommendation & Findings of Fact
Petition 22-18
February 4, 2019
December 17, 2018, with such further revisions as required by the Community
Development Director;
k. Second Floor Plan, Sheet A2.2, prepared by Cordogan, Clark & Associates, Inc., dated
September 10, 2018, with such further revisions as required by the Community
Development Director;
I. Third Floor Plan, Sheet A2.3, prepared by Cordogan, Clark & Associates, Inc., dated
September 10, 2018, with such further revisions as required by the Community
Development Director;
m. 1212 Larkin North, South, East and West Elevations color plans, prepared by
Cordogan, Clark & Associates, Inc., dated January 4, 2019, with such further revisions
as required by the Community Development Director;
n. Four -page Larkin Building Elevations plans, prepared by Cordogan, Clark &
Associates, Inc., dated November 6, 2018, with such further revisions as required by
the Community Development Director;
o. Management Office Floor Plans, prepared by Cordogan, Clark & Associates, Inc.,
dated September 4, 2018, with such further revisions as required by the Community
Development Director;
p. Existing Hospital Building Elevations color plan, prepared by Cordogan, Clark &
Associates, Inc., dated January 4, 2019, with such further revisions as required by the
Community Development Director;
q. Management Office Elevations, prepared by Cordogan, Clark & Associates, Inc., dated
November 6, 2018, with such further revisions as required by the Community
Development Director;
r. Undated Five -page Photometric plans, prepared by Cordogan, Clark & Associates,
Inc., received January 9, 2019, with such further revisions as required by the
Community Development Director;
s. Landscape Plans, Sheets L1-L4, prepared by Manhard Consulting Ltd., dated June 14,
2018, last revised January 3, 2019, with such further revisions as required by the
Community Development Director;
t. Plat of Easement Grant, prepared by Manhard Consulting Ltd., dated January 2, 2019,
with such further revisions as required by the City Engineer; and
u. Proposed Improvements for 1212 Larkin 1212 Larkin Avenue City of Elgin, Illinois
engineering plans, prepared by Manhard Consulting Ltd., dated June 10, 2018, with
such further revisions as required by the City Engineer.
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. No tree, located within 300 feet of the Larkin Avenue lot line, shall be removed without
the issuance of a tree removal permit as contemplated by Chapter 19.16 of the Elgin
Municipal Code, 1976 as amended. The Development Administrator may allow the
removal of a tree within this described area in so long as it will be replaced with a tree of
-20-
Recommendation & Findings of Fact
Petition 22-18
February 4, 2019
similar Tree Type (e.g. canopy tree for a canopy tree, evergreen for an evergreen) from
Species Group A, at replacement ratio as if the tree removed was of Species Group A (50
percent), and in all other ways in conformance with Chapter 19.16, "Tree Preservation'.
Prior to the issuance of a permit, the Development Administrator may require the submittal
of a landscape plan which shows where replacement tree(s) will be planted, the purpose of
which is to ensure that the landscaping remains complementary to the historic Larkin
Center and Hospital Building and does not otherwise interfere with important views of
these structures.
3. Unless determined to be of historic significance, the foundation for the former monument
sign along Larkin Avenue shall be removed within 6 months of the approval of this planned
development. The foundation may be reused for a new sign, provided the design for said
sign is granted a Certificate of Appropriateness and otherwise conforms to the provisions
of Chapter 19.50 "Street Graphics" of the Elgin Municipal Code, 1976 as amended.
4. A departure is hereby granted to permit a total of 79 parking spaces on the property for the
proposed multiple -family residential development.
5. A departure is hereby granted to allow a total of 14 principal buildings on the zoning lot,
commonly known as 1212 Larkin Avenue.
6. A departure is hereby granted to reduce the minimum lot per dwelling unit on a multiple -
family zoning lot to allow a total of 48 residential units on the subject property.
7. A departure is hereby granted to increase the maximum residential floor area for a multiple -
family zoning lot to a total of 56,842 square feet.
8. A departure is hereby granted to reduce the minimum gross floor area of a dwelling unit to
minimum 426 square feet for an efficiency unit, a minimum of 642 square feet for a 1-
bedroom unit, and a minimum of 905 square feet for a 2-bedroom unit.
9. A departure is hereby granted to allow the minimum building street setback of 6 feet from
Clifton Avenue on the west (measured at the front porches; the main fapade of the buildings
would be 11 feet back); 9 feet from Wolff Avenue on the north (measured at the front
porches; the main fagade of the buildings would be 14 feet back); and 3 feet from Melrose
Avenue on the east (measured at the front porches; the main fagade of the buildings would
be 8 feet back).
10. Compliance with all applicable codes and ordinances.
21-
Recommendation & Findings of Fact
Petition 22-18
February 4, 2019
The vote of the Planning & Zoning Commission on the motion to recommend approval of Petition
22-18, subject to the conditions outlined by the Community Development Department, was five
(5) yes, one (1) 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
-22-
EXHIBITA Aerial/Location Map Q�
w�e
Map prepared by City of Elgin o 65 130 zeo aso ezo
Department of Community Development Feet
C
Subject Property
Petition 22-18
Legend
RC1 Residence Conservation 1
RC2 Residence Conservation 2
RC3 Residence Conservation 3
PRC Planned Residence Conservation
SFR1 Single Family Residence 1
PSFR1 Planned Single Family Residence 1
SFR2 Single Family Residence 2
PSFR2 Planned Single Family Residence 2
TRF Two Family Residence
PTRF Planned Two Family Residence
MFR Multiple Family Residence
PMFR Planned Multiple Family Residence
RB Residence Business
PRO Planned Residential Business
NO Neighborhootl Business
PNB Planned Neighborhood Business
AS Am Business
PAS Plannetl Area Business
CCi Canter City i
CC2 Center City 2
PCC Planned Center City
ORI Office Research Industrial
PORI Plerned Once Research Industrial
GI General Industrial
PGI Planned General Industrial
Cl Commemial Industrial
CF Community Facility
PCF Planned Community Facility
EXHIBIT B
Chicago St
Zoning Map
m
Q
m
Z
g
NN
W+E
a.
Map prepared by City of Elgin
Department of Community Development
0 50 100 200 300 400
Feet
.W
EXHBIIT C
ran. rr_Irr
0615403001
L.90r, Ave
Parcel Map
Subject Property
1212 Larkin Ave.
Petition 22-18
¢
d
Vl
O
E
N
A
City of Elgin o zo 40 ao 120 tso
Department of Community Development Feet
,
IE
8
_
�j
,._
rd
j
_
k{
-
,.
T
x
:
SUBJECT PROPERTY
NT
:- \ \\e ^
%V7
5\ � �j
, .r" � .
w a � k eS+w1O �k�j�i>Y-
r
+ �Aa %'. �'„� ��'' �. � � :1e yr,
�yam° y,,��,��r.,�� t �g, ,e..
'A
". '� u �� *n �� - � N G P 'y � 4Y t' �, jai!
5'' �
h R M
�� t � ' �F i�:i
�� :.
� � 6 $ �.
;,,5 1 � r� •-��
i' j.7o 4
�y �ia93
y
M
iri ■ ■#`
tY
��r
q
r
EXHIBIT D
SITE LOCATION
1212 Larkin Avenue
Petition 22-18
Recent addition at the Highland Elementary School to the
north
Highland Elementary School to the north 6