HomeMy WebLinkAboutORDINANCES-2004-050-O-04•
05/10/2004
50-0-04
AN ORDINANCE
Granting a Special Use for a Planned
Development in an R1 Residential Zoning
District at 1314 Ridge Avenue, 1311 Asbury
Avenue, and 1321 Asbury Avenue
WHEREAS, Asbury Ridge, LLC, as owner of the subject property, as hereinafter
described, submitted an application, case no. ZPC 03-12 UU & PD, for approval of a
special use for a planned development ("The Planned Development"), and a unique use
including approval of site development allowances related to an increase in the number
of permitted dwelling units per lot area, a reduction in the minimum distance an
•
accessory building may be
located from the nearest wall
of the principal
building, an
increase in the maximum
building height for accessory
uses having a
flat roof, an
increase in the distance by which a balcony may project from an exterior wall, location
of a fence in the required front and required street side yards, an increase in the number
of allowable dwelling units in an R1 Planning Development, the placement of a building
closer than fifteen (15) feet from an interior lot line, an increase in maximum lot
coverage, a rear yard setback less than the minimum required, location of three (3)
guest parking spaces in the front yard, and a reduction in certain parking module
dimensions, all within an R1 Residential Zoning District; and
WHEREAS, the subject property is generally located on Dempster Street
between Ridge Avenue and Asbury Avenue, and is legally described in Exhibit A,
• attached hereto and made a part hereof; and
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WHEREAS, the subject property is currently improved with a structure commonly
known as the Dryden Mansion or School District 65 Headquarters, an accessory "coach
house" structure, and a two story stucco building; and
WHEREAS, the subject property will be developed pursuant to a Development
Plan approved by this Ordinance, Exhibit B attached hereto and made a part hereof;
and
WHEREAS, the approved Development Plan provides for renovation of the
Dryden Mansion and its conversion into four (4) condominium units, demolition of the
two story stucco building, conversion of the accessory "coach house" structure into two
(2) condominium units, and division of the property into eight (8) lots joined by mutual
covenants, lots one (1) through seven (7) of which may be developed with no more than •
one -single-family detached dwelling, and lot eight (8) of which shall be improved with
the above -mentioned "coach house" structure and mansion; and
WHEREAS, the development of the subject Property pursuant to the approved
Development Plan requires certain site development allowances from the strict
application of the R1 Residential District regulations of the Zoning Ordinance; and
WHEREAS, the City's Plan Commission conducted public hearings on
October 8, 2003, November 12, 2003, December 10, 2003, January 13, 2004,
February 11, 2004, and March 14, 2004 pursuant to proper notice in case
no. ZPC 03-12 UU & PD, received testimony and other evidence, made a written record
thereof and findings of fact pursuant to Section 6-3-6-8 and Section 6-3-7-7 of the •
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Zoning Ordinance that the Planned Development be approved with certain
modifications; and
WHEREAS, the Planning and Development Committee of the City Council
considered and adopted the record and recommendations of the Plan Commission at its
April 13, 2004, April 26, 2004, and May 10, 2004 meetings and recommended approval
of the application with the Plan Commission's modifications; and
WHEREAS, the City Council considered the respective records and
recommendations of the Plan Commission and the Planning and Development
Committee at its April 13, 2004, April 26, 2004, and May 10, 2004 meetings, and
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY
• OF EVANSTON, COOK COUNTY, ILLINOIS:
SECTION 1: That the City Council hereby adopts the respective records,
findings, and recommendations of the Plan Commission and the Planning and
Development Committee and hereby grants a unique use and a special use for a
Planned Development as set forth in the Development Plan, Exhibit B, and as more
specifically set forth in the following Sections of this Ordinance, all as legally described
in Exhibit A.
SECTION 2: That the City Council adopts the findings of the Plan Commission
that the application meets the standards for special uses set forth in Section 6-3-5-10 of
the Zoning Ordinance, as follows:
• The unique use/planned development meets the standards for special
uses of Section 6-3-5-10, as follows:
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(a) Planned developments are allowed at Section 6-8-2-4 as a special
use in the R-1 district.
(b) The proposed planned development is in keeping with the purposes
and policies of the Comprehensive General Plan and the Zoning
Ordinance as indicated herein.
(c) The proposed planned development will not have a negative
cumulative effect in conjunction with other special uses in the
immediate neighborhood and the City as a whole. Other than
religious uses there are few other planned developments in the
neighborhood, and the proposed residential planned development
functions appropriately in the context of other residential
development of large estate -type lots in the vicinity.
(d) The proposed planned development does not interfere with or
diminish the value of property in the neighborhood. Development of
the subject property pursuant to the Development Plan will add new
structures, rehabilitate the mansion, and return the subject property •
to the tax rolls.
(e) Public facilities and services can adequately serve the proposed
planned development. The proposed development when built will
be adequately served by infrastructure to address public facilities
and services.
(f) The proposed planned development will not cause undue traffic
congestion. It will not increase the ambient level of traffic
congestion and should reduce the level previously attained through
District 65's former use of the property.
(g) The proposed planned development will preserve significant
historical and architectural resources resulting in the preservation of
the landmark buildings of mansion and coach house on the
property, acceptably preserving the significant open space
characteristics of the property. The proposed development
enhances these historical and architectural resources by providing
for the rehabilitation of these in an economically utilitarian manner
and moves the property from tax exempt status to being a positive
benefit to the tax base. Demolition of the two-story stucco building •
at 1321 Asbury does not impinge on this standard.
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(h) The proposed planned development will preserve significant natural
and environmental features. It results in significant preservation of
the site's natural and environmental features by providing for the
economically viable rehabilitation and maintenance of the property,
which had suffered from disinvestment and deferred maintenance.
(i) The proposed planned development will comply with all other
applicable regulations as these are modified by the grant of unique
use and planned development.
SECTION 3: That the City Council adopts the findings of the Plan Commission
that the proposed Unique Use Planned Development meets the standards for achieving
the public benefits set forth in Section 6-3-6-3, as follows:
(a) The unique use/planned development preserves and enhances
desirable site characteristics and open space through preserving a
• historically significant site and structures.
(b) The unique use/planned development maintains a pattern of
development that preserves natural vegetation, topography and
geologic features through substantial retention of the existing open
space and view lines of the property.
(c) The unique use/planned development preserves and enhances
historic and natural resources that significantly contribute to the
City's character through preserving a historically significant site and
structures.
(d) The unique use/planned development creates a pleasing
environment or other special development features through design,
landscape, or architectural features that are tailored to retain the
positive environmental features of the subject property, while
allowing for its rehabilitation.
(e) The unique use/planned development provides a variety of housing
types in accordance with the City's housing goals by restoring the
residential use of the subject property with multi -family, two-family,
• and single family detached uses.
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(f) The unique use/planned development eliminates blighted structures
or incompatible uses by eliminating the non -conforming institutional
and office use of the property, restoring the property's historic
residential use, and allowing for the structural rehabilitation of
historic buildings that have deteriorated from lack of maintenance.
(g) The unique use/planned development enhances the local economy
and strengthens the tax base by returning a sizable property that
has been tax exempt for decades to the tax rolls and by the positive
economic impacts of construction and residential uses.
(h) The unique use/planned development efficiently uses land resulting
in more economic networks of utilities, streets, schools, public
grounds, and other facilities in that the subject property will be
redeveloped in a manner so as to have the least adverse impact on
public facilities.
SECTION 4: That the City Council adopts the findings of the Plan Commission
that the proposed Unique Use Planned Development meets the general conditions in •
Section 6-8-1-10 (A) for planned developments in Residential Districts:
(a) The development is compatible with surrounding development as
the proposal entails the use of the property for single-family uses,
and for other residential uses that are compatible with the
surrounding single family neighborhood and the adjacent religious
and institutional uses.
(b) The height, bulk and scale of the development conform with the
purposes and intents of the Zoning Ordinance as set forth in
Section 6-1-2, "Purpose and Intent," as the bulk characteristics of
the approved plan comply with the bulk limitations of the underlying
R1 District and the unique use/planned development allows a
maximum of 13 dwelling units, whereas the 103,774 square foot
area of the subject property would allow for 14 dwellings were the
property divided into the maximum number of conforming R1
zoning lots.
(c) The planned development and all landscaping are compatible with
and implement the Comprehensive General Plan in terms of:
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a. Land use, as the development returns the property to
residential uses, with modifications to the underlying
allowances of the R1, Single-family Residential District, to
enable the preservation and use of the property's landmark
buildings.
b. Land use intensity, as the project shall produce densities
both in terms of numbers of dwellings and built upon areas
that comply with the "as -of -right" restrictions of the
underlying R1, Single-family Residential District.
C. Housing, as the development will rehabilitate the dilapidated
historic buildings with distinctive and unique housing types
while allowing for the single-family detached development of
the property's periphery.
d. Preservation, as the development preserves the landmark
buildings and site features of the property in an economically
sound manner.
• e. Environmental concerns, as the development preserves the
open space of the property while assuring that future
construction shall maintain the City's environment standards.
f. Traffic impact and parking, as the development provide all
required parking and is designed to minimize adverse
impacts on the surrounding public parking supply and traffic
flows.
g. Impact on schools, public services and facilities, as the
development returns this 2 1/3 acre parcel to the tax rolls
while limiting the subject property's developed impact to no
more than the as of right impact of a parcel of similar size.
h. Essential character of the neighborhood, as the applicant
has designed the development to be compatible with the
surrounding neighborhood, which contains not only detached
single-family homes independently developed on separate
lots but also relatively large former estate properties that
have successfully been development for multiple housing
• units.
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Neighborhood planning, as the applicant has designed the
development to be compatible with the surrounding
neighborhood, which contains not only detached single-
family homes independently developed on separate lots but
also relatively large former estate properties that have
successfully been developed for multiple family housing; and
j. Conservation of the taxable value of land and buildings
throughout the City, and retention of taxable land on tax
rolls, as the development returns this 2 1/3 acre parcel to the
tax rolls while allowing for its controlled development in a
manner complementary with its neighborhood.
SECTION 5: That the City Council adopts the findings of the Plan Commission
that the proposed unique use and Planned Development meets the site controls and
standards for planned developments in the R1 Single -Family Residential District set
forth in Section 6-9-1-9 (B), except to the extent that the authority to exceed planned •
development site development allowances is granted pursuant to Section
6-3-6-6.
(a) The 103,774 square foot subject property exceeds the minimum R1
planned development lot area of 14,400 square feet (.331 acre)
(b) Along all boundaries of proposed planned development not abutting
a public street, the developer shall provide a transition landscaped
strip as indicated within Exhibit B subject to the authority to exceed
planned development site development allowances granted
pursuant to Section 6-3-6-6.
(c) Walkways are logical, safe, and convenient for access to all
dwellings, facilities, and off -site destinations with minimal mixing of
automobile and pedestrian movements and accessibility to the
City's bike routes.
(d) Parking, loading and service areas avoid adverse effects upon
residential uses within and without the development. 0
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(e) Vehicular access provides minimum hazards.
(f) The development shall provide for underground installation of
utilities, if possible.
(g) The development shall incorporate acceptably designed facilities
for storm water and treatment of turf and maintenance of facilities.
(h) The applicant has provided a market feasibility study and the Plan
Commission adopted its findings.
(i) The applicant has provided a traffic circulation impact study and the
Plan Commission adopted its findings.
(j) New construction within the subject property shall meet the
following minimums:
a. 1-story dwellings must have no less than 1200 square feet in
ground floor area;
• b. multiple -story dwellings must have no less than 900 square
in feet ground floor area.
that:
SECTION 6: That the City Council adopts the findings of the Plan Commission
The unique use/ planned development meets the development allowances
for planned developments in the R1 Single-family Residential District
(Section 6-8-1-10 (C)) except to the extent that the authority to exceed
planned development site development allowances is granted pursuant to
Section 6-3-6-6 as follows.
(a) The maximum building height is 35 feet or 2'/2 stories and hence is
less than the limit of height increases for planned developments to
12 feet more than that allowed as -of -right or 47 feet.
(b) There is no increase in the number of dwellings above that allowed
as of right, which is one dwelling per 7200 square feet.
0(c) Dwellings may be sited relative to development boundaries and to
each other as indicated within Exhibit D.
that:
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(d) The maximum building lot coverage for the subject property shall
not exceed 30% and the maximum building lot coverage for each of
the eight lots within the subdivision also shall not exceed 30%.
Hence the building lot coverage is less that the limit of building lot
coverage for planned developments to 3% above that allowed as of
right or 33%.
SECTION 7: That the City Council adopts the findings of the Plan Commission
The unique use/planned development meets the standards for unique
uses of Section 6-3-7-10.
(a) The record evidences that the unique use will maintain and
enhance the benefits stemming from this historically significant
property and evidences the unique characteristics of the subject
property and use, including, without limitation, the property's
historical significance and unitary development. •
(b) The record evidences that the unique use will be of benefit, from a
land use and economic standpoint, to the City and its residents by
allowing the economically viable rehabilitation of the subject
property while returning it to the tax rolls.
(c) The project is designed to be compatible with surrounding
properties and neighborhood.
(d) The proposed use and the development are consistent with and
implement the planning goals and objectives of the City, as
contained in the City's Comprehensive General Plan and other
pertinent policy resolutions, particularly in terms of:
a. Land use intensity, as the development plan allows for an
intensity of development within the limits of as -of -right R1
development.
b. Housing goals, as the development allows for a variety of
housing types at typical densities while preserving
historical structures.
c. Preservation goals, and policies as the development
allows for the preservation and economic reuse of •
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landmark buildings on a landmark site within a
preservation district.
d. Population policies, as the development allows for the
residential reuse of existing structures that originally were
residentially used and for the further development of the
subject property at population densities in keeping with
the Comprehensive Plan and Zoning Ordinances.
e. Traffic impact, and parking as the Plan Commission has
found that the traffic and parking characteristics of the
development fully comply with the standards and
objectives for these.
f. Environmental goals, and policies, as the development
allows for reuse and return to economic and social
viability of existing landmarked structures and sites in
compliance with all building code requirements.
(e) The development meets and addresses the planned
development standards of Section 6-3-6-9, the public benefit
standards of Section 6-3-6-3, and the standards for special uses of
• Section 6-3-5-10.
(f) The subject property is within the Ridge Historical District and is
improved with contributing structures that are landmarks. The
subject property is improved with a building used as an accessory
structure and at least one of the approved residential units on the
zoning lot is in this accessory structure.
SECTION 8: That the City Council grants a unique use and
planned development permit authorizing certain site development allowances
and authorization to exceed planned development site development allowance
for exceptions to the requirements of the R1, Single-family Residential District as
provided in §'s 6-3-6-5, 6-3-6-6, 6-3-7-11, and 6-11-1-10(C) subject to the
following conditions:
• a. The Planned Development shall consist of eight zoning lots joined by
mutual covenants that shall control the development of the subject
property for the approved unique use and planned development. Said
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eight zoning lots are as indicated and described on the subdivision plat
attached as Exhibit D.
b. The City shall not issue any building permit for construction or demolition
on the subject property unless either the Preservation Commission has
reviewed and recommended issuance of a certificate of appropriateness
for such construction, or said construction is exempt from the
requirements of the Preservation Ordinance.
C. Lots 1 through 7 within the planned development shall each consist of a
single-family detached house lot, and each shall have a minimum lot area
of 7,200 square feet and a minimum lot width of 35 feet so as to comply
with the R1 lot size and width requirements of §'s 6-8-2-5 and 6-8-2-6
respectively. The development of lots 1 through 7 shall conform to the R1
requirements for building lot coverage at §6-8-2-7, for maximum
impervious surface at §6-8-2-10 both as allowed at §6-8-2-11, and the R1
yard requirements of §6-8-2-8 and the R1 height requirements of §6-8-2-9.
The approved development plan envisions placement of a single family
home on each of lots 1 through 7 within the building envelope indicated on
the Site Development - Subdivision Plan dated 12/23/03, attached as
Exhibit C. Other than required compliance with the bulk, parking and
loading requirements of the R1 District the development plan does not •
impose any specific site, design or appearance requirements upon any
structures on lots 1 through 7.
d. Lot 8 within the planned development shall be improved in conformance
with the Site Development - Subdivision Plan dated 12/23/03, attached as
Exhibit C. Lot 8 shall contain two principal structures, these being the
existing mansion in approximately the center of the property and the
existing coach house facing Asbury. The existing mansion shall be used
as a multi -family dwelling and shall contain no more than four dwellings.
The existing coach house shall be used as a two-family dwelling. Lot 8
may further be improved with two accessory buildings used for off-street
parking as indicated on Exhibit C.
e. No building shall be erected on the subject property north or east of the
line indicated on Exhibit C as the "line of sight" crossing the intersection of
Dempster Street and Ridge Avenue.
f. The development plan entails the demolition of the two-story stucco
building at 1321 Asbury does not impinge on this standard.
SECTION 9: That all ordinances or parts of ordinances in conflict herewith are
hereby repealed.
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SECTION 10: That this ordinance shall be in full force and effect from and after
its passage, approval, and publication in the manner provided by law.
Introduced: tG
Adopted:
Ayes:
Nays:
ATTEST:
Clerk itk
Ap roved as t for
Corporation Counsel
, 2004
, 2004
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Approved:
2004
�J
Mayor
EXHIBIT A TO ORDINANCE 50-0-04
PARCEL 1:
LOTS 1, 2. 3, 4. 5 AND 6 IN BUELL'S SUBDIVISION OF LOTS 3, 4 AND 5 (EXCEPT PART TAKEN FOR DEMPSTER STREET) IN OWNER'S SUBDIVISION OF
BLOCK 44 IN EVANSTON, IN SECTION 13. TOWNSHIP 41 NORTH, RANGE 13 AND SECTIONS 7, 8 AND 19, TOWNSHIP 41 NORTH, RANGE 14. EAST OF
THE THIRD PRINCIPAL MERIDIAN. IN COOK COUNTY, ILLINOIS,
PARCEL 2'
LOT 14 (EXCEPT THE SOUTH 33.00 FEET THEREOF) IN BLOCK 44 IN EVANSTON. IN SECTION 13, TOWNSHIP 41 NORTH, RANGE 13 AND SECTIONS 7,
18 AND 19. TOWNSHIP 41 NORTH, RANGE 14. EAST OF THE THIRD PRINCIPAL MERIDIAN, IN COOK COUNTY, ILLINOIS
PARCEL 3.
LOTS 4 AND 5, TOGETHER WITH THAT PART OF LOT 1 LYING EAST OF AND ADJOINING SAID LOTS 4 AND 5 AND WEST OF THE EAST LINE OF LOT 2
EXTENDED SOUTH TO THE SOUTH LINE OF LOT 1, ALL IN THE SUBDIVISION OF LOT I AND 2 OF OWNER'S SUBDIVISION IN BLOCK 44 OF EVANSTON,
IN SECTION 13. TOWNSHIP 41 NORTH, RANGE 13 AND SECTIONS 7, 18 AND 19, TOWNSHIP 41 NORTH, RANGE 14, EAST OF THE THIRD PRINCIPAL
MERIDIAN, IN COOK COUNTY, ILLINOIS.
TOTAL NET AREA: 103.774.09 SO FT - 2.382 ACRES
COMMONLY KNOWN AS' 1314 RIDGE AVENUE At 1311 t 1321 ASBURY AVENUE, EVANSTON. ILLINOIS.
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