HomeMy WebLinkAboutG51-96 (2) Ordinance No. G51-96
AN ORDINANCE
RECLASSIFYING PROPERTY AT 450 DUNDEE AVENUE
(Dundee/Summit Redevelopment Project Area A)
WHEREAS, the City Council on December 22 , 1986 designated
and legally described certain property located at 450 Dundee
Avenue as a Redevelopment Project Area pursuant to Ordinance
No. S8-96 entitled: "Ordinance Adopting and Approving a Tax
Increment Redevelopment Plan and a Tax Increment Redevelopment
Project for the City of Elgin, Illinois" and adopted Tax
Increment Financing for said Redevelopment Plan pursuant to
Ordinance S9-86 entitled: "Ordinance Designating a
Redevelopment Project Area and Adopting Tax Increment
Allocation Financing in the City of Elgin, Illinois" ; and
WHEREAS, the City Council on September 28, 1994
authorized the execution of a Redevelopment Agreement for the
Redevelopment Project Area pursuant to Resolution No. 94-255
entitled: "Resolution Authorizing Execution of a Redevelopment
Agreement with TLC Redevelopment Group" ; and
WHEREAS, the Redevelopment Agreement requires in part
that the Redevelopment Project Area be reclassified and
redeveloped as a PAB Planned Area Business District; and
WHEREAS, written application has been made to reclassify
the Redevelopment Project Area from AB Area Business District
to PAB Planned Area Business District; and
WHEREAS, the Planning and Development Commission has
conducted a public hearing after due notice and submitted its
written findings and recommendations to the City Council; and
WHEREAS, the Planning and Development Commission has
recommended that the Redevelopment Plan for a portion of the
Redevelopment Project Area (Amoco/Split Second) be approved as
a first phase of development in the Redevelopment Project
Area, and that subsequent phases of the Redevelopment Plan be
subject to further review; and
WHEREAS, the City Council has reviewed the recommendations
of the Planning and Development Commission and concurs in such
recommendations .
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE
CITY OF ELGIN, ILLINOIS:
Section 1 . That Chapter 19 . 07 , Section 19 . 07 . 600
entitled "Zoning District Map" of the Elgin Municipal Code,
1976 , as amended, be and the same is hereby further amended by
adding thereto the following paragraph:
E
"The boundaries hereinafter laid out in the
' Zoning District Map' , as amended, be and are hereby
altered by excluding from the AB Area Business
District and including in the PAB Planned Area
Business District, the following described property:
LOT 2 AND THOSE PARTS OF LOTS 1, 3, 4 , 5, 12
AND 13, TOGETHER WITH A PART OF SENECA STREET (TO BE
VACATED) , ALL OF THE ABOVE TAKEN AS A TRACT, IN
BABBITT' S ADDITION TO ELGIN (BEING A SUBDIVISION OF
BLOCK 25 OF P.J. KIMBALL JUNIOR' S SUBDIVISION 3RD
ADDITION TO ELGIN) , AS PER PLAT THEREOF RECORDED IN
THE OFFICE OF THE RECORDER OF DEEDS OF KANE COUNTY,
ILLINOIS ON DECEMBER 19, 1881 AS DOCUMENT #7168, ALL
IN KANE COUNTY, ILLINOIS, BOUNDED AND DESCRIBED AS
FOLLOWS : BEGINNING AT A POINT ON THE NORTHWESTERLY
RIGHT OF WAY LINE OF DUNDEE AVENUE (SAID LINE ALSO
BEING THE EASTERLY LINE OF SAID LOT 1) , DISTANT
73 . 47 FEET SOUTHWESTERLY OF THE NORTHEAST CORNER OF
SAID LOT 1; THENCE CONTINUING SOUTH 33 DEGREES 42
MINUTES 07 SECONDS WEST, ALONG THE NORTHWESTERLY
RIGHT OF WAY LINE OF DUNDEE AVENUE, AND ITS
SOUTHWESTERLY PROLONGATION FOR A DISTANCE OF 237 . 07
FEET TO A POINT; THENCE NORTH 56 DEGREES 17 MINUTES
53 SECONDS WEST ON A LINE PERPENDICULAR TO THE LAST
DESCRIBED LINE, FOR A DISTANCE OF 160 . 00 FEET TO A
POINT ON A LINE 160 . 00 FEET NORTHWESTERLY OF AND
PARALLEL WITH THE NORTHWESTERLY RIGHT OF WAY LINE OF
DUNDEE AVENUE; THENCE NORTH 33 DEGREES 42 MINUTES 07
SECONDS EAST ALONG THE LAST DESCRIBED LINE, FOR A
DISTANCE OF 167 . 76 FEET TO A POINT ON A LINE 30 . 00
FEET SOUTH OF AND PARALLEL WITH THE SOUTH RIGHT OF
WAY LINE OF SUMMIT STREET; THENCE NORTH 90 DEGREES
00 MINUTES 00 SECONDS EAST, ALONG THE LAST DESCRIBED
LINE, FOR A DISTANCE OF 153 . 45 FEET TO A POINT;
THENCE SOUTH 30 DEGREES 12 MINUTES 04 SECONDS EAST,
FOR A DISTANCE OF 36 . 01 FEET TO THE POINT OF
BEGINNING, ALL IN KANE COUNTY, ILLINOIS . "
Section 2 . That the reclassification of the above
described property be and is hereby granted to permit the
development of a motor vehicle service station/convenience
store (Amoco/Split Second) subject to the following conditions :
1 . Substantial conformance with the
Amoco/Split Second development plans prepared by
Amoco Oil Company, title page dated October 3, 1996 .
2 . Compliance with all other applicable codes
and ordinances .
Section 3 . That this ordinance shall be in full force
and effect immediately after its passage in the manner
provided by law.
Kevin Kelly
K i' n
Kevin Kelly, Mayor
Presented: October 9 , 1996
Passed: October 9 , 1996
Omnibus Vote: Yeas 7 Nays 0
Recorded: October 10, 1996
Published:
Attest:
s/ Dolonna Mecum
Dolonna Mecum, City Clerk
in
Et'
41i:Jrg ,r
Agenda Item No.
91l 11 lltl
September 6 , 1996
TO: Mayor and Members of the City Council
FROM: Richard B. Helwig, City Manager
SUBJECT: Development Plan Alternatives
Dundee/Summit Redevelopment Area
PURPOSE
Consideration of Petition 33-96 Requesting a Map Amendment
from AB Area Business District to PAB Planned Area Business
District; Property Located at 450 Dundee Avenue; by the City
of Elgin, as Applicant.
BACKGROUND
A petition has been filed by the City of Elgin on behalf of
TLC Redevelopment Group, Amoco Oil Company, and Merlin Muffler
Corporation requesting a zoning map amendment from AB Area
Business District to PAB Planned Area Business District . The
subject property is located at 450 Dundee Avenue and is
commonly known as the Dundee/Summit Redevelopment Area .
This petition has been filed pursuant to the terms and
conditions of a development agreement between the City of
Elgin and TLC Redevelopment Group. The site plan ( "Gateway
Plaza" ) presented by TLC Redevelopment Group and Amoco is in
substantial conformance with a concept plan attached to the
redevelopment agreement .
During the public hearing process, it became evident that the
"Gateway Plaza" plan did not have the support of the
neighborhoods it is intended to serve. The surrounding
neighborhoods are supportive of the commercial use of the
redevelopment area, but in a development pattern that is more
pedestrian-oriented and complementary to the
turn-of-the-century development in the surrounding residential
areas . In response to the comments and concerns expressed by
residents in the surrounding neighborhoods , TLC Redevelopment
Group has prepared an alternative redevelopment plan ( "Seneca
Square" ) .
Development Plan Alternative
September 6 , 1996
Page 2
With the exception of the proposed Amoco/Split Second plan,
the Planning and Development Commission does not support the
"Gateway Plaza" plan attached to Petition 33-96 . The
Commission does support the improvement of the redevelopment
area with a neo-traditional form of commercial development in
keeping with the concepts introduced in the "Seneca Square"
plan presented by TLC Redevelopment Group (copies of the
"Gateway Plaza" , "Seneca Square" and "Amoco/Split Second"
plans are attached) .
The Commission noted that circumstances have changed since the
redevelopment project was initiated in 1986 . A major tenant
anticipated to anchor the shopping center decided not to
proceed with the project, and new commercial areas have
developed in proximity to the redevelopment area
(Aldi/Walgreens , and Jewel/Osco on Summit Street) . The
decision to include Amoco and Merlin Muffler in the
redevelopment project created site design constraints . The
Commission congratulated TLC Redevelopment Group on their
efforts to develop an alternative plan and encouraged them to
continue to work with the neighbors and the City to improve
upon the "Seneca Square" plan.
On a motion to recommend that the City Council renegotiate the
development agreement with TLC Redevelopment Group and attach
to it a plan designed in keeping with the concepts introduced
with the "Seneca Square" plan, the vote was six ( 6 ) yes and
zero ( 0 ) .
COMMUNITY GROUPS/INTERESTED PERSONS CONTACTED
TLC Redevelopment Group, Amoco Oil Company, Merlin Muffler,
Northeast Neighborhood Association, and Neighborhood Housing
Services .
FINANCIAL IMPACT
None at this time. This property is located within the
Dundee/Summit Avenue Tax Increment Financing (TIF) District .
LEGAL IMPACT
None .
ALTERNATIVES
The following alternatives could be considered:
1 . Act on Petition 33-96 and the "Gateway Plaza" plan.
Development Plan Alternative
September 6, 1996
Page 3
2 . Renegotiate the development agreement with TLC
Redevelopment Group and any other related documents, to
permit the reclassification of the subject property to PAB
Planned Area Business District and to allow the
redevelopment project to proceed in phases, with the Amoco
project proceeding as phase one. Public review and City
Council consideration of subsequent phases could follow.
RECOMMENDATION
Discussion and direction from the City Council is requested on
the above alternatives .
Respectfully submitted,
Roger K. Dahlstrom
Planning Director
Richard B. Helwig
City Manager
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Committee of the Whole Meeting
September 11, 1996
Page 4
Petition 33-96 Requesting a Map Amendment from AB Area
Business District to PAB Planned Area Business District for
Property Located at 450 Dundee Avenue (Dundee/Summit TIF
Redevelopment Project by TLC Redevelopment Group)
An attorney representing TLC Redevelopment Group advised the
Council that it became evident during the public hearing process
that their "Gateway Plaza" plan, which is in substantial
conformance with a concept plan attached to the redevelopment
agreement, did not have the support of the neighborhoods it is
intended to serve. In response to comments and concerns
expressed by residents in the the neighborhoods, TLC
Redevelopment Group prepared an alternative redevelopment plan
called "Seneca Square. " Before proceeding further, the
developer asked whether the Council is willing to consider
modification of the development agreement to substitute the
Seneca Square for the Gateway Plaza plan.
After discussion, Councilman McKevitt made a motion, seconded by
Councilman Schock, to consider modification of the original
development agreement to allow for development of a concept
basically similar to what is portrayed as Seneca Square provided
that this goes back through the Planning Commission, back
through the public hearing process, and comes to the Council
with appropriate colored elevations, materials, landscape
diagrams and drawings, type of plants--exactly what is usually
provided with any Planned Unit Development and to continue the
involvement of the neighborhood residents .
Councilman Gavin made a motion seconded by Councilman McKevitt,
to amend the aforesaid motion to allow redevelopment to be
completed in phases with Amoco Oil Company being allow to
proceed. Yeas : Councilmembers Gavin, Gilliam, McKevitt,
Schock, Walters, Yearman and Mayor Kelly. Nays : None.
The vote on the original motion as amended was as follows :
Yeas : Councilmembers Gavin, Gilliam, McKevitt, Schock, Walters,
Yearman and Mayor Kelly. Nays : None.
Adjournment
Councilwoman Yearman made a motion, seconded by Councilman
McKevitt, to adjourn the meeting. Yeas : Councilmembers Gavin,
Gilliam, McKevitt, Schock, Walters, Yearman and Mayor Kelly.
Nays : None.
The meeting adjourned at 7 : 40 p.m.
September 25, 1996
Dolonna Mecum, City Clerk Date Approved