HomeMy WebLinkAboutG30-21 Ordinance No. G30-21
AN ORDINANCE
RECLASSIFYING TERRITORY IN THE PAB PLANNED AREA BUSINESS DISTRICT
ESTABLISHED BY ORDINANCE NO. G69-98, AS AMENDED BY
ORDINANCE NO. G14-07 TO A NEW PAB PLANNED AREA BUSINESS DISTRICT
(880-900 Summit Street)
WHEREAS,the territory herein described is part of the property that has been classified in
the PAB Planned Area Business District by Ordinance No. G69-98; and
WHEREAS, by adopting Ordinance No. G14-07 on February 28, 2007, the City Council
amended Ordinance No. G69-98 in its entirety; and
WHEREAS, written application has been made to reclassify certain property located at
880-900 Summit Street from PAB Planned Area Business District established by Ordinance No.
G69-98,as amended by Ordinance No. G14-07 to a new PAB Planned Area Business District; and
WHEREAS, the zoning lot containing the premises at 880-900 Summit Street is legally
described herein(the "Subject Property"); and
WHEREAS,the Planning and Zoning Commission conducted a public hearing concerning
said application on May 3, 2021, 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 to establish a new PAB Planned Area 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 May 3, 2021, 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 PAB Planned Area Business District the following
described property:
PARCEL 1:
THAT PART OF THE SOUTH 1/2 OF THE GOVERNMENT LOT 1 OF THE
SOUTHWEST 1/4 OF SECTION 7,TOWNSHIP 41 NORTH,RANGE 9,EAST OF THE
THIRD PRINCIPAL MERIDIAN, DESCRIBED AS FOLLOWS:
COMMENCING AT THE NORTHWEST CORNER OF THE EAST 1/2 OF THE
NORTHWEST 1/4 OF SECTION 18, TOWNSHIP 41 NORTH, RANGE 9, EAST OF
THE THIRD PRINCIPAL MERIDIAN; THENCE NORTH 01 DEGREE, 42 MINUTES,
37 SECONDS EAST MEASURED (NORTH 02 DEGREES, 00 MINUTE, EAST
RECORD) ON THE LINE BETWEEN THE LANDS OF STARRETT AND
WALBAUM, A DISTANCE OF 1322.0 FEET TO A POINT 25.0 SOUTH OF THE
NORTH LINE OF THE SOUTH 1/2 OF GOVERNMENT LOT 1 OF THE SOUTHWEST
1/4 OF SAID SECTION 7, FOR A POINT OF BEGINNING; THENCE SOUTH 88
DEGREES, 00 MINUTE, WEST,PARALLEL WITH AND 25.0 FEET SOUTH OF THE
NORTH LINE, A DISTANCE OF 252.82 FEET; THENCE SOUTH 01 DEGREE, 42
MINUTES, 27 SECONDS EAST MEASURED (SOUTH 02 DEGREES, 00 MINUTE,
WEST RECORD) A DISTANCE OF 654.5 FEET TO THE NORTHERLY RIGHT OF
WAY LINE OF EVANSTON HIGHWAY (STATE ROUTE 58); THENCE SOUTH 89
DEGREES, 24 MINUTES, 02 SECONDS EAST MEASURED (SOUTH 89 DEGREES,
39 MINUTES, EAST RECORD)ALONG SAID NORTHERLY RIGHT OF WAY LINE,
A DISTANCE OF 397.65 FEET; THENCE NORTH 01 DEGREE, 42 MINUTES 37
SECONDS EAST, A DISTANCE OF 245.58 FEET; THENCE NORTH 23 DEGREES,
30 MINUTES, 15 SECONDS WEST,A DISTANCE OF 17.60 FEET;THENCE NORTH
01 DEGREE, 42 MINUTES, 37 SECONDS EAST, A DISTANCE OF 410.59 FEET TO
A POINT IN A LINE PARALLEL WITH AND 25.0 FEET SOUTH OF THE NORTH
LINE OF THE SOUTH 1/2 OF GOVERNMENT LOT 1 OF THE SOUTHWEST 1/4 OF
SAID SECTION 7; THENCE SOUTH 88 DEGREES, 00 MINUTE, WEST ALONG
SAID LINE, A DISTANCE OF 138.08 FEET TO THE POINT OF BEGINNING;
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EXCEPT THAT PART DESCRIBED AS FOLLOWS:
COMMENCING AT THE NORTHWEST CORNER OF THE EAST 1/2 OF THE
NORTHWEST 1/4 OF SECTION 18, TOWNSHIP 41 NORTH, RANGE 9, EAST OF
THE THIRD PRINCIPAL MERIDIAN; THENCE NORTH 02 DEGREES, 00 MINUTE,
EAST ON THE LINE BETWEEN THE LANDS OF STARRETT AND WALBAUM, A
DISTANCE OF 1322.0 FEET TO A POINT 25.0 SOUTH OF THE NORTH LINE OF
THE SOUTH 1/2 OF GOVERNMENT LOT 1 OF THE SOUTHWEST 1/4 OF SAID
SECTION 7, FOR A POINT OF BEGINNING; THENCE SOUTH 88 DEGREES, 00
MINUTE WEST, (SOUTH 87 DEGREES, 47 MINUTES, 33 SECONDS, MEASURED)
PARALLEL WITH AND 25.0 FEET SOUTH OF THE NORTH LINE,A DISTANCE OF
252,82 FEET; THENCE SOUTH 02 DEGREES, 00 MINUTE, WEST (SOUTH 01
DEGREE, 29 MINUTES, 43 SECONDS WEST MEASURED), A DISTANCE OF 654.5
FEET(654.91 FEET MEASURED)TO THE NORTHERLY RIGHT OF WAY LINE OF
EVANSTON HIGHWAY (STATE ROUTE 58); THENCE SOUTH 89 DEGREES, 39
MINUTES,EAST ALONG SAID NORTHERLY RIGHT OF WAY LINE,A DISTANCE
OF 229,64 FEET;THENCE NORTH 00 DEGREES,21 MINUTES,00 SECONDS EAST,
A DISTANCE OF 62.11 FEET; THENCE SOUTH 89 DEGREES, 39 MINUTES, 00
SECOND EAST, A DISTANCE OF 37.66 FEET; THENCE NORTH 00 DEGREE, 20
MINUTES, 55 SECONDS EAST, A DISTANCE OF 604.02 FEET TO A POINT IN A
LINE PARALLEL WITH AND 25.0 FEET SOUTH OF THE NORTH LINE OF THE
SOUTH 1/2 OF GOVERNMENT LOT 1 OE THE SOUTHWEST 1/4 OF SAID
SECTION 7; THENCE SOUTH 88 DEGREES, 00 MINUTE, WEST (SOUTH 87
DEGREES, 47 MINUTES, 33 SECONDS WEST, MEASURED) ALONG SAID LINE,
A DISTANCE OF 1.63 FEET TO THE POINT OF BEGINNING,ALL IN THE CITY OF
ELGIN, IN COOK COUNTY, ILLINOIS.
PARCEL 2:
THAT PART OF THE SOUTH 1/2 OF GOVERNMENT LOT 1 OF THE SOUTHWEST
1/4 OF SECTION 7, TOWNSHIP 41 NORTH, RANGE 9, EAST OF THE THIRD
PRINCIPAL MERIDIAN, DESCRIBED AS FOLLOWS: COMMENCING AT THE
NORTHWEST CORNER OF THE EAST 1/2 OF THE NORTHWEST 1/4 OF SECTION
18, TOWNSHIP 41 NORTH, RANGE 9, EAST OF THE THIRD PRINCIPAL
MERIDIAN; THENCE NORTH 01 DEGREE, 42 MINUTES, 37 SECONDS EAST
MEASURED (NORTH 02 DEGREES, 00 MINUTE, EAST RECORD) ON THE LINE
BETWEEN THE LANDS OF STARRETT AND WALBAUM,A DISTANCE OF 1322.0
FEET TO A POINT 25.0 FEET SOUTH OF THE NORTH LINE OF THE SOUTH 1/2
OF GOVERNMENT LOT 1 OF THE SOUTHWEST 1/4 OF SAID SECTION 7, FOR A
POINT OF COMMENCING; THENCE NORTH 88 DEGREES, 00 MINUTE, 00
SECOND EAST ALONG A LINE OF 25.0 FEET SOUTH OF AND PARALLEL WITH
THE NORTH LINE OF SAID SOUTH 1/2 OF GOVERNMENT LOT 1, A DISTANCE
OF 138.08 FEET TO THE POINT OF BEGINNING; THENCE CONTINUING NORTH
88 DEGREES, 00 MINUTE, 00 SECOND EAST ALONG SAID PARALLEL LINE, A
DISTANCE OF 263.00 FEET; THENCE SOUTH 01 DEGREE, 42 MINUTES, 37
SECONDS WEST, A DISTANCE OF 683.16 FEET, MEASURED (681.3 FEET,
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RECORD) TO THE NORTHERLY RIGHT OF WAY LINE OF THE EVANSTON-
ELGIN HIGHWAY (STATE ROUTE 58); THENCE NORTH 89 DEGREES, 24
MINUTES,02 SECONDS WEST,MEASURED(NORTH 89 DEGREES, 39 MINUTES,
00 SECOND WEST,RECORD),A DISTANCE OF 255.00 FEET; THENCE NORTH 01
DEGREE, 42 MINUTES, 37 SECONDS EAST, A DISTANCE OF 245.58 FEET;
THENCE NORTH 23 DEGREES, 30 MINUTES, 15 SECONDS WEST A DISTANCE
OF 17.60 FEET; THENCE NORTH 01 DEGREE, 42 MINUTES, 37 SECONDS EAST,
A DISTANCE OF 410.59 FEET TO THE POINT OF BEGINNING; ALL IN THE CITY
OF ELGIN, COOK COUNTY, ILLINOIS.
PARCEL 3:
LOT 9 AND THAT PART OF LOT 8 LYING NORTH OF THE FOLLOWING
DESCRIBED LINE BEGINNING AT A POINT IN THE WEST LINE OF SAID LOT 8
A DISTANCE OF 160.37 FEET NORTH OF THE SOUTHWEST CORNER THEREOF)
AS MEASURED ALONG SAID WEST LINE), AND TERMINATING AT A POINT IN
THE EAST LINE OF SAID LOT 8, A DISTANCE OF 159.75 FEET NORTH OF THE
SOUTHEAST CORNER THEREOF) (AS MEASURED ALONG SAID EAST LINE) IN
HIGHFIELD PLACE SUBDIVISION, BEING A SUBDIVISION OF THE
SOUTHWEST 1/4 OF SECTION 7, TOWNSHIP 41 NORTH, RANGE 9 EAST OF TH
THIRD PRINCIPAL MERIDIAN, ACCORDING TO THE PLAT THEREOF
RECORDED MARCH 17, 1980, AS DOCUMENT 25393343 AND AS AMENDED
JANUARY 2, 1981 AS CONTAINED IN 25723114, IN COOK COUNTY, ILLINOIS.
(commonly known as 880-900 Summit Street)
Section 3. That the City Council of the City of Elgin hereby grants the rezoning from PAB
Planned Area Business District established by Ordinance No. G69-98, as amended by G14-07, to
a new PAB Planned Area Business District at 880-900 Summit Street, which shall be designed,
developed, and operated subject to the following provisions:
A. Purpose and Intent. The purpose of the PAB Planned Area Business District is to
provide commodities and services to several neighborhoods,and in some instances
to a communitywide or regional supporting population, subject to the provisions of
Chapter 19.60"Planned Developments"of the Elgin Municipal Code, as amended.
A PAB zoning district is most similar to,but departs from the standard requirements
of the AB 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.
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C. General Provisions. In this PAB Planned Area 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 PAB Planned Area 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. PAB Planned Area Business Districts should be
located in substantial conformance to the official comprehensive plan. The amount
of land necessary to constitute a separate PAB Planned Area 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 business district shall be granted by the City Council.
F. Land Use. In this PAB Planned Area 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 land uses allowed as a "permitted use" [SR] or as a
"conditional use" [SR] in this PAB Planned Area Business District:
1. Permitted Uses. Those land uses enumerated as permitted uses within the AB
Area Business District, Section 19.35.430 A.,Land Use,of the Elgin Municipal
Code, as it may be amended from time to time.
2. Conditional Uses. Those land uses enumerated as conditional uses within the
AB Area Business District, Section 19.35.430 B., Land Use, of the Elgin
Municipal Code, as it may be amended from time to time.
3. Similar Uses. Those land uses enumerated as similar uses within the AB Area
Business District Section 19.35.430 C.,Land Use,of the Elgin Municipal Code,
as it may be amended from time to time.
G. Site Design. In this PAB Planned Area 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 19.35.435 "Site
Design" for AB Area 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:
1. Substantial conformance to the Development Application submitted by Jo
Fischer,as applicant,and Bella Casa Square LLC,as a property owner,received
August 21, 2020, and supporting documents including:
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a. Bella Casa Square Mixed-Use Development - Statement of Purpose and
Conformance letter, dated March 24, 2021, prepared by Jo Fischer;
b. ALTA/NSPS Land Title Survey, prepared by Gremley & Biederman, dated
April 9, 2020, last revised May 11, 2020;
c. The architectural plan set titled: "Bella Casa 880-900 Summit Street Elgin,
Illinois", prepared by Antonio Fanizza Ltd., dated August 8, 2020, with such
further revisions as requested by the Community Development Director,
including the following sheets:
1. T-1 Cover Sheet/Key Plan;
2. T-1.1 Site Plan;
3. TD-1 Building Calculations and Egress Plans Bld's "A" & "B";
4. TD-2 Code Analyses and Egress Plans Bld's "C", "D" & "E";
5. DL-1 Demo Landscaping Plan;
6. L-1 Landscaping Plan;
7. SL-1 Site Lighting;
8. A-1 Perspective View;
9. A-2 3D Views;
10. A-3 Elevations from Project Perimeter;
11. A-4.0 Building A Floor Plans-Small Commercial Unit;
12. A-4.1 Building A Elevations - Small Commercial Unit;
13. A5.0 Building B Floor Plans-Large Commercial Unit;
14. A5.1 Building B Floor Plans-Large Commercial Unit;
15. A5.2 Building B W&E Elevations-Large Commercial Unit;
16. A5.3 Building B N & S Elevations-Large Commercial Unit;
17. A-6.0 Buildings C&D Floor Plans-Small Residential Units;
18. A-6.1 Buildings C&D W&E Elevations-Small Residential Units;
19. A-6.2 Buildings C&D N& S Elevations-Small Residential Units;
20. A-7.0 Building E Floor Plans-Large Residential Units;
21. A-7.1 Building E N& S Elevations-Large Residential Units;
22. A-7.2 Building E W&E Elevations-Large Residential Units;
23. A-8.0 Recreation Area and Garage Floor Plans;
24. A-8.1 Recreation Area and Garage W& E Elevations;
25. A-8.2 Recreation Area and Garage N& S Elevations;
26. A-9 Gate, Pylon Sign& Light Pole;
27. A-9.1 Shed and Typ. Refuse Area Elevations.
d. Plat of Easement for Watermain, prepared by Gremley & Biedermann, dated
March 9, 2021, with such further revisions as requested by the City Engineer;
and
e. Engineering plans titled: "Site Development for Bella Casa Apts 88-900
Summit St.Elgin,IL 60120",prepared by Damas Consulting Group,dated June
1, 2020, last revised February 11, 2021, with such further revisions as required
by the City Engineer.
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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. A departure is hereby granted to allow the construction of six principal
buildings on the zoning lot.
3. A departure is hereby granted to allow the construction of residential dwellings
with the following floor areas: one-bedroom units with minimum 737 square
feet of floor area,and two-bedroom units with minimum 907 square feet of floor
area.
4. A departure is hereby granted to allow the maximum permitted building floor
area on the subject property of 222,536 square feet.
5. A departure is hereby granted to allow the minimum permitted building street
yard setback of 16.5 feet from the south property line along Summit Street.
6. A departure is hereby granted to allow the minimum permitted vehicle use area
interior yard setback of three feet.
7. The street light fixtures along the main north-south and east-west drive-aisle
shall be Holophane Washington Postlite Enhanced LED Series Luminaire, or
similar, as approved by the Community Development Director;
8. The ground floor of buildings "C", "D", and "E" on the Subject Property may
include residential dwelling units and the principal use of buildings "C", "D",
and "E" may be a "Dwelling, Apartment" [SR] as defined within Section
19.90.015 "Definitions and Regulations", notwithstanding the provisions of
Section 19.35.430 "Land Use"and notwithstanding the definition of"Dwelling,
Upper Floor Apartment" [SR] within Section 19.90.015 "Definitions and
Regulations".
9. All proposed windows shall be punched openings, not flush-mounted.
10. City Council accepts that the land set aside for the recreational needs of the
residents of the development, and the improvements made thereto, generally
meet the private park site provisions of Section 17.04.030, Park Site, of the
Elgin Municipal Code, 1976 as amended.
11. Compliance with all applicable codes and ordinances.
H. Off Street Parking. In this PAB Planned Area Business District,off-street parking
shall be subject to the provisions of Chapter 19.45"Off Street Parking",of the Elgin
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Municipal Code, as amended, except as provided within this section, and shall be
in substantial conformance with the following:
1. A departure is hereby granted to allow the construction of 151 dwelling units
and 13,156 square feet of commercial space with minimum 312 parking spaces.
2. In the event the ground floors of the proposed mixed use buildings"A"and"B"
are occupied with any permitted,conditional and similar uses authorized by this
Ordinance, as amended,including but not limited to eating places(restaurants),
carry-out restaurants, and drinking places, additional parking spaces shall not
be required.
Off Street Loading. In this PAB Planned Area 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 PAB Planned Area Business District, signs shall be subject to the
provisions of 19.50 "Street Graphics", of the Elgin Municipal Code, as amended,
except as provided within this section,and shall be in substantial conformance with
the following:
1. A departure is hereby granted to allow the construction of two monument
graphics with maximum height of ten feet and maximum sign surface area of
80 square feet each,and the construction of an entrance arch with the maximum
permitted height of 36 feet and 6.5 inches.
2. Box-style wall graphics (signs) are prohibited.
3. A maximum of two wall graphics shall be permitted on the community
recreation center building. Box-style wall graphics(signs) are prohibited.
K. Nonconforming Uses and Structures. In this PAB Planned Area 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 PAB Planned Area 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 PAB Planned Area 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
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conditional use for a planned development may be requested by the property owner
without requiring an amendment to this PAB zoning district.
N. Conditional Uses. In this PAB Planned Area Business District, conditional uses
shall be subject to the provisions of Chapter 19.65 "Conditional Uses",of the Elgin
Municipal Code, as amended. A conditional use may be requested by the property
owner without requiring an amendment to this PAB zoning district.
O. Variations. In this PAB Planned Area 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 PAB zoning district.
P. 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.
David J. apt • , M or
Presented: June 9, 2021
Passed: June 9, 2021
.'.........
Omnibus Vote: Yeas: 9 Nays: 0
Recorded: June 9, 2021 ` ups F`u"'"
Published: June 10, 2021
Kimberly Dewis, C. Clerk
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May 3, 2021
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 24-20 an application by
Jo Fischer, as applicant, and Bella Casa Square, LLC as property owner, requesting a map
amendment to PAB Planned Area Business District Ordinance No. G14-07 with departures from
the Elgin Municipal Code requirements for the number of parking spaces, number of permitted
free-standing graphics, number of principal buildings per zoning lot, the minimum floor area for
dwellings, and any other departures as may be necessary or desirable to construct a mixed-use
development with six buildings, including three "apartment dwellings" as defined by the Elgin
Zoning Ordinance, 13,165 square feet of commercial space, and 151 dwelling units, all at the
property commonly known as 880-900 Summit Street. The properties classified in the PAB
Planned Area Business District established by Ordinance No. G14-07, are commonly known as
560-570 Waverly Drive and 854-920 Summit Street.
GENERAL INFORMATION
Petition Number: 24-20
Property Location: 880-900 Summit Street
Requested Action: Map Amendment to Planned Area Business District Ordinance No.
G 14-07
Current Zoning: Planned Area Business District Ordinance No.G14-07 &ARC
Arterial Road Corridor Overlay District
Proposed Zoning: A new Planned Area Business District and ARC Arterial Road
Corridor Overlay District
Existing Use: Partially vacant,undeveloped site
EXHIBIT A
Recommendation & Findings of Fact
Petition 24-20
May 3, 2021
Proposed Use: Commercial and residential mixed-use development
Applicant: Jo Fischer
Owner Bella Casa Square, LLC
Staff Coordinators: Damir Latinovic,AICP, Senior Planner
Exhibits Attached: A. Aerial/Location Map
B. Zoning Map
C. Parcel Map
D. Site Location
E. Development Application and Attachments
F. Draft Ordinance
BACKGROUND
Jo Fischer, as applicant, and Bella Casa Square, LLC as property owner, are requesting a map
amendment to PAB Planned Area Business District Ordinance No. G14-07 with departures from
the Elgin Municipal Code requirements for the number of parking spaces, number of permitted
free-standing graphics, number of principal buildings per zoning lot, the minimum floor area for
dwellings, and any other departures as may be necessary or desirable to construct a mixed-use
development with six buildings, including three "apartment dwellings" as defined by the Elgin
Zoning Ordinance, 13,165 square feet of commercial space, and 151 dwelling units, all at the
property commonly known as 880-900 Summit Street. The properties classified in the PAB
Planned Area Business District established by Ordinance No. G14-07, are commonly known as
560-570 Waverly Drive and 854-920 Summit Street.
The subject 7-acre property is part of a 11.3-acre property that was originally approved for the
development of the Dominick's grocery store in 1998 by Ordinance G69-98. At that time, the
surface parking lot that was supposed to serve the grocery store was completed,but the Dominick's
grocery store was never constructed. The PAB District Ordinance G69-98 was later amended by
Ordinance No. G14-07 in 2007 which approved the construction of the O'Reilly Auto Parts retail
store at 854 Summit Street. The parking lot with primary access driveway to Summit Street and
two secondary driveways to Waverly Drive still remains while the rest of the property remains
vacant and undeveloped. The parking lot is also connected to the adjacent properties to the west
and east.
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Recommendation & Findings of Fact
Petition 24-20
May 3, 2021
The subject property is adjacent to a two-story office building and O'Reilly Auto Parts retail store
located to the west, both of which are part of the same PAB Planned Area Business District
established by Ordinance No. G14-07. The properties to the east and south are zoned AB Area
Business District. The property to the east is a multi-tenant one-story commercial building with an
accessory parking lot. A multi-tenant shopping center anchored by Jewel-Osco grocery store and
several outlots is located further to the east across Waverly Drive. The properties to the south
across Summit Street include a carwash, a restaurant, and two two-story office buildings with
multiple tenants. To the north, the subject property backs up to several two-story multiple-family
buildings along Jefferson Avenue zoned MFR Multiple Family Residence District,which serve as
inzmau
PAB District :ella Casa Square \k,
Ord. G14 07 Sub'ect Pro.ert
44
*4117
r '
er=r) as.a
Figure 1.Area map with zoning overlay
a transitional use between the commercial uses along Summit Street and the two-family and single-
family residential neighborhood further to the north.
Proposal
The applicant is proposing to construct a six-building commercial and residential mixed-use
development with 151 market-rate apartments and 13,165 square feet of commercial space. The
development includes 312 parkingspaces (284 surface parkingspaces and 28 indoor parking
p P p g
garage spaces) for an overall ratio of 2.06 parking spaces per unit.
The proposed development would maintain the existing access drive-aisles to Summit Street and
Waverly Drive. The two front, four-story buildings(Buildings A and B)would be mixed-use with
commercial space on the ground floor and apartments on the upper levels. The two buildings are
appropriately situated along Summit Street with surface parking lots behind (north of) the
buildings. Each commercial space would have an entrance on the north and south sides of the
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Recommendation & Findings of Fact
Petition 24-20
May 3, 2021
building, while the main entrance to the residential lobby would be located on north side of the
building.
Three,four-and five-story,all-residential buildings are located near the center of the site.The two-
four story buildings (Buildings C and D) are appropriately situated along the main north-south
drive-aisle extending from Summit Street northward with 10-foot sidewalks on both sides between
the buildings and the internal drive. This drive is designed to resemble a very walkable,
neighborhood street. The five-story building (Building E) is located at the end of the north-south
drive-aisle and it serves as a visual anchor for the terminating vista. The building is parallel to the
main east-west drive-aisle that is also designed as a walkable, neighborhood street.
�,TORAGf_5ti[0 The sixth building is the two-story
community recreation center located in
...» the northeast corner of the site. The
building includes an indoor parking
garage on the first floor with 28 parking
spaces. The second floor includes a
fitness center and an outdoor terrace
1LD*4G . 10 ir
featuring a sun deck, heated pool, and
`r• ° A an outdoor lounge area with fire pit and
a - .1 Einill& - _ _ _i.__.J grilling stations.
The breakdown of units includes 22
• = _ one-bedroom units ranging from 737 to
=. '.Kr.
EY so o"• 1,291 square feet, and 129 two-
f bedroom units ranging from 907 square
feet to 1,468 square feet. The
-: IMF 7 - i
— apartments are smaller than that
_= required by the zoning ordinance, but
t the sizes are consistent with those
�. , a• .:631 , previously approved by City Council at
•• 1111h the Elgin Tower Building, Fox River
+UIIDING TIDING: Crossing, the former Gasthaus on
Grove Avenue, and others. At the
• 41161' Tower Building for example,most one-
,I(E;M kb54ffiH AI "" .
��, , 5,�„ „,LO,g�N bedroom units range from 480 to 730
square feet, and the two-bedroom units
range from 730 to 880 square feet. At
Figure 2.Proposed site plan the Courtyard at 40 (40 DuPage Court)
building that was recently recommended for approval by the Planning and Zoning Commission,
one-bedroom units range from 602-774 square feet, and the two-bedroom units range from 791-
858 square feet.
-4 -
Recommendation & Findings of Fact
Petition 24-20
May 3, 2021
All residential units will feature an in-unit washer and dryer, 9-foot high ceilings, and modern
appliances. The buildings will be equipped with video intercom system and common area Wi-Fi.
The development will include on-site management staff as well as 24-hr maintenance staff.
The mixed-use and residential buildings would be clad primarily in brick with a stone base on all
sides and fiber cement panels covering the top floor of each building. Each building would feature
flat roofs with ornamental bronze color metal cornices. The entrance to each building and each
commercial tenant space would feature a canopy to accentuate such entrances while all units above
the first floor would have private "hung" balconies. The exterior of the community recreation
center would feature pre-cast concrete panels. A small storage shed in the northwest corner of the
site would also be constructed of brick to match the buildings. Similarly,all refuse collection areas
would be enclosed with a six-foot high brick wall to match the buildings.
«„„:/bra The zoning ordinance requires each
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dwelling unit to have two parking spaces.
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1Ced BASE CO, • ` bUCL/ A spaces.As such,the entire development is
required to have a total of 355 parking
spaces. The applicant is proposing 312
HKx, > C"a parking spaces. A departure from the
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• also designed to strongly promote
.Walls 0111 is =no ' 1:.1 isWir walkability,and a PACE covered bus stop
cu,cwv iht ---- �9'•14ELEVATION BUILDING ww<w.n.,.;, is located on the property immediately to
the west. Additional analysis of proposed
Figure 3.South(top)and north(bottom)elevations of proposed parking is provided under Traffic and
Buidling"A" Parking Standard further below.
The applicant would remove 23 existing trees on the site, most of which are considered dead or
weedy trees, and install replacement trees in compliance with the tree preservation ordinance. The
development will include a total of 113 shade,ornamental,and evergreen trees throughout the site.
The new trees along the main north-south drive-aisle would be placed in tree grates to enhance the
- 5 -
Recommendation & Findings of Fact
Petition 24-20
May 3, 2021
pedestrian-oriented design of the overall development. All proposed landscaping would meet the
zoning ordinance requirements.
The development will feature an entry gate arch over the main entrance drive off of Summit Street
to emphasize the uniqueness of Bella Casa Square.Two other 10-foot-high multi-tenant monument
graphics would be located along Summit Street. The arch and the two monument graphics would
feature stone masonry bases to match the masonry base on the buildings.
The proposal requires several departures from the requirements of the zoning ordinance. The
requested departures are summarized in Table 1 below, and are further described in the Planned
Development Departures and Exceptions section of the staff report further below.
Table 1.Detail of Required Departures 880-900 Summit Street
Site Design Regulation Requirement Proposed
# of principal buildings 1 6
per zoning lot
# of parking spaces 355 312
Two 10-ft. high and 80-sq.
ft. monument graphics,
#and size of free-standing One 10-ft. high, 60-sq. ft. and
graphics monument graphic 1 arch with max. height of
36' - 6.5"
1 BD=min. 850 sq. ft. 1 BD=min.737 sq. ft.
Floor area per dwelling unit
2 BD=min. 1,100 sq. ft. 2 BD=min. 907 sq. ft.
Building floor area Max. 156,455 sq. ft. Max. 222,536 sq. ft.
Building street yard setback Min. 48 ft. 16.5 ft.
Vehicle use area interior yard Min. 6 ft. 3 ft.
setback
The Community Development Department offers the following additional information:
A. Property History. The subject property was annexed in 1963. Upon annexation the
property was zoned B3 Service Business District. In 1992, the property was zoned AB
Area Business District as part of the comprehensive amendment to the zoning ordinance.
In 2001, the property became part of the Arterial Road Corridor Overlay District
In 1998, the City approved a construction of a Dominick's grocery store by Ordinance
-6 -
Recommendation & Findings of Fact
Petition 24-20
May 3, 2021
G69-98. The surface parking lot that was supposed to serve the grocery store was
completed but the grocery store building was never constructed. In 2007,the City approved
the construction of a 7,616 square foot commercial building for an auto parts store
(Murray's Auto Parts, now O'Reilly Auto Parts)
B. Surrounding Land Use and Zoning. The subject property is adjacent to a two-story
office building and O'Reilly Auto Parts retail store located to the west, both of which are
part of the same PAB Planned Area Business District established by Ordinance No. G14-
07. The properties to the east and south are zoned AB Area Business District. The property
to the east is a multi-tenant one-story commercial building with accessory parking lot. A
multi-tenant shopping center anchored by Jewel-Osco grocery store and several outlots is
located further to the east across Waverly Drive. The properties to the south across Summit
Street include a carwash, a restaurant, and a two, two-story office buildings with multiple
tenants. To the north, the subject property backs up to several two-story multiple-family
buildings along Jefferson Avenue zoned MFR Multiple Family Residence District, which
serve as a transitional use between the commercial uses along Summit Street and the two-
family and single-family residential neighborhood further to the north.
C. Comprehensive Plan. The subject property is designated as Corridor Commercial by the
City's 2018 Comprehensive Plan. Located along the City's heavily traveled corridors and
intersection, Corridor Commercial areas provide retail services to both local and regional
consumer bases. These areas contain a mix of retail from large community centers with
multiple tenants to smaller stand-along businesses.Corridor Commercial areas are the most
widely accommodating and ranging commercial areas within the city. Corridor
Commercial areas are auto-oriented by nature but should also be enhanced to be pedestrian-
friendly.
D. Zoning District. The purpose and intent of the PAB Planned Area Business District is to
provide commodities and services to several neighborhoods, and in some instances to a
communitywide or regional supporting population, subject to the provision of chapter
19.60"Planned Developments", of this title. A PAB zoning district is most similar to, but
departs from the standard requirements of the AB zoning district.
E. Trend of Development. The subject property is located along Summit Street just west of
Waverly Drive. Since the early 1980s,the Summit Street corridor between Hiawatha Drive
on the west and Shady Oaks Drive on the east has developed into the main commercial
area on the east side of Elgin. Anchored by two large food stores(Elgin Fresh Market and
Jewel Osco), the corridor includes a variety of office, retail, and service uses, including
fast food restaurants, motor vehicle repair shops, banks, and various retail goods stores.
Most properties are developed with one-story commercial buildings with accessory surface
parking lots. The subject property is the last remaining undeveloped property on this
portion of Summit Street corridor. The City anticipates the corridor will continue to
function as the primary commercial area on the east side of Elgin providing commercial
-7 -
Recommendation & Findings of Fact
Petition 24-20
May 3, 2021
goods and services to the surrounding neighborhoods and in some instances the larger
community-wide population.
FINDINGS
After due notice as required by law, the Planning & Zoning Commission conducted a public
hearing in consideration of Petitions 24-20 on May 3,2021. Testimony was presented at the public
hearing in support of and against the application. The Community Development Department
submitted a Development Application Review and Written Findings & Recommendation to the
Planning &Zoning Commission dated May 3, 2021.
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 AND PLANNED DEVELOPMENTS
A. Site Characteristics Standard. The suitability of the subject property for the planned
development with respect to its size, shape, significant natural features including
topography, watercourses and vegetation and existing improvements.
Findings. The subject property is suitable for the intended planned development with
respect to its size, shape, significant features including topography, watercourses,
vegetation, and existing improvements. The 7-acre subject property is partially improved
with a surface parking lot with three access driveways, one to Summit Street and two to
Waverly Drive. The property also includes a surface stormwater detention facility in the
northeast portion of the site, all of which was completed for the Dominick's grocery store
that was never constructed. The applicant will reconstruct the surface parking lot along
with the construction of the six new buildings, but the existing driveways and stormwater
detention facility would remain in their respective locations to serve the new development.
The applicant would remove the existing tress to accommodate the new development but
would install all required replacement trees and all new landscaping throughout the site in
compliance with the landscaping requirements. No significant natural features, including
topography, watercourses and vegetation exist that could have a negative impact on the
proposed development.
B. Sewer and Water Standard. The suitability of the subject property for the planned
development with respect to the availability of adequate Municipal water, wastewater
treatment and stormwater control facilities.
Findings. The subject property is suitable for the intended planned development with
- 8 -
Recommendation & Findings of Fact
Petition 24-20
May 3,2021
respect to the availability of adequate water, sanitary treatment, and storm water control
facilities.All required municipal water, sanitary sewer,and stormwater utilities are located
in close proximity of the site. An existing water main already exists on the property, most
of which would be reused to serve the new development. Parts of the water main would be
reconstructed and re-routed so that the new buildings are not located over the utility
infrastructure. All existing sewer and water facilities can adequately serve the proposed
use.
The existing surface stormwater detention facility in the northeast corner of the site would
remain to serve the new development,while the existing underground stormwater detention
facility would be modified so that a new building is not located on top of it, but it would
also be re-used to serve the new development. The proposed development will meet all
requirements of the stormwater ordinance.
C. Traffic and Parking Standard. The suitability of the subject property for the planned
development with respect to the provision of safe and efficient on-site and off-site vehicular
circulation designed to minimize traffic congestion.
1. Nonresidential land uses should be located central and accessible to the area or
population served without requiring traffic movements through or into a residential
neighborhood. Nonresidential land uses should not be 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.
Findings. The subject property is suitable for the intended planned development with
respect to the provision of safe and efficient on-site and off-site vehicular circulation
designed to minimize traffic congestion. The applicant has designed the site layout to re-
use the three existing driveways,one to Summit Street and two to Waverly Street. The new
development will continue to also be connected to the adjacent properties to the west.
The former Dominick's grocery store that was approved on the site would have been
68,650 square feet. Per the Institute of Traffic Engineers' (ITE) Trip Generation Manual
(9th Edition), a grocery store of that size generates approximately 6,952 daily trips with
approximately 231 during the AM peak hour and 645 during the PM hour. Approximately
36% percent of trips to the grocery store can be attributed to pass by traffic. That means
that approximately 4,449 daily trips (148 during AM peak hour and 413 during PM peak
hour) would have been new trips.
-9 -
Recommendation & Findings of Fact
Petition 24-20
May 3, 2021
Per the same ITE Trip Generation Manual, 151 apartments are expected to generate
approximately 1,004 daily trips with approximately 77 trips during the AM peak hour and
94 trips during the PM peak hour. While all of those trips would be new trips to the area,
that is still less than one quarter of the trips that could have been generated by the approved
Dominick's grocery store.
The proposed development also has 13,165 square feet of commercial space. It is much
harder to estimate exact trip generation by commercial space because different types of
uses generate different amount of traffic.A 1,000-square foot apparel store generates more
traffic (66 daily trips)than a 1,000-square foot office use (40 daily trips),but not as much
as a 1,000- square foot fast food restaurant (716 daily trips). As the commercial space is
expected to be occupied by a variety of uses, it is difficult to estimate the exact traffic to
be generated by the commercial tenants. Still, even if the commercial component of the
development generates as much traffic as the new apartments (another 1,004 daily trips)
that is still less than half of the total new trips that could have been generated by the
approved Dominick's store (4,449 daily trips). Also it is likely that a portion of traffic
generated by the commercial component will be pass-by traffic already traveling on
Summit Street. More so, vehicle trip generation will be further reduced by the highly
walkable design of the project, encouraging residents to walk from their apartments to the
commercial spaces and to other commercial and recreational opportunities along Summit
Street. Finally, a PACE covered bus shelter is located on the same side of Summit Street,
one property to the west, which can further reduce the number of private vehicle trips to
and from the property.
In summary, the proposed development is expected to generate significantly less new
traffic than the Dominick's grocery store that was approved for the site, but never
constructed. Therefore, the proposed development will not have a negative effect on the
existing traffic circulation in the area.
Parking
Per the zoning ordinance each proposed dwelling unit is required to provide two parking
spaces.With 151 units,the residential portion of the development is required to have a total
of 302 parking spaces.
When it comes to commercial uses,different commercial uses can have a different parking
requirements, but the most common parking requirement for commercial uses is one
required parking stall for each 250 square feet of floor area. Therefore, 13,165 square feet
of commercial space is required to have another 53 parking spaces. As such, a total of 355
parking spaces are required for the proposed development. The applicant is proposing 312
parking spaces.
However, the proposed number of parking spaces can adequately serve the proposed
- 10 -
Recommendation & Findings of Fact
Petition 24-20
May 3, 2021
development because the peak parking demand for residential use does not overlap with
the peak parking demand for the commercial use. Generally speaking, the peak parking
demand for the residential use happens overnight, when most residents are home. That
coincides well with the commercial uses, which are closed at night. Similarly, the peak
parking demand for commercial uses takes place during the day, when most residents are
at work and not at home.
The zoning ordinance includes provisions under which two or more lands uses may share
parking and otherwise reduce their parking requirement by as much as 60 percent. But the
specific commercial land uses in Bella Casa Square are not known, meaning that the
required specific shared parking analysis cannot be performed. The inherent differences
between the peak parking times for apartment dwellings versus general commercial land
uses are well known,and staff is very comfortable supporting a request for a departure that
reduces the required parking by less than 13 percent.
Staff has also found that the current zoning requirement for at least two parking stalls per
dwelling unit,plus one additional parking stall for each 500 square feet over 1,000 square
feet of floor area, does not accurately represent the true parking demand generated by
apartment dwellings.Based on the analysis of actual parking demand at different apartment
complexes in Elgin and other western suburbs, the more appropriate parking requirement
for apartment dwellings is 1.5 parking spaces for each one-bedroom unit, 1.75 parking
spaces for each two-bedroom unit,and 2 parking spaces for each three-bedroom unit.When
this parking requirement is applied to Bella Casa Square and their 22 one-bedroom units
and 129 two-bedroom units, the proposed apartments are required to have a total of 312
parking spaces, which matches the 312 parking spaces proposed.
The development is also designed to strongly promote walkability, and a PACE covered
bus stop is located on the property immediately to the west. On-street parking is not
permitted on Summit Street nor Waverly Drive. The proposed parking arrangement can
adequately serve the proposed development and will not have any negative effect on the
surrounding properties.
D. Zoning History Standard. The suitability of the subject property for the planned
development with respect to the length of time the property has remained undeveloped or
unused in its current zoning district.
Findings. The property is suitable for the intended planned development with respect to
the length of time the property has remained undeveloped or unused in its current zoning
district. The subject property was annexed in 1963. Upon annexation the property was
zoned B3 Service Business District. In 1992, the property was zoned AB Area Business
District as part of the comprehensive amendment to the zoning ordinance. In 2001, the
property became part of the Arterial Road Corridor Overlay District
- 11 -
Recommendation & Findings of Fact
Petition 24-20
May 3, 2021
In 1998, the City approved a construction of a Dominick's grocery store by Ordinance
G69-98. The surface parking lot that was supposed to serve the grocery store was
completed but the grocery store building was never constructed.In 2007,the City approved
the construction of a 7,616 square foot commercial building for an auto parts store
(Murray's Auto Parts, now O'Reilly Auto Parts)
E. Surrounding Land Use and Zoning Standard. The suitability of the subject property for
the planned development with respect to consistency and compatibility with surrounding
land use and zoning.
Findings. The property is suitable for the intended planned development with respect to
consistency and compatibility with surrounding land uses and zoning. The subject property
is adjacent to a two-story office building and O'Reilly Auto Parts retail store located to the
west, both of which are part of the same PAB Planned Area Business District established
by Ordinance No.G 14-07.The properties to the east and south are zoned AB Area Business
District. The property to the east is a multi-tenant one-story commercial building with
accessory parking lot. A multi-tenant shopping center anchored by Jewel-Osco grocery
store and several outlots is located further to the east across Waverly Drive. The properties
to the south across Summit Street include a carwash, a restaurant, and a two two-story
office buildings with multiple tenants.To the north,the subject property backs up to several
two-story multiple-family buildings along Jefferson Avenue zoned MFR Multiple Family
Residence District, which serve as a transitional use between the commercial uses along
Summit Street and the two-family and single-family residential neighborhood further to
the north.
F. Trend of Development Standard. The suitability of the subject property for the planned
development 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 planned development with respect
to consistency with an existing pattern of development or an identifiable trend of
development in the area. The subject property is located along Summit Street just west of
Waverly Drive. Since the early 1980s, Summit Street corridor between Hiawatha Drive on
the west and Shady Oaks Drive on the east has developed into the main commercial area
on the east side of Elgin. Anchored by two large food stores(Elgin Fresh Market and Jewel
Osco), the corridor includes a variety of office, retail, and service uses, including fast food
restaurants, motor vehicle repair shops, banks, and various retail goods stores. Most
properties are developed with one-story commercial buildings with accessory surface
parking lots. The subject property is the last remaining undeveloped property on this
portion of Summit Street corridor. The City anticipates the corridor will continue to
function as the primary commercial area on the east side of Elgin providing commercial
goods and services to the surrounding neighborhoods and in some instances the larger
community-wide population.
- 12 -
Recommendation & Findings of Fact
Petition 24-20
May 3, 2021
G. Planned Development District Standard: The suitability of the subject property for the
intended planned development district with respect to conformance to the provisions for
the purpose and intent, and the location and size of a zoning district.
Findings. The subject property is suitable for the intended planned development district
with respect to conformance to the provisions for the purpose and intent, and the location
and size of a zoning district. The purpose and intent of the PAB Planned Area Business
District established by Ordinance No. G78-01 is to provide a planned commercial
environment, subject to the provisions of Chapter 19.60 Planned Developments of the
Elgin Municipal Code, 1976, as amended.
H. Comprehensive Plan Standard. The suitability of the subject property for the planned
development with respect to conformance to the goals, objectives, and policies of the
Official Comprehensive Plan
Findings. The subject property is suitable for the intended planned development with
respect to conformance to the goals,objectives,and policies of the Official Comprehensive
Plan. The subject property is designated as Corridor Commercial by the City's 2018
Comprehensive Plan. Located along the City's heavily traveled corridors and intersection,
Corridor Commercial areas provide retail services to both local and regional consumer
bases. These areas contain a mix of retail from large community centers with multiple
tenants to smaller stand-along businesses. Corridor Commercial areas are the most widely
accommodating and ranging commercial areas within the city. Corridor Commercial areas
are auto-oriented by nature but should also be enhanced to be pedestrian-friendly.
ADDITIONAL STANDARDS FOR PLANNED DEVELOPMENTS
Conditional Use for a Planned Development: Where applicable, the suitability of the
subject property for the intended conditional use for a planned development with respect
to the provision for the purpose and intent of planned developments and with respect to the
provisions of section 19.65.010 of the zoning ordinance. No conditional use for a planned
development should be granted for the sole purpose of introducing a land use not otherwise
permitted on the subject property.
Findings. This standard is not applicable. The applicant is not seeking approval of a
planned development as a conditional use.
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
- 13 -
Recommendation & Findings of Fact
Petition 24-20
May 3, 2021
respect to the preservation of all significant natural features including topography,
watercourses,wetlands,and vegetation.There are no significant natural features,including
topography,watercourses,wetlands, and vegetation located on the property. The applicant
is proposing to remove the several existing trees on the property to accommodate the new
development, but will install all required replacement trees and all other landscaping
materials in compliance with the zoning ordinance requirements.
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 applicant is proposing a mixed-use commercial and residential
development that would be well integrated with the surrounding uses. The residential units
would generate needed customers for the existing and future commercial uses. The
additional commercial uses in the front two buildings would add new modern commercial
tenant spaces to complement the existing commercial buildings along Summit Street
corridor.
The applicant would maintain all existing access driveways to the property that were
previously approved for the Dominick's grocery store and will maintain the cross-access
arrangement with the adjacent property to the west. The proposed development would
generate significantly less traffic when compared to the previously approved grocery store.
The proposal will not have any negative effect on the surrounding properties and will
instead complement and enhance the values of the surrounding properties.
PLANNED DEVELOPMENT DEPARTURES AND EXCEPTIONS
The applicant is requesting the following departure from the requirements of the zoning ordinance:
1. Section 19.12.300, "Zoning Lots; Clarifications and Exceptions". A maximum of one
principal building is permitted per zoning lot. The applicant is proposing to construct six
principal buildings on the subject zoning lot.
2. Section 19.45.070, "Required Number of Parking Spaces". The proposed development is
required to provide a minimum of 355 parking spaces. The applicant is proposing to construct
312 parking spaces.
3. Section 19.50.070, "Monument Graphics". The subject property is permitted one, 10-foot
high and 60-square-foot monument graphic. The applicant is proposing two, 10-foot high and
80-square foot monument graphics, and one 36'-6.5"high entryway arch graphic.
- 14 -
Recommendation & Findings of Fact
Petition 24-20
May 3, 2021
4. Section 19.35.435, "Site Design". The minimum required floor area per dwelling unit is 600
square feet for one-bedroom units and 850 square feet for two-bedroom units. The applicant is
proposing one-bedroom units ranging from 737 to 1,291 square feet, and two-bedroom units
ranging from 907 to 1,468 square feet.
5. Section 19.35.435, "Site Design". The maximum permitted building floor area on the subject
property is 156,455 square feet. The applicant is proposing a total of 222,536 square feet of
building floor area.
6. Section 19.35.435, "Site Design". The minimum required building street yard setback is 48
feet. The applicant is proposing the minimum building street yard setback of 16.5 feet.
7. Section 19.35.435, "Site Design". The minimum required vehicle use area interior yard
setback is six feet. The applicant is proposing a vehicle use area with the minimum interior
yard setback of three feet.
Staff finds the proposed departures are appropriate to achieve a desirable infill development of a long
vacant property. The property has never been developed. The proposed development would generate
additional customers for the surrounding commercial uses while enhancing the Summit Street
corridor's overall appearance. The proposed development would become the anchor for the Summit
Street corridor and would set a precedent for the development of mixed-use buildings outside of the
traditional downtown area along arterial corridors.
Instead of the requested departure for the number of permitted principal buildings per zoning lot, the
applicant could subdivide the property and place one building per lot. However, the entire property
will continue to be owned by the property owner,and the proposed development would be constructed
and managed as one apartment project under single ownership.
The number of parking spaces proposed will adequately serve the proposed development. The
applicant is maximizing the number of proposed parking spaces while maintaining the appropriate
layout of buildings throughout the site. The peak parking demand for residential use does not overlap
with the peak parking demand for the commercial use. Generally speaking,the peak parking demand
for the residential use happens overnight, when most residents are home. That coincides well with the
commercial uses, which are typically closed at night. The peak parking demand for commercial uses
takes place during the day, when most residents are at work and not at home.
The two monument graphics are appropriate considering the size and scale of the development. Both
monument graphics will meet the maximum permitted 10-foot height, but exceed the maximum
permitted sign surface area because they would have multiple tenant panels. The proposed entryway
arch is included at the request of staff to give the development a unique entryway to enhance the
appearance of the overall project.
While the proposed unit sizes are smaller than the zoning requirement, they are typical for today's
market standards. The units are also comparable in size to those found within other recently approved
- 15 -
Recommendation & Findings of Fact
Petition 24-20
May 3, 2021
residential developments in Elgin, including the Tower Building,Fox River Crossing,the upper-level
dwellings above former Gasthaus restaurant on Grove Avenue, and the currently proposed Courtyard
at 40 development. The Tower Building for example, contains 44 units with most one-bedroom units
ranging from 476 to 732 square feet and two-bedroom units ranging from 732 to 879 square feet(the
one,one-bedroom unit on the 14th floor is 1,187 square feet).The Courtyard at 40 development includes
studio units from 447 to 558 square feet in floor area, one-bedroom units from 602 to 774 square feet
in floor area, and two-bedroom units from 791 to 858 square feet in area.
The larger than permitted total building floor area is proposed to make the most economically feasible
project for the size of the property.The development also includes a mix of commercial and residential
uses to best fit with the mix of uses in the area.
Similarly, the minimum building street yard setback and the minimum vehicle use area interior yard
setback are proposed to achieve the best possible site layout. The two front buildings along Summit
Street are closer than the required setback, but are appropriately situated along the street with parking
in the rear. The smaller than required vehicle use area interior yard setback is a result of placing the
two middle residential buildings along the north-south drive-aisle with parking in the rear of those two
buildings.
The proposal creates a desirable pedestrian-friendly layout that would set a new precedent for the
construction of mixed-use and residential buildings along arterial roadways. The Bella Casa Square
development would further add to the variety of the housing types on the east side of Elgin.
RECOMMENDATION
The Community Development Department and the Planning & Zoning Commission recommend
approval of Petition 24-20, subject to the following conditions:
1. Substantial conformance to the Development Application submitted by Jo Fischer, as
applicant,and Bella Casa Square LLC, as a property owner,received August 21,2020,and
supporting documents including:
a. Bella Casa Square Mixed-Use Development — Statement of Purpose and
Conformance letter, dated March 24, 2021,prepared by Jo Fischer;
b. ALTA/NSPS Land Title Survey, prepared by Gremley & Biederman, dated April
9, 2020, last revised May 11, 2020;
c. The architectural plan set titled: "Bella Casa 880-900 Summit Street Elgin,
Illinois",prepared by Antonio Fanizza Ltd.,dated August 8,2020,with such further
revisions as requested by the Community Development Director, including the
following sheets:
i. T-1 Cover Sheet/Key Plan;
ii. T-1.1 Site Plan;
iii. TD-1 Building Calculations and Egress Plans Bld's"A"& "B";
iv. TD-2 Code Analyses and Egress Plans Bld's "C", "D"& "E";
- 16 -
Recommendation & Findings of Fact
Petition 24-20
May 3,2021
v. DL-1 Demo Landscaping Plan;
vi. L-1 Landscaping Plan;
vii. SL-1 Site Lighting;
viii. A-1 Perspective View;
ix. A-2 3D Views;
x. A-3 Elevations from Project Perimeter;
xi. A-4.0 Building A Floor Plans—Small Commercial Unit;
xii. A-4.1 Building A Elevations - Small Commercial Unit;
xiii. A5.0 Building B Floor Plans—Large Commercial Unit;
xiv. A5.1 Building B Floor Plans—Large Commercial Unit;
xv. A5.2 Building B W&E Elevations—Large Commercial Unit;
xvi. A5.3 Building B N& S Elevations—Large Commercial Unit;
xvii. A-6.0 Buildings C&D Floor Plans—Small Residential Units;
xviii. A-6.1 Buildings C&D W& E Elevations—Small Residential Units;
xix. A-6.2 Buildings C&D N& S Elevations—Small Residential Units;
xx. A-7.0 Building E Floor Plans—Large Residential Units;
xxi. A-7.1 Building E N& S Elevations—Large Residential Units;
xxii. A-7.2 Building E W& E Elevations—Large Residential Units;
xxiii. A-8.0 Recreation Area and Garage Floor Plans;
xxiv. A-8.1 Recreation Area and Garage W& E Elevations;
xxv. A-8.2 Recreation Area and Garage N& S Elevations;
xxvi. A-9 Gate,Pylon Sign&Light Pole;
xxvii. A-9.1 Shed and Typ. Refuse Area Elevations.
d. Plat of Easement for Watermain,prepared by Gremley&Biedermann,dated March
9, 2021,with such further revisions as requested by the City Engineer; and
e. Engineering plans titled: "Site Development for Bella Casa Apts 88-900 Summit
St. Elgin, IL 60120", prepared by Damas Consulting Group, dated June 1, 2020,
last revised February 11, 2021, 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. A departure is hereby granted to allow the construction of six principal buildings on the
zoning lot.
3. A departure is hereby granted to allow the construction of 151 dwelling units and 13,156
square feet of commercial space with minimum 312 parking spaces.
4. A departure is hereby granted to allow the construction of two monument graphics a hics with
maximum height of ten feet and maximum sign surface area of 80 square feet each, and
the construction of an entrance arch with the maximum permitted height of 36 feet and 6.5
- 17 -
Recommendation & Findings of Fact
Petition 24-20
May 3, 2021
inches.
5. A departure is hereby granted to allow the construction of residential dwellings with the
following floor areas: one-bedroom units with minimum 737 square feet of floor area, and
two-bedroom units with minimum 907 square feet of floor area.
6. A departure is hereby granted to allow the maximum permitted building floor area on the
subject property of 222,536 square feet.
7. A departure is hereby granted to allow the minimum permitted building street yard setback
of 16.5 feet from the south property line along Summit Street.
8. A departure is hereby granted to allow the minimum permitted vehicle use area interior
yard setback of three feet.
9. Box-style wall graphics (signs)are prohibited.
10. A maximum of two wall graphics shall be permitted on the community recreation center
building. Box-style wall graphics (signs)are prohibited.
11. The street light fixtures along the main north-south and east-west drive-aisle shall be
Holophane Washington Postlite Enhanced LED Series Luminaire, or similar, as approved
by the Community Development Director;
12. The ground floor of buildings "C", "D", and "E" on the Subject Property may include
residential dwelling units and the principal use of buildings "C", "D", and"E" may be a
"Dwelling, Apartment" [SR] as defined within Section 19.90.015 "Definitions and
Regulations", notwithstanding the provisions of Section 19.35.430 "Land Use" and
notwithstanding the definition of"Dwelling,Upper Floor Apartment" [SR] within Section
19.90.015 "Definitions and Regulations".
13. All proposed windows shall be punched openings,not flush-mounted.
14. The ground floor of the proposed mixed-use buildings"A"and"B"is hereby permitted to
be occupied with any permitted,conditional, and similar uses permitted by this Ordinance,
as amended, including but not limited to eating places (restaurants), carry-out restaurants,
and drinking places, without the need to provide additional parking spaces.
15. Compliance with all applicable codes and ordinances.
- 18 -
Recommendation & Findings of Fact
Petition 24-20
May 3,2021
The vote of the Planning&Zoning Commission on the motion to recommend approval of Petition
24-20 subject to the conditions outlined above, was six (6) yes, zero (0) no, and zero (0)
abstentions. One member was absent.
Respectfully Submitted,
s/Jay Cox
Jay Cox, Chairman
Planning&Zoning Commission
s/Damir Latinovic
Damir Latinovic, AICP; Secretary
Planning&Zoning Commission
- 19 -
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EXHIBITA -
Aerial/Location Map /N
W � I
Map prepared by City of Elgin 0 80 160 320 480 640
Feet
Department of Community Development
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Algona Ave m Petition 24-20
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O RC1 Residence Conservation 1 AB
,
ORC2 Residence Conservation 2
ORC3 Residence Conservation 3
OPRC Planned Residence Conservation
Q SFR1 Single Family Residence 1
O PSFR1 Planned Single Family Residence 1
ED SFR2 Single Family Residence 2
O PSFR2 Planned Single Family Residence 2
QTRF Two Family Residence
QPTRF Planned Two Family Residence /��
ED MFR Multiple Family Residence / M
Q PMFR Planned Multiple Family Residence 3 81 \RT
RB Residence Business
QPRB Planned Residential Business r "w —'
NB Neighborhood Business II III
PNB Planned Neighborhood Business .,
-AB Area Business µa Cad Ave e
EllPAB Planned Area BusinessOW1.1 CC1 Center City 1 °"" "" G4 4'
-CC2 Center City 2 I
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-PCC Planned Center City RC1 co•
ORI Office Research Industrial 1Shlloh Ct
PORI Planned Office Research Industrial ,
III.GI General Industrial
NsPGI Planned General Industrial
EllCI Commercial Industrial 111, a04' Shiloh Ln
-CF Community Facility •p
_PCF Planned Community Facility C'
i PR
EXHIBITB Zoning Map N
A
W_y— E
r
s
Map prepared by City of Elgin 0 87.5 175 350 525 700
Department of Community Development Feet
Subject Property
880-900 Summit St.
Petition 24-20
06073090210000
106073090250000
06073020730000
06073020800000
Summit St
EXHIBIT C Parcel Map N
City of Elgin 0 25 50 100 150 200
Department of Community Development Feet
EXHIBIT D
SITE LOCATION
880-900 Summit Street
Petition 24-20
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$} s
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PAB District Bella Casa Square +'
Ord. G14-07 Subject Property
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Area map with zoning overlay
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A Subject Property
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Bird's eye view looking north
EXHIBIT D
SITE LOCATION
880-900 Summit Street
Petition 24-20
Existing site photo 1
Existi
ng site photo 2
2
EXHIBIT D
SITE LOCATION
880-900 Summit Street
Petition 24-20
Existing site photo 3
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View of the adjacent
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along Summit St