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HomeMy WebLinkAboutG53-25 Ordinance No. G53-25 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 (860 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 860 Summit Street from PAB Planned Area Business District established by Ordinance No. G69-98, as amended by Ordinance No. G 14-07, to a new PAB Planned Area Business District to allow adaptive reuse of the vacant portion of the existing building on the Subject Property as "Dwelling, Apartment" [SR] as defined within Section 19.90.015."Definitions and Regulations" of the Elgin Municipal Code, with certain departures from the City of Elgin zoning ordinance; and WHEREAS, the zoning lot containing the premises at 860 Summit Street is legally described herein (the "Subject Property"); and • WHEREAS,the Planning and Zoning Commission conducted a public hearing concerning said application on October 6, 2025, 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 conditioris articulated in their Findings of Fact; 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 October 6, 2025, 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 the City of Elgin Official Zoning District Map, as provided in Chapter 19.07 Zoning District, Section 19.07.600 entitled "Official Zoning District Map" of the Elgin Municipal Code, as amended, be and the same is hereby further amended as follows: The location and boundaries of the zoning districts established in the "Official 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: LOT 1 IN 860 SUMMIT STREET SUBDIVISION,A SUBDIVISION OF PART OF THE SOUTH HALF OF GOVERNMENT LOT 1 OF THE SOUTHWEST QUARTER OF SECTION 7, TOWNSHIP 41 NORTH, RANGE 9, EAST OF THE THIRD PRINCIPAL MERIDIAN,ACCORDING TO THE PLAT THEREOF RECORDED JULY 13. 200% AS DOCUMENT 0719422092, IN COOK COUNTY, ILLINOIS; PARCEL 2: NON-EXCLUSIVE EASEMENT FOR THE BENEFIT OF PARCEL 1 AS CREATED IN EASEMENT AGREEMENT DATED AUGUST 8. 2001, AND RECORDED AUGUST 9, 2001 AS DOCUMENT 0010731564, MADE BY AND BETWEEN DOMINICK'S FINER FOODS, INC., A DELAWARE CORPORATION, AND 860 SUMMIT (ELGIN) LLC., AN ILLINOIS LIMITED LIABILITY COMPANY, FOR THE PURPOSE OF ROADWAYS, WALKWAYS, AND INGRESS AND EGRESS OF MOTOR VEHICLES AND PEDESTRIANS OVER AND ACROSS THAT PART OF THE LAND SHOWN ON THE SITE PLAN ATTACHED AS EXHIBIT "C" THERETO, EXCEPT THOSE PORTIONS FALLING WITHIN PARCEL 1; (commonly known as 860 Summit Street). Section 3. That the City Council of the City of Elgin hereby grants the rezoning of the Subject Property from the PAB Planned Area Business District established by Ordinance No. G69- 98, as amended by Ordinance No. G 14-07, to a neW-PAB Planned Area Business District, 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. 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 area 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 Sundeep Oberoi, as applicant and property owner, received July 19, 2024, and supporting documents including: a. Statement of Purpose and Conformance letter RE: Zoning petition for 860 Summit, Elgin, IL., dated March 6, 2025; b. ALTA/NSPS Survey, prepared by Carradus Land Survey, Inc., dated May 31, 2024; c. Thirty-nine-page architectural plan set titled: The Summit Place — Residential Conversion, prepared by C3D Architects, dated September 4, 2025, with such further revisions as required by the Community Development Director; and d. Eight-page engineering plan set titled: New Water Main 860 Summit Street City of Elgin, prepared by CiviLand LLC, dated August 8, 2025, 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. The lower level (basement) and first floor(ground level) of the building on the Subject Property may include residential dwelling units and the principal use of the building 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". 3. A departure is hereby granted to allow the construction of recreational equipment amenities, including but not limited to an outdoor patio with seating and grilling equipment covered by canopies, in the side yard. 4. 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 Municipal Code, as amended. - 4 - I. 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. 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 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. Ka ain, yor - 5 - Presented: November 19, 2025 Passed: November 19, 2025 Vote: Yeas: 7 Nays: 1 Recorded: November 19, 2025 Published: November 19, 2025 "" '. ,s,," F. At est. .,1 l z, ,93 Kimberly Dewis, Ci erk rxa t - 6 - EXHIBIT A October 6,2025 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 17-24, an application by Sundeep Oberoi, as applicant and property owner, is requesting approval of a map amendment to the PAB Planned Area Business District established by Ordinance No. G14-07 with departures from the Elgin Municipal Code requirements for the location of recreational equipment and amenities, and any other departures as may be necessary or desirable to allow for the adaptive reuse of a portion of the existing multi-tenant office building for residential use as an "apartment dwelling" as defined by the Elgin Zoning Ordinance at the property commonly known as 860 Summit Street. GENERAL INFORMATION Petition Number: 17-24 Property Location: 860 Summit Street Requested Action: Map Amendment to Planned Development Current Zoning: PAB Planned Area Business District Ordinance No. G14-07 Proposed Zoning: Amendment to PAB Planned Area Business District Ordinance No. G 14-07 Existing Use: Multi-tenant office building Proposed Use: Mixed-use residential multiple-family and office building Applicant: Sundeep Oberoi Recommendation & Findings of Fact Petition 17-24 October 6,2025 Owner Sundeep Oberoi Staff Coordinators: Damir Latinovic,AICP, Senior Planner Exhibits Attached: A. Aerial/Location Map B. Zoning Map C. Parcel Map D. Site Location G. Development Application and Attachments H. Draft Ordinance BACKGROUND Sundeep Oberoi,as applicant and property owner, is requesting approval of a map amendment to the PAB Planned Area Business District established by Ordinance No. G14-07 with departures from the Elgin Municipal Code requirements for the location of recreational equipment and amenities, and any other departures as may be necessary or desirable to allow for the adaptive reuse of a portion of the existing multi-tenant office building for residential use as an"apartment dwelling" as defined by the Elgin Zoning Ordinance at the property commonly known as 860 Summit Street. The 3.1-acre subject property is located on the north side of Summit Street mid-block between Hiawatha Drive on the west and Waverly Drive on the east. The property is improved with a 44,077-square-foot office building and a surface parking with 143 parking spaces.The building is a one-story building with the 1 s`floor elevated above the grade so that the windows for the lower level (basement)are above the ground. The building consists of four smaller portions, commonly referred to as separate buildings (Buildings 1, 2, 3, and 4) all connected with interior corridors. The property has access to Summit Street across the property adjacent to the south, commonly known as 854 Summit Street home to O'Reilly Auto Parts retail store.The subject property is only about 20 percent occupied.The current tenants are located in the southern portion(Building 1)and include primarily medial offices. The property is zoned PAB Planned Area Business District. The PAB District was originally established in 1998 by Ordinance G69-98 when the City approved the construction of a grocery store (Dominick's) that was to extend across portions of the subject property and the property adjacent to the east (880-900 Summit Street). The parking lot for the Dominick's store was later constructed, but the grocery store building was never commenced. In 2007, the City approved an amendment to the PAB District by Ordinance No. G 14-07, which authorized the construction of -2- Recommendation & Findings of Fact Petition 17-24 October 6,2025 the auto parts store (now O'Reilly's Auto Parts) on the southern portion of the subject property closest to Summit Street,now known as 854 Summit Street. cr .11N.,... r lid _ -- U. 'Cl ' o.ert J4 Lf � , a e t , tom '•en '` - .. 1 r 44• 413y liii-w,0 ,. 't 6u.:T rt J. .. AA. 17 e _1 1 . .S T Summlr 5I ..- .. - - e� Figure 1 Site area map with zoning overlay The properties to the east,south,and west are all zoned AB Area Business District or PAB Planned Area Business District. The properties to the west are improved with a variety of single-use and multi-tenant commercial buildings, including the Fresh Market grocery store and PNC Bank among others. The properties to the south beyond the O'Reilly auto parts store across Summit Street include a variety of commercial buildings.The property adjacent to the east is the site of the approved Bella Casa mixed-use development with 151 residential units and approximately 13,000 square feet of commercial space across five four-and five-story buildings.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. -3 - Recommendation & Findings of Fact Petition 17-24 October 6,2025 Proposal The applicant, the owner of the property, is proposing to renovate the majority of the existing office building into 34 residential units.All proposed units would be market rate rental apartments. The residential units are proposed to occupy the lower level and first floor in the middle and northern portions of the building (known as Buildings 2, 3, and 4). The southern portion of the existing building (Building 1)would remain largely unchanged with approximately 6,084 square feet of office space with existing medical office users and storage in the basement. A.I� 1 i xi: �� �' ice`111 O qo D...,_ �� �0 _, ; •,~ c ITT da r7 J v.- ac. -,7„ .-i,. ......7.-- .., e l o J �I _fin »-... ,, ir 1. .ilj :�. t., i i gnsf I�Is�' "ka_y 11 �7 °' © e = 'L'�i ;i '• . hil Ill •. / - - -1, I G:J 3 ' 4 vall �� t, PLAN LEGEND: I n..1rA. . l . 1 - t='_]:c..r..,._l r „ :.'- I,.y.: J __1 2-14u`K,IO WWII 1 1 T Nd.VARIC OVIOV'MIRAIm UN 0 ....... I 8l .O USE IS.a L_ J w:.alcl Weilem s• l { 1 LOWER LEVEL GENERAL PLAN•PROPOSED - OLi10.-AC ® f wS " t •r.�.ro tO m d c 30 rl :•IF rl.a�al� r,Ir'" NuvtLusrwvQ I re NM K1. Z,1.Af E—--1, PI TRAM 1A `1 .ROEEPO STAR1 P0FI1IIAX I AV$ ni E t j) ARCHITECTS RE1 ,TEMWL CONJERS�ON caclloN or rolcas +•+" el gall �'1 ..r.n. NJIi•YIpf.FA CAO S'0210061 WEL NAVC 4103,1138= WWI,WIQ7/: Zjr:.4.. MOE SMUT ST EMI%Il WIN 4L PENNAIEORESOEN1K WLL*RUT w `_�_. -M' : • A103 GENERM PLAN-LOWER LEVEL PROPOSED Figure 2. Proposed lower level floor plan The middle portion of the building (Buildings 2 and 3) would have 22 residential units. And the northern portion of the building (Building 4) would have 12 residential units. The mix of units includes 22 studio units, 3 one-bedroom units, and 9 two-bedroom units. The studios range from 633 to 720 square feet in area. The one-bedroom units range from 853 to 891 square feet in floor area. And the two-bedroom units range from 1,101 to 1,130 square feet in floor area. All units exceed the minimum floor area requirements per the zoning ordinance, which is 600 square feet minimum for studios, 850 square feet for one-bedroom units, and 1,100 square feet for two- bedroom units. All units include modern amenities with central HVAC and in-unit washer dryer. The building amenities include a community room and fitness room,and outdoor patio with grilling equipment -4- Recommendation & Findings of Fact Petition 17-24 October 6,2025 covered by two 10-foot by 20-foot canopies. . . _ , . Z -__ - ;:ii1� 'i .::. .i� =.E®=1'il .��. iae- . .,.. i ! "r ` .-r. ,...�'� _ • 'RE SI w•N' R.2 6 a I•I' .I.J r:.RE.IOENTIA.IR.j1 A 6' ;I M- I mc..0 .....�' I^ �..l.� L.. }Jlw I (1 I • T:� . Al "1 } I M ;G`' N It tam ILL: 1' I e a 1 ��' I i ' ,irkl ' l ,. i ifilki.:' E i I"7" ..ID li UEl I"� IU i SIr NTIAL • 0 Sin ®a Wn j +.�+ ,.,,„ry ,�t • y 1 of t j�:... t i! 1' �J 8 �� - l ® :�, ' p I ?LAN EGEND*, &a-- - �t! i r 1 , I :'`: — i c===l aw«A.•fl a ■.CAI'to — liar-1 I I iit l .igi i -EXaTM TO WWI ' ,,.�� I r�•aIV rM/r Goo*'R•MKDu�O I ;i • I i co1•snca..s ROSINESS STa•u6E USE At.001/1 ANT 1 UPPER LEVEL GENERAL PLAN KA PROPOSED 1.111 TM.AIL "fro 73�' 7RMrH Q6GYCE K,. C..Y• . -E7•,•.T.. aN,...0mAOI -- B1•R,.6•0.1/WkIMM ARCIIM.TECTS I.acc..c RESIDENTAL CONVERSION ' S wt..w. 1.41ECI 4114* C.C14S160660061WILI66VC.1200066 OCV.WIC NMCW/ ., ......6.6... SIDE SWAT ST EIGN.I160170 NI Efl.C.V6lfllk-ff1FHIW Y�II Hii�ily& IIalREO ee .- .lu!YI1 Mal •-..- sl .w. IZN...i pW.WC..Kl oorw.c[n a.l T,Y..nl Figure 3. Proposed first floor plan The proposed improvements are mostly on the interior of the buildings. All buildings, including the front office building,will include fire sprinkler and fire alarm systems.The proposed changes to the exterior of the buildings are minor and mostly consist of replacement of existing windows to comply with building and life safety codes.The site improvements include the installation of a new water main around the building to feed the proposed fire sprinkler system and required fire hydrants, and the installation of a refuse collection area that would be enclosed with a six-foot- high masonry wall to match the masonry on the building. The proposed development is required to provide two parking spaces per dwelling unit, plus 29 parking spaces for the existing medial office users in Building 1. With 68 parking spaces required for the 34 units proposed and 29 spaces for the existing tenants, the proposed development is required a total of 97 parking spaces.The applicant is proposing 147 parking spaces(the relocation of the refuse collection area will result in the gain of four parking spaces from 143 to 147 spaces) which exceed the zoning ordinance parking requirement. - 5 - Recommendation & Findings of Fact Petition 17-24 October 6, 2025 II' r w n) p c m r e ® me iw O tce sty' [o� tv 1+,cva [a,to) ao'tOJ 0s7[M CO 1§I 7 82.ELEVATION WEST-PROPOSED IQriv`i- _ a 11 o co © © CCD 9 83.ELEVATION EAST-PROPOSED Figure 4 Partial west elevation(top)and partial east elevation(bottom) The proposed development requires two departures from the standard requirements of the zoning ordinance. Residential units are only allowed above the first floor. All proposed units are located on the lower level and the first floor.The proposal also includes a recreational amenity,the outdoor patio with grilling equipment covered by two canopies,which is located in the side yard,while the zoning ordinance allows such items only in the rear yard. All requested departures are summarized in Table 1 and are further described in the Planned Development Departures and Exceptions section of the staff report further below. Table 1. Detail of Required Departures—860 Summit Street Site Design Regulation Required /Allowed Proposed Location of Dwelling Units Above the first floor only On the lower level/basement and on the first floor • Location of Recreational In rear yard only In side yard Equipment 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.The existing multi-tenant office building was completed in the 1970s. In 1992, the property was zoned AB Area Business District - 6 - Recommendation & Findings of Fact Petition 17-24 October 6,2025 as part of the comprehensive amendment to the zoning ordinance. In 2001, the property became part of the Arterial Road Corridor Overlay District. Approximately 20 per cent of the existing building is occupied, primarily the front portion of the building (known as Building 1)with several medical offices. In 1998, the City approved the construction of a Dominick's grocery store by Ordinance G69-98 that was supposed to be constructed on the portion of the subject property and the property adjacent to the east commonly known as 880-900 Summit Street. The surface parking lot that was supposed to serve the grocery store was completed but the construction of the grocery store was never commenced. 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) on the southern portion of the subject property along Summit Street(now known as 854 Summit Street)by Ordinance No. G14-07. In 2021,the City approved the construction of a mixed-use development(to be known as Bella Casa) on the property adjacent to the east (880-900 Summit Street) to replace the underutilized parking lots,by Ordinance No.30-21.Bella Casa development was approved for 151 market-rate apartments and 13,000 square feet of commercial space with 312 parking spaces.That project is in final stages of permit review. B. Surrounding Land Use and Zoning. The properties to the east, south, and west are all zoned AB Area Business District or PAB Planned Area Business District. The properties to the west are improved with a variety of single-use and multi-tenant commercial buildings, including the Fresh Market grocery store and PNC Bank among others. The properties to the south beyond the O'Reilly auto parts store across Summit Street include a variety of commercial buildings. The property adjacent to the east is the site of the approved Bella Casa mixed-use development with 151 residential units and approximately 13,000 square feet of commercial space across five separate four-and five-story buildings. 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. -7- Recommendation & Findings of Fact Petition 17-24 October 6,2025 D. Zoning District. The purpose of a 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".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 approximately halfway between Waverly Drive on the east and Hiawatha Drive on the west. 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 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. Staff also anticipates that multiple-family or mixed-use development may be developed along this and other similar corridors across the City, FINDINGS After due notice as required by law, the Planning & Zoning Commission conducted a public hearing in consideration of Petition 17-24 on October 6, 2025. Testimony was presented at the public hearing in support of the application.The Community Development Department submitted a Development Application Review and Written Findings& Recommendation to the Planning& Zoning Commission dated October 6,2025. The Community Development Department and the Planning & Zoning Commission have made the following findings regarding the application against the standards for map amendments outlined in § 19.55.030,and planned developments outlined in § 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, -8- Recommendation & Findings of Fact Petition 17-24 October 6,2025 vegetation,and existing improvements.The 13.1-acre property is almost entirely improved with an approximately 44,077-square-foot commercial building and the accessory parking lot. Only approximately 20 per cent of the existing building is currently occupied. The proposed adaptive reuse of the vacant portion of the building into 34 residential units includes primarily interior renovation.The exterior changes primarily include modification to the façade and windows to meet the building and life-safety code requirements for residential units.No existing site features including topography,watercourses,vegetation, and property improvements exist that would have a negative impact on the proposed adaptive reuse. 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 respect to the availability of adequate water, sanitary treatment, and storm water control facilities. The existing building on the property is currently served by municipal water, sanitary sewer,and stormwater systems. The applicant is proposing to install a new 8-inch water main to provide the necessary water service for the new units and for the required fire sprinkler system as the building will be fully sprinklered as required by the Fire Code. The city sewer and water facilities can adequately serve the proposed use. With no major site changes,no improvements are proposed to the storm sewer infrastructure. 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 subject property includes a parking lot with 143 parking spaces. The access to the property is across the O'Reilly Auto Parts property -9- Recommendation & Findings of Fact Petition 17-24 October 6,2025 (854 Summit Street)adjacent to the south. Other than relocating the refuse collection area to a more centralized location west of the building, and the construction of a new water main, the applicant is not proposing any site changes. The proposed adaptive reuse of the portion of the building will not have any negative effect on the existing efficient on-site and off-site site circulation. The proposed development is required to provide two parking spaces per dwelling unit, plus 29 parking spaces for the existing medial office users in Building 1. With 68 parking spaces required for the 34 units proposed and 29 spaces for the existing tenants, the proposed development is required a total of 97 parking spaces. The applicant is proposing 147 parking spaces (the relocation of the refuse collection area will result in the gain of four parking spaces from 143 to 147 spaces) which exceed the zoning ordinance parking requirement. 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. The existing multi-tenant office building was completed in the 1970s.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. Approximately 20 per cent of the existing building is occupied, primarily the front portion of the building (known as Building 1)with several medical offices. In 1998, the City approved the construction of a Dominick's grocery store by Ordinance G69-98 that was supposed to be constructed on the portion of the subject property and the property adjacent to the east commonly known as 880-900 Summit Street. The surface parking lot that was supposed to serve the grocery store was completed but the grocery store building was never commenced. 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) on the southern portion of the subject property along Summit Street(now known as 854 Summit Street)by Ordinance No. G14-07. In 2021, the City approved the construction of a mixed-use development (to be known as Bella Casa) on the property adjacent to the east (880-900 Summit Street) to replace the underutilized parking lots,by Ordinance No.30-21.Bella Casa development was approved for 151 market-rate apartments and 13,000 square feet of commercial space with 312 - 10 - Recommendation & Findings of Fact Petition 17-24 October 6, 2025 parking spaces. That project is in final stages of permit review. 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 properties to the east, south, and west are all zoned AB Area Business District or PAB Planned Area Business District. The properties to the west are improved with a variety of single-use and multi-tenant commercial buildings, including the Fresh Market grocery store and PNC Bank among others.The properties to the south beyond the O'Reilly auto parts store across Summit Street include a variety of commercial buildings.The property adjacent to the east is the site of the approved Bella Casa mixed-use development with 151 residential units and approximately 13,000 square feet of commercial space across five separate four- and five-story buildings. 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 approximately halfway between Waverly Drive on the east and Hiawatha Drive on the west. 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 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. Staff also anticipates that multiple-family or mixed-use development may be developed along this and other similar corridors across the City, 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. - 11 - Recommendation & Findings of Fact Petition 17-24 October 6,2025 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 of a 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".A PAB zoning district is most similar to but departs from the standard requirements of the AB zoning district. 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 respect to the preservation of all significant natural features including topography, watercourses,wetlands,and vegetation.There are no significant natural features,including topography, watercourses, and wetlands on the property. The property is improved with a - 12- Recommendation & Findings of Fact Petition 17-24 October 6,2025 44,077-square-foot building and the accessory parking lot,which cover the majority of the property. The proposal consists of primarily interior renovations to the existing building. All existing vegetation would remain. K. Internal Land Use. The suitability of the subject property for the intended planned development with respect to the land uses permitted within the development being located, designed, and operated so as to exercise no undue detrimental influence on each other or on surrounding property. Findings. The subject property is suitable for the intended planned development with respect to the land uses permitted within the development being located, designed, and operated so as to exercise no undue detrimental influence on each other or on surrounding properties. The proposed adaptive reuse of the vacant, rear portion of the existing building into 34 residential units represents a desirable use that is compatible with all surrounding properties. The front portion of the building, which is most visible from Summit Street, and which is still occupied with office uses would remain unchanged.The proposal consists of largely interior renovation of the existing building to accommodate the new units. No evidence has been submitted or found that the proposed development would exercise undue detrimental impact on surrounding properties. PLANNED DEVELOPMENT DEPARTURES AND EXCEPTIONS The applicant is requesting the following departures from the requirements of the PAB Planned Area Business District Ordinance No. G14-07 and the zoning ordinance: 1. Sections 19.35.430,"Land Use".The PAB District Ordinance No. G14-07 and the zoning ordinance allow residential units only above the first floor. The applicant is proposing to establish the units on the lower level(basement)and on the first floor of the building. 2. Sections 19.12.600, "Obstructions in Yards". Recreational equipment and facilities are only allowed in the street yard. The applicant is proposing to construct a recreational amenity in the side yard. Staff finds the proposed departures are appropriate and reasonable for the proposed use. The zoning ordinance allows the construction of residential units above the first floor in all AB Area Business Districts. The intent of the ordinance is to encourage mixed use buildings with ground floor commercial uses serving the area residents and residential units on upper floors. The existing building however, was constructed in the 1970s with a unique layout. The first floor of the building is raised above grade such that the lower level(basement)windows are located above the grade. The building is also pushed back far from the main road and is situated perpendicular to Summit Street. As such, the majority of the building is not visible from Summit Street. This likely is the main reason the middle and northern portions of the building have been vacant for - 13 - Recommendation & Findings of Fact Petition 17-24 October 6. 2025 many years. The southern portion of the building with adequate visibility from Summit Street continues to be occupied with medical office users. The proposed adaptive reuse of the building seems appropriate considering the multiple-family uses directly to the north, and considering the mixed-use development next door (Bella Casa) which will also have residential units within the rear three buildings located away from Summit Street. The proposed recreational equipment,which consists of an outdoor patio with seating and grilling equipment covered by two canopies, is a desirable proposal for future residents. No proposed residential units will not have any outdoor space such as a balcony or terrace.The outdoor patio is proposed in the only possible location.The property's rear yard,where such patio would normally be allowed, is mostly paved with parking. RECOMMENDATION The Community Development Department and the Planning & Zoning Commission recommend approval of Petition 17-24, subject to the following conditions: 1. Substantial conformance to the Development Application submitted by Sundeep Oberoi, as applicant and property owner, received July 19, 2024, and supporting documents including: a. Statement of Purpose and Conformance letter RE:Zoning petition for 860 Summit, Elgin,IL.,dated March 6,2025; b. ALTA/NSPS Survey, prepared by Carradus Land Survey, Inc., dated May 31, 2024; c. Thirty-nine-page architectural plan set titled: The Summit Place — Residential Conversion, prepared by C3D Architects, dated September 4, 2025, with such further revisions as required by the Community Development Director; and d. Eight-page engineering plan set titled:New Water Main 860 Summit Street City of Elgin, prepared by CiviLand LLC, dated August 8, 2025, 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. The lower level (basement) and first floor (ground level) of the building on the Subject Property may include residential dwelling units and the principal use of the building 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". - 14- Recommendation & Findings of Fact Petition 17-24 October 6,2025 3. A departure is hereby granted to allow the construction of recreational equipment amenities,including but not limited to an outdoor patio with seating and grilling equipment covered by canopies, in the side yard. 4. Compliance with all applicable codes and ordinances. The vote of the Planning&Zoning Commission on the motion to recommend approval, subject to the conditions outlined by the Community Development Department, was four (4) yes, zero (0) no, and zero(0)abstentions. Two members were absent. Respectfully Submitted, s/Jordan Wildermuth _ Jordan Wildermuth,Chairman Planning&Zoning Commission s/Damir Latinovic Damir Latinovic,AICP; Secretary Planning&Zoning Commission - 15 - 1 I Ili I ii , '% P�"GO '� �` - il swoellIc 1 Q I - li W '? Z • O Illtilik . i I.. Q I 0 �JEFFERSON AVE 4 Subject Property Petition 17-24 _01 . _ • 't C. _, ., e J aim __ , „•, iii ' i R _ _ r- . ir 4 + .� :»: • r b r-� ..rr It. or I N r• t. r _ t J f• fill.cr r ,.ni f A r -- - _- ..� - T ... ' ; q ,..t ) f.t Iry ... .t.) , _, .... . ...... ... Ct Ilk 11.1 o �• j i IC hl I ) I Mg ..., 1 IV gee (Iva - O o . - III : ./--- e EXHIBIT Aerial/Location Map N V.+I 0 50 100 200 300 400 Map prepared by City of Elgin Feet Department of Community Development CT 1 ..--r, 11 ORv __( ;_____, p���� ((i RC1\ `" fa 1 >9�p 2 UMBWrimaks_COL/ ?� - q O I, I Subject Propertylit lb" W h, 2 Petition 17-24 m _ a x lo ., ��,• ltilkL PRC If illetN Z JEFFERSON AVE _ ii. Eill A ZONING a AB O QRC1-Residence Conservation 1 Q I QRC2-Residence Conservation 2 Q QRC3-Residence Conservation 3 Q /fin OPRC-Planned Residence Conservation = �_�� L - Legend OSFR1-Single Family Residence 1 QSFR2-Single Family Residence 2 — — QCL PSFR1-Planned Single Family Residence 1 - L,1..lL/Ci! Q PSFR2-Planned Single Family Residence 2 - hilitiiii ..di OTFR-Two Family Residence QPTFR-Planned Two Family Residence hi Q MFR-Multiple Family Residence ` QPMFR-Planned Multiple Family Residence QRB-Residence Business QPRB-Planned Residence Business NB-Neighborhood Business RAB OPNB-Planned Neighborhood Business AB-Area Business 111 PAB-Planned Area Business GRAND AVE -CC1-Center City 1 IICC2-CentPlannr ed ity 2 NON to PCC•Planned Center City CARL AVE S�,0 -PCC2-Planned Center City 2 -ORI-Office Research lndustnal I PORI-Planned Office Research Industrial ' � "Cl ' -GI-Generallnduslnal -PGI-Planned General Industrial H tr T I ...Commercial Industnal SH,LO -CF-Community Facility rop -PCF-Planned Community Facility 1-- 1 EXHIBIT Zoning Map W+E„ s Map prepared by City of Elgin 0 80 160 320 480 640 Department of Community Development Feet JEFFERSON AVE Subject Property 860 Summit St. Petition 17-24 06073020780000 1 I SUMMIT ST U W z EXHIBIT C Parcel Map City of Elgin 0 25 50 100 150 200 Department of Community Development Feet EXHIBIT D SITE LOCATION 860 Summit Street Petition 17-24 µ . . t ht-4 .r' ► .. a IC i 1---� a.ar - C * it im • , / ', — ' i ,, 1.,,, ...".. MM. N.P.1*, , ilk. ' - i� • s • It' T. w - y IIi• a • pa, f. f'ltr , r...,. Evanston Elgin Road(IL 58) Bird's eye view looking north rims.---haudDi .., .. , •' .:aiiiit. 4ilc . . 1. Ili , ._ : , _ .., . ,. Sub ect property i14,111 ; .q. American Way . : .1 1... iipi , g....., , - ,, ,,,,, _. _.--_-_-_....,- .4_0,ism _,,.. L7,_, -.....0 -.. • , ii: ... _ „ , m a.. e w Bird's eye view looking east EXHIBIT D SITE LOCATION 860 Summit Street Petition 17-24 , _ t::.$'4, • 1,,,w. 41, ,,,.. ,-,„*---:,. .,,, — .,/,„, ,*., 4; .x J f - ,.. ...*.k..1 .. f` �'. ;s;.. / South (front) elevation of the existing building -,zisyk v . � t":, � '` } � 2 '•„ '""ti. , `� .{�'�L /t 2�r'ri�>� i . ` i f 1 \I` `"�; . \ . , - - r. ill . '\ liC AI --1.164." \ North (rear) elevation of the existing building EXHIBIT D SITE LOCATION 860 Summit Street Petition 17-24 -•:a - ;. . , _,.... 160-7/- , West elevation of the existing building no r % ti �^�fij k. fir' .. I, 1 ' ',(- -t .. ,..1., r. ■m s'�� -.'ti vesa AO*- — . East elevation of the existing building 3