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HomeMy WebLinkAboutG20-86 tow Ordinance No. G20-86 AN ORDINANCE GRANTING A SPECIAL USE FOR A PLANNED UNIT DEVELOPMENT WHEREAS, written application has been made for a special use for a residential planned unit development in a B-3 Service Business District at 156-158 Division Street; and WHEREAS, the Land Use Committee conducted a public hearing after due notice by publication and has submitted its findings of fact and recommended approval; and WHEREAS, the City Council of the City of Elgin concurs in the findings and recommendation of the Land Use Committee. NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF ELGIN, ILLINOIS: Section I. That the City Council of the City of Elgin hereby adopts the findings of fact made by the Elgin Land Use Committee, a copy of which is attached hereto and made a part hereof by reference as Exhibit A. Section 2. That a special use for a residential planned unit development at 156- {58 Division Street, Elgin, Illinois, legally described as follows: F That part of Lot I lying Easterly of the Easterly line of the right of way of the Chicago and Northwestern Railroad Company (except the Westerly 50 feet of the Northerly 55 feet of said lot); also all of Lot 2 and the West 5 feet of Lot 3, all in Block 2 of S.N. Dexter's Addition in the City of Elgin, Kane County, Illinois. be and is hereby granted subject to the following conditions: I. Substantial conformance to the P.U.D. Site and Floor Plans prepared by Dahlquist and Lutzow Architects, dated February II, 1986. 2. The residential portion of the use shall be limited to a maximum of 40 dwelling units comprised of 9 efficiency units, 27 one bedroom units, and 4 two bedroom units. The average gross floor area for all units shall not be less than 500 square feet. There shall not be less than 250 square feet of gross floor area per person residing in each dwelling unit. 3. A school site cash contribution in the amount of $146.18 and a park site cash contribution in the amount of $4,830.29 shall be made prior to the issuance of a building permit. 4. All nonconforming signs shall be removed prior to the issuance of an occupancy permit. 5. Compliance with all other applicable codes and ordinances. •,, Section 3. That this ordinance shall be in full force and effect from and after its passage in the manner provided by law. s/ Donald Waters Donald Waters, Mayor Pro Tern Presented: March 24, 1986 Passed: March 24, 1986 Vote: Yeas 5 Nays 0 Recorded: Published: Attest: s/ Marie Yearman Marie Yearman, City Clerk y march 3, 1986 FINDINGS OF FACT LAND USE COMMITTEE PLANNING AND LAND USE COMMISSION CITY DF ELGIN I. SUBJECT Consideration of Petition 6-86 Requesting a 8-3 Service Business District Special Use for a Planned Unit Development , property located at 156-158 Division Street by the Landmark Partnership, as Applicant and Owner . II . CONSIDERATIONS A petition has been filed by the Landmark Partnership, that requests a B-3 special use for a planned unit development. The subject property is located at 156-158 Division Street. The proposed planned unit development features retail uses and forty (40) residential units to be established through the renovation of the Douglas Hotel . The project is to be known as the Landmark Apartments. III . FINDINGS After due notice, as required by law, the Land Use Committee held a public hearing on the proposed special use for a planned unit development on February 17, 1986. The petitioner testified at the hearing and presented documentary evidence. No objectors appeared at the hearing and no written objection has been filed to the proposed special use for a planned unit development. The Land Use Committee has made the following findings with respect to Petition 6-86: A. Site Characteristics: The subject property is approximately 12,480 square feet . The property is improved with a 4 story, 40, 500 square foot, masonry structure. B. Zoning History 1927 F-Comm. 1960 E-Comm. 1962 8-3 1950 E-Comm. 1961 E-Comm. Present B-3 sek C. Surrounding Land Use and Zoning: The, Civic Center, zoned -Page 1 - Exhibit A y ACR, is located west of the subject property. The area located south of the subject property is zoned B-2 and developed with a restaurant, a department store, and miscellaneous office and commercial . An office building and a private parking deck, zoned B-3, are located east of the subject property. The area located north of the subject property is zoned 8-3 and developed with a drive in bank. D. Trend of Development: The subject property is located within the downtown. The downtown has developed with a wide range of activities including community facilities, service and retail uses, warehousing, manufacturing, and residences. E. Traffic and Parking: The subject property is located at the northeast corner of Douglas Avenue and Division Street. Douglas Avenue is a one way street southbound with a design capacity of 20,000 vehicles per day. Division Street has a design capacity of 10,000 vehicles per day. Current traffic volume on Douglas Avenue north of Division Street is 3,599 vehicles per day. Current traffic volume on Douglas Avenue south of Division Street is 4 ,661 vehicles per day . Current traffic volume on Division Street is not available (Source: Engineering e Division, City of Elgin and Design manual, 1984 Edition, published by the State of Illinois) . Projected traffic volumes from the commercial portion of the planned unit development range from 53 vehicles per day for general office to 111 vehicles per day for specialty retail. Projected traffic volume for the residential portion of the planned unit development is 189 vehicles per day (Source : Trip Generation (Third Edition) published by the Institute of Transportation Engineers) . Parking demand for the commercial portion of the planned unit development ranges from 12 parking spaces for office to 15 parking spaces for general retail. Parking demand for the residential portion of the planned unit development is 76 parking spaces. The parking lot ordinance does not require on-site off-street parking for property located within 800 feet of the B-2 Central Business District and within 800 feet of a public parking facility. The subject property meets both criteria for the on-site off-street parking exemption. F . Sewer and Water: The subject property is to be served by an existing 6 inch watermain and an existing 8 inch sanitary sewer. There is adequate capacity in both the sewer and water lines to accommodate the proposed planned unit development. -Page 2- G. Departures from Zoning Ordinance: The proposed Landmark Apartments is a mixed use project (business and residential) possible only as a planned unit development. More specially , under the standard zoning requirements, residences are not permitted in business districts. The maximum permissible net density for a residential planned unit development is 24 units per acre. The proposed Landmark Apartments is to have a net density of 143 units per acre which is permissible for a planned unit development within a business district. H. Fiscal Impact: The fiscal impact of any residential development must be viewed in terms of existing and future revenue generating land uses located within the City of Elgin and within School District U-46. The residential , commercial , and industrial components of the land use system are highly interdependent from a fiscal impact point of view, as well as from a community point of view (a place to live, recreate, shop, and work) . Accordingly, the fiscal impact of a residential development must be considered within the context of the entire land use system and within the context of a community. In the case of the proposed Landmark Apartments, it should be noted that while forty (40) single family residences would generate approximately twice the assessed valuation of forty (40) apartments, the single family residences would also generate approximately three times the rpopulation and approximately one-quarter mile of t infrastructure (streets, lights, watermain, sanitary sewer, storm sewer) to be maintained by the city. The Landmark Apartments will require no additional infrastructure and will provide three thousand (3000) square feet of commercial space. I . Comprehensive Plan/Downtown Plan: The proposed Landmark Apartments is in general conformance to both the comprehensive plan and the downtown plan. More specifically, both plans encourage the adaptive reuse of existing structures, infill projects utilizing existing infrastructure, and the general revitalization of developed areas. The downtown plan specifically recommends the introduction of residential uses above ground level within existing buildings for the purpose of increasing activity in the downtown area, for improving the utilization of existing buildings , and improving the tax base (see the Official Comprehensive Plan and the Elgin Central Business District Plan) . 3. Planned Unit Development Standards: The proposed planned unit development is in substantial conformance with the planned unit development standards. K. Additional Conditions: The Land Use Committee is of the opinion that approval of Petition 6-86 should be subject -Page 3- mow to the following conditions: 1 . Substantial conformance to the P.U.D. Site and Floor ""' Plans prepared by Dahiquist and Lutzow Architects, dated February 11 , 1986. 2. The residential portion of the use shall be limited to a maximum of 40 dwelling units comprised of 9 efficiency units, 27 one bedroom units, and 4 two bedroom units . The average gross floor area for all units shall not be less than 500 square feet. There shall not be less than 250 square feet of gross floor area per person residing in each dwelling unit. 3. A school site cash contribution in the amount of $146.18 and a park site cash contribution in the amount of $4830.29 shall be made prior to the issuance of a building permit. 4. All nonconforming signs shall be removed prior to the issuance of an occupancy permit. 5. Compliance with all other applicable codes and ordinances . IV. RECOMMENDATION Accordingly, on a motion to recommend approval of Petition eft' 6-86, subject to the conditions , the vote was six (6) yes and zero (0) no. Therefore, the Land Use Committee recommends the approval of Petition 6-86 . Roy 'a Bell , Chairma Land se Committee Planning and Land Use Commission • •, 1 % Je • d T. Deering, Secret L Use Commission P ing and Land Use Commission -Page 4-