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HomeMy WebLinkAboutG61-87 Ordinance No. G61-87 AN ORDINANCE RECLASSIFYING PROPERTY AT 22 SOUTH STATE STREET FROM M-I LIMITED MANUFACTURING DISTRICT TO B-3 SERVICE BUSINESS DISTRICT AND GRANTING A SPECIAL USE FOR A PLANNED UNIT DEVELOPMENT WHEREAS, written application has been made to reclassify certain property located at 22 South State Street from M-I Limited Manufacturing District to B-3 Service Business District and for a special use for a residential and commercial planned unit development; and WHEREAS, after due notice in the manner provided by law the Land Use Committee conducted a public hearing concerning said application and has submitted its written findings and recommendation that the subject property be reclassified and a special use for a residential and commercial planned unit development be granted; and WHEREAS, the City Council of the City of Elgin, Illinois, has reviewed the findings and recommendations of the Land Use Committee and concurs in its recommendation. NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF ELGIN, ILLINOIS: Section I. That Chapter 19.08, Section 19.08.020, entitled "Zoning District Map" of the Elgin Municipal Code, 1976, as amended, be and the same is hereby further amended by adding thereto the following paragraph: "The boundaries hereinbefore laid out in the 'Zoning District Map', as amended, be and are hereby altered by excluding from M-I Limited Manu- facturing District and including in the B-3 Service Business District the following described property: W. C. Kimball's Plat of West Elgin, Lots 12 and 11 (excepting the northerly 7.35 feet of Lot 11) and that part of Lots 5 and 6 (excepting the northerly 7.35 feet of Lot 6), lying easterly of the easterly line of the right of way of the Chicago and Northwestern Railroad, Parcel 3. Being situated in the City of Elgin, Kane County, Illinois." Section 2. That the City Council of the City of Elgin hereby adopts the findings of fact made by the Land Use Committee granting a special use for a residential and commercial planned unit development, a copy of which is attached hereto as Exhibit A and incorporated herein by reference, subject to the following conditions: I. P.U.D. development shall be in conformance with petitioner's P.U.D. application dated July 2, 1986 and to the petitioner's statement dated June 28, 1986. 2. The residential portion of the P.U.D. shall be limited to a maximum of sixty-one (61) dwelling units, of which, fifty-one (51) will be efficiency units and ten (10) will be one bedroom units. The minimum gross floor area for all dwelling units shall not be less than five hundred (500) square feet. There shall not be less than two hundred and fifty (250) square feet of gross floor area per person residing in each dwelling unit. 3. Eighty-five off-street parking spaces. 4. A park site cash contribution in the amount of $6,360.70 shall be paid prior to the issuance of a building permit. 5. Substantial compliance with model floor plan dated October 22, 1986 and entitled Preliminary Floor Plan Loft/Apartment prepared by Bernie Gold of Northiake, Illinois including amenities shown therein. 6. Compliance with all other applicable codes and ordinances. Section 3. That the special use granted herein shall expire if not established by November I I, 1988. Section 4. That this ordinance shall be in full force and effect from and after its passage in the manner provided by law. s/ George VanDeVoorde George VanDeVoorde, Mayor Presented: November 11, 1987 Passed: November 11, 1987 Vote: Yeas 7 Nays 0 Recorded: Published: Attest: s/ Nancy Roll Nancy Roll, Deputy Clerk September 2, 1966 FINDINGS OF FACT LAND USE COMMITTEE PLANNING AND LAND USE CO;MMISSION CITY OF ELGIN I . SU'3JECT Consideration of Petition 49-86 Requesting a Rezoning from n-1 Limited Manufacturing District to 8-3 Service Business District Special Use for a Planned Unit Development to be known as Kennington Court , property located at 22 .Scuth State Street by Kenneth Kresmery, as Applicant, and Jack Oehler, as Owner. II . CONSIDERATIONS A petition has been filed by Kenneth Kresmery requesting a rezoning from M-1 to B-3 special use for a planned unit development. The subject property is located at 22 South State Street. The applicant desires to rehabilitate and to adaptively reuse an existing four story brick structure for residential and commercial use. The proposed planned unit development features a total of sixty-one (61 ) dwelling units ; fifty-one ( 51 ) efficiency units and ten ( 10) one bedroom units. The efficiency and one bedroom units will be a minimum five hundred ( 500) square feet in gross floor area. III . FINDINGS After due notice, as required by law, the Land Use Committee held a public hearing on the proposed rezoning and special use for a planned unit development on August 4, 1966 and on August 18, 1966. 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 rezoning and special use. A majority of the Land Use Committee has made the following findings with respect to Petition 49-86: A. Site Characteristics: The subject property is an irregularly shaped parcel containing approximately 19, 300 square feet. The property is improved with a four story masonry structure containing approximately 55,200 square feet. The structure occupies the entire area of the lot. -Page 1 - Exhibit A 8. Zoning History: 1927 F-Commercial 1960 F-Industrial 1962 1 -1 1950 I-Industrial 1961 F-Industrial Present 1 -1 C. Surrounding Land Use and Zoning: The areas located to the north, east and south of the subject property are zoned fM-1 Limited 'Manufacturing District. The area to the north is developed with a drive-thru bank facility. The area to the east across south State Street is developed with • offices, a church and a decorating service. The area to the south of the subject property is developed with residences . The area located across the railroad tracks to the west of the subject property is zoned 8-1 , 8-3 and R-4. The area is developed primarily with residential uses. D. Trend of Development: The subject property is located in the central business district (C2D) . 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: South State Street functions as a major arterial north-south road for the near west side of Eloin. South State Street has a design capacity of approximately 20, 000 vehicles per day, and currently carries approximately 13,000 vehicles per day. West Chicago Street functions as a major arterial east-west road for the west central portion of the city. West Chicago Street, east of South State Street on the Chicago Street Bridge, has a design capacity of approximately 18, 500 vehicles per day and currently carries approximately 11 ,415 vehicles per day. Traffic counts and design capacity calculations for West Chicago Street west of South State Street are not available. Due to the location of the subject property, its proximity to the B-2 Central Business District and public parking , the proposed planned unit development is exempted from off-street parking requirements. Uses within a 8-3 zoning classification located within 800 feet of the Central Business District and a public parking facility are not required to provide off-street parking, provided that it is not physically possible to construct a surface parking lot on the premises of the principal use served. However, if the proposed development were subject to the requirements of the off-street parking lot ordinance, 97 off-street parking spaces would be required for the /'t sixty-one (61 ) residential units, and 20 off-street -Page 2- parking spaces (4000/200) would be required for the retail portion of the development. ep. . The traffic b enerated g by the proposed development will be approximately 372 (6. 1 trips per unit x 61 units) vehicle trips per day for the residential portion of the development, and approximately 163 (40.7 trips per 1 ,000 square feet of retail area) vehicle trips per day for the business portion. The traffic generated by the proposed development could increase traffic on South State Street from 13,000 to 13,535 vehicles per day. Sources: City of Elgin, Engineering Division. Desion Manual , 1984 Edition, State of Illinois. Trip Generation, 3rd Edition, Institute of Traffic Engineers, July 1284. E .M. C. 19.44 II Off-street Parking. F . Sewer and Water: The subject property is served by a ten ( 10) inch water main and a fifteen (15) inch combination sewer. There are no capacity limitations for the proposed development. G. Departures from the Zoning Ordinance: The proposed development is a mixed use project (retail and residential ) possible only as a planned unit development . fore specially, under the standard zonino 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 development is to have a net density of 117 units per acre which is a permissible density for a planned unit, development within a business district . H. Fiscal Impact: A fiscal impact study for the proposed development has not been submitted. 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-45. 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 Kennington Court, it should be noted that a similar number of single family homes could generate approximately two times the population and approximately one-third mile of infrastructure (streets, lighting, water few main, sanitary sewer, storm sewer) to be maintained by the city. Kennington Court will require no additional -Page 3- infrastructure and will provide four thousand (4,000) square feet of commercial space. fiew I . Comprehensive Plan/Downtown Plan: The proposed development 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, and improving the tax base (see Official Comprehensive Plan and the Elgin Central Business District Plan) . J. Suitability of Present Zoning: In view of surrounding land use and zoning, the trend of development in the area , and the policies of the comprehensive plan and the downtown plan, the current M-1 zoning classification is unsuitable , and the subject property should be rezoned to 8-3 Service Business District . K. Planned Unit Development Standards : The proposed planned unit development is in substantial conformance to the planned unit development standards. L . Conditions for Approval : The Land Use Committee is of the opinion that the approval of Petition 49-86 should he subject to the following conditions : 1 . Revisions to the P. U.D. application dated July 2, 1986 and to the petitioner ' s statement dated June 28, 1585. 2. The residential portion of the P.U.D. shall be limited to a maximum of sixty-one (61 ) dwelling units , of which, fifty-one ( 51 ) will be efficiency units and ten (10) will be one bedroom units . The minimum gross floor area for all dwelling units shall not be less than five hundred (500) square feet. There shall not be less than two hundred and fifty ( 250) square feet of gross floor area per person residing in each dwelling unit . 3. A park site cash contribution in the amount of $6, 360. 70 shall be paid prior to the issuance of a building permit. 4. Compliance with all other applicable codes and ordinances . IV. RECOMMENDATION On a motion to recommend approval of Petition 49-86, subject to the conditions for approval , the vote was three ( 3) yes, -Page 4- one (1 ) no, and one ( 1 ) abstention. • Therefore, the Land Use Committee recommends the approval of Petition 49-86. 1 (1./ . ‘WD-Q Roy Abell , Chairma Land e Committee Planning and Land Use Commission s 1 ems• • 1 ld T. Deering, Secre ry L- • Use Committee Planning and Land Use Commission r -Page 5-