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Home My WebLink AboutG10-89 Ordinance No. G10-89 AN ORDINANCE GRANTING A SPECIAL USE FOR A PLANNED UNIT DEVELOPMENT (I 19 West Chicago Street) WHEREAS, written application has been made for a special use for the establish- ment, maintenance and operation of a planned unit development at 119 West Chicago 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 planned unit development at 119 West Chicago r'" Street, Elgin, Illinois, legally described as follows: That part of Lot 9 of Block 22 of the original town of Elgin, as laid out by William C. Kimball and described as follows: Commencing at the northwest corner of said lot; thence easterly along the north line thereof 25 feet and 8 inches; thence southerly 66 feet to the south line of said lot; thence westerly along said south line 26 feet to the southwest corner thereof; thence northerly along west line of said lot 66 feet to the point of beginning, in the City of Elgin, Kane County, Illinois (said property is commonly known as H9 West Chicago Street. be and is hereby granted subject to the following conditions: I. Substantial conformance to the P.U.D. Floor Plan, dated November 18, 1988. 2. Second floor occupancy shall be limited to a minimum 350 square feet of gross floor area per person residing in each dwelling unit. 3. Payment of a park site cash contribution in the amount of $270.42. 4. All nonconforming signs shall be removed prior to the issuance of an occupancy permit. 5. Compliance with all other applicable codes and ordinances. 4 • Section 3. That this ordinance shall be in full force and effect from and after its passage in the manner provided by law. S/ George VanDPVonrrip George VanDeVoorde, Mayor Presented: February 22, 1989 Passed: February 22 , 1989 Vote: Yeas 6 Nays 1 Recorded: Published: Attest: / Marie Yearman Marie Yearman, City Clerk eft January 17 , 1989 • FINDINGS OF FACT LAND USE COMMITTEE PLANNING AND LAND USE COMMISSION CITY OF ELGIN I . SUBJECT Consideration of Petition 2- 89 Requesting a B- 3 Service Business District Special Use for a Planned Unit Development , property located at 119 West Chicago Street , by Paul Berman , as Applicant and Owner . II . cONSIDERATI01S A petition has been filed by Paul Berman requesting a B- 3 special use for a planned unit development . The subject property is located at 119 West Chicago Street . The proposed planned unit development features commercial space un the first floor and two ( 2) residential units on the second floor . 111 . FINDINGS_ Titer due notice , as required by law , the Land Use Committee held a public hearing on the proposed special use un January 3 , 1989 . The petitioner testified at the nearing and presented documentary evidence . No objector:; arpeared at the hearing and no written objection to the petition has been filed . 'th: Land 1J1J(. Committee has made the following findings with respect to Petition 2- 89 : A . Sale Characteristics : The subject property is approximately 1 , 732 square feet . The property is improved with a two story masonry structure . 3 . Sewer and Water : The subject property is served by a twelve . 12 ) inch watermain and a twenty- four ( 24 ) inch sanitary sewer . There is adequate capacity in both the sewer ano water lines to accommodate the proposed planned unit development . C . iraliit and Parking : The subject property i :, located at the :southeast corner of South State Street and West Chicago Street . South State Street is designated as a major north- south arterial street serving the west side of the city . South State Street has a design capacity /�► - Page 1 - 4� Exhibit A of approximately 14 ,000 vehicles per day . The current traffic volume on South State Street (south of the State/Chicago intersection ) is 13 ,025 vehicles per day ( 1985 traffic count ) . frk Chicago Street is designated as a major east-west arterial serving the central portion of the city. Chicago Street has a design capacity of approximately 12 ,000 vehicles per day. Current traffic volume on Chicago Street (east of the Chicago/State intersection) is 11 ,415 vehicles per day ( 1985 traffic count) . Projected traffic generated by the commercial portion of the planned unit development ranges from 31 vehicles per day for a general office use to 71 vehicles per day for a speciality retail use . Projected traffic generated by the residential portion of the planned unit development is 12 vehicles per day. Required parking for the commercial portion of the planned unit development ranges from 7 parking spaces for an office use to 9 parking spaces for general retail uses . Require'a parking for the residential portion of the planned unit development is four 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 a public parking facility. The subject property meets both criteria for this parking exemption . Sources : City of Elgin , Engineering Division . Design Manual , State of Illinois , 1914 Edition . Trip Generation , ITE , Third Edition . E . M . C . 19 . 44 Uff - streE:t Parking . D . Zoning History : 1 - Comm . 19E-,0 F- Irid . 1962 13- 3 19`.0 F- 2nd . 1961 F- Ind . Present B- 3 E . 'zoning tatuE: : The subject property is a lawful conforming commercial structure . F . Surrounding Land Use and Zoning : The area located to tha eatLt of the subject property is zoned B - 3 . The area rs developed with a beauty school and a METkIi commuter station . The area located to the south of the subject property is zoned 13- 3 . The area is developed with a detective - Page 2- • agency and a contractor ' s establishment . Farther south , the area is zoned M- 1 and developed with the METRA commuter station parking lot . The area located to the west of the subject property is zoned M- 1 . The area is developed with a drive- in bank . The area located to the north of the subject property is zoned B- 3 . The area is developed with a tavern , a bus depot and various other commercial uses . C . Trend of Development : The subject property is located within the Central Business District . The CBD has developed with a wide range of activities including community facilities , service and retail uses , warehousing , manufacturing , and residences . H . Comprehensive Plan/Central Business District Plan : Both the Comprehensive Plan and the Central Business District Plan encourage the adaptive reuse of existing structures , infili projects utilizing existing infrastructure , and the general revitalization of developed areas . Subject to design criteria limiting density , the Central Business District Plan recommends the establishment of residential uses above the ground floor of existing commercial buildings for the purpose of inLreasing activity in the downtown area , maximizing the utilization of existing buildings , and improving the tax base . I . Departure:: from Zoning Ordinance : The proposed mixed use development (business and residential ) is possible only as a planned unit development . Specifically , under tho_ standard zoning requirements , residences are not allowed as a permitted use in business districts . 3 . Planned Unit Development Standards : The proposed : . l . residential planned unit development is in substantial conformance with the planned unit development standards . K . Condition:: for Approval : The Land Use Committee is of the opinion that approval of Petition 2- 89 should be L :tj ect to the following conditions : 1 . :;u:,L.t n _ ial conformance to the P. U . U . Floor Plan , dated November 18 , 1988 . second floor occupancy :Alai ] be limited to a minimum _ -•v feel of gross floor area per person residing in each dwelling unit . - Page 3 elk R 3 . Payment of a park site cash contribution in the amount of $ 270 . 42 shall be made prior to the • adoption of the ordinance granting the special use . 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 On a motion to recommend approval of Petition 2- 89 , subject to the conditions for approval , the vote was six ( 6 ) yes and zero ( U ) no . Therefore , the Land Use Committee recommends approval of Petition 2 - 89 . 1C-4444A-4 Robert W. Siljestr 'm , Chairman) ca Land Use Committee Planning and Land Use Commission Thomas J . Ar strong , Secret:ar, g Land Use Committee eftPlanning and Land U:,:e Commission - Page 4