The URL can be used to link to this page

Home My WebLink AboutG80-91 Ordinance No. G80-91 AN ORDINANCE GRANTING A SPECIAL USE FOR A PLANNED UNIT DEVELOPMENT ( 1170-1180 Dundee Avenue) WHEREAS, written application has been made for a special use for the establishment, maintenance and operation of a planned unit development at 1170-1180 Dundee Avenue; 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 1 . 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. r Section 2 . That a special use for a planned unit development at 1170-1180 Dundee Avenue, Elgin, Illinois, legally described as follows: Parcel 1 : Lots 1 and 2 in Block 1 of Riverside Park Addition to Elgin, in the City of Elgin, Kane County, Illinois . Parcel 2 : Lot 3 and Lot 4 (except the southerly 36 .46 feet as measured along the West line) in Block 1 of Riverside Addition to Elgin, in the City of Elgin, Kane County, Illinois . be and is hereby granted subject to the following conditions : 1 . Conformance with the site plan prepared by Alan J. Coulson, P.C. dated July 24 , 1991 and revised September 4 , 1991, October 11, 1991 and October 30, 1991. 2 . Compliance with all other applicable codes and ordinances . 1 elm Section 3. That the special use granted herein shall expire if not established within one year from the date of passage of this ordinance. Section 4 . That this ordinance shall be in full force and effect after its passage in th= . ner •rovi' =,.' by law. . � / // Robert Gilliam, �ayor Pro Tem Presented: December 18, 1991 Passed: December 18, 1991 Omnibus Vote: Yeas 6 Nays 0 Recorded: Published: Attest: W4D1(„ ( nifl' F4" Do onna Mecum, City Clerk rib rib- November 4, 1991 FINDINGS OF FACT LAND USE COMMITTEE PLANNING AND LAND USE COMMISSION CITY OF ELGIN I. SUBJECT Consideration of Petition 60-91 Requesting a B-3 Service Business District Special Use for a Planned Unit Development, Property Located at 1170 - 1180 Dundee Avenue by David E. Garrison, as Applicant and Trust No 1432, Elgin National Bank, as Owner. II. CONSIDERATIONS A petition has been filed by David E. Garrison and Karen Franz requesting special use approval for a B-3 Service Business District Planned Unit Development. The subject property is located at 1170-1180 Dundee Avenue. The petitioners desire to bring the existing mixed residential and commercial development into conformance with the Elgin Municipal Code in the form of a planned unit development. Accordingly, P.U.D. approval is required in order to bring the subject property into compliance with the requirements of the Elgin Municipal Code. III. FINDINGS After due notice, as required by law, the Land Use Committee conducted a public hearing on Petition 60-91 on October 21, 1991 . The petitioner testified at the public hearing and presented documentary evidence. Two proponents presented testimony in support of Petition 60-91 . Written objection has been filed. The Land Use Committee has made the following findings in respect to Petition 60-91: A. Site Characteristics: The subject property is irregularly shaped and contains approximately 61,081 square feet of lot area. The property is improved with a commercial/residential structure with an accessory storage yard and off-street parking. B. Sewer and Water: The subject property is served by a few 12 inch watermain and an eight inch sanitary sewer. Stormwater drains into a 24 inch storm sewer. -Page 1 - . y , C. Traffic and Parking: Dundee Avenue functions as a north/south arterial street serving the east side of the city. Dundee Avenue carries approximately 25,000 vehicles per day (1990 count) . Multiple family dwellings generate approximately six (6.1) weekday vehicle trips per dwelling unit. The seven unit apartment building can be expected to generate approximately 43 weekday vehicle trips. Wholesale businesses generate approximately six and three-quarter (6.73) weekday vehicle trips per 1,000 square feet of gross floor area. The 15,128 square foot wholesale distribution business can be expected to generate 102 weekday vehicle trips. The off-street parking requirement for the seven unit apartment building is 14 spaces. The off-street parking requirement for the combined office/warehouse use is 10 spaces. Accordingly, the off-street parking requirement for the commercial/residential development is 24 spaces. Twenty-three parking spaces plus one handicapped space are located on the P.U.D. site plan. Five of the spaces are located in front of the commercial rft. structure. Exhibit E depicts staff recommendations for the parking located in front of the commercial structure. Sources: Elgin Transportation Study, 1990. Trip Generation Manual, ITE, Third Edition. E.M.C. 19.44 Off-street Parking. D. Zoning History: 1927 E-Comm. 1960 D-Comm. 1962 B-3 1950 A-Res. 1961 D-Comm. Present B-3 E. Zoning Status: The subject property is improved with a lawful nonconforming commercial/residential development. F. Surrounding Land Use and Zoning: The areas located to the north and west of the subject property are zoned R-2. These areas are developed with an elementary school and single family residences. The area located to the northeast of the subject property is zoned B-1 . The area is developed with various retail business and commercial service uses. -Page 2 - p The areas located to the south and east of the subject property are zoned B-3. These areas are developed with various retail business and commercial uses. G. Trend of Development: The land uses located along Dundee Avenue are characteristic of a "commercial strip" pattern of development. The Dundee Avenue commercial strip developed prior to the adoption of contemporary standards regulating land use, building setbacks and screening, the design of off-street parking lots, and community graphics. H. Comprehensive Plan: The subject property is located within a "transportation corridor" . This land use category recognizes the existing Dundee Avenue commercial strip and the factors which caused its development. The "urban design" and "land use" component of the Comprehensive Plan contain objectives and policies which address the need to improve the appearance of the city' s entryways. I. Departures from the Zoning Ordinance: The following list summarizes the required departures from the zoning ordinance: 1. Permit the setback along the north line to be te. reduced from 20 feet to 1.56 feet. 2. Permit the setback from the south property line to be reduced from five feet to 2.66 feet. 3. Permit the required number of parking spaces (24) to be reduced to 23 plus one handicapped spaces. 4 . Permit the storage of inventory in the building on the property in connection with the operation of the wholesale business. 5. Permit that portion of Lot 2 which is currently enclosed within a fence on the north and east, and the existing building on the west and south, to be used as an outside storage facility, and the existing fencing and off-site dense landscaping along the north property line adjacent to the existing fence to constitute the required screening along said north property line adjacent to said outside storage facility. 6. Accept the existing trees and foliage along the north property line as satisfying the requirement of screening of the existing parking lot along the north line. -Page 3 - 7. Permit the second floor of the building to be used for residential purposes to the extent of the seven existing apartments located therein. 8. Accept the landscape plan attached hereto as the required landscaping for the property. J. Planned Unit Development Standards: A majority of the Land Use Committee is of the opinion that the proposed planned unit development is in substantial conformance with the planned unit development standards. K. Conditions for Approval: The Land Use Committee is of the opinion that approval of Petition 60-91 should be subject to the following conditions: 1. Revisions to the P.U.D. site plan per the Planning Department (see Exhibit E) . 2. Compliance with all other applicable codes and ordinances. IV. RECOMMENDATION On a motion to recommend approval of Petition 60-91, subject to the conditions for approval, the vote was four yes and one no. Therefore, the motion to recommend approval of Petition 60-91 was adopted. Robert W. Silje rom, ChairffiAh Land Use Committee Planning and Land Use Commission Thomas J. :sue strong, Secre L1 Land Use Committee Planning and Land Use Commission -Page 4 - • G.-Cwc �°+hA- • �._ i E I. 1 I ;�,i' Af-.1� IQ6�ilWJIII �Yitt:1� i a , . -" 1 . i • �e t=s p tvaac. //// IN eV • ,iatet • S, Q,t.� �,'WA loo . - ; ' b, :=z tir�u °a" CuQrs uwe�.. 0.dus ipo • f ► � q ' per hA�IA� `_ B®fit Earn.• 4 4 15.01 tN 7-LV ON' • ; 0049 ® fo''� «i iii ji • A i Zi Z� � .-\ 0- bf •H ed Pp m A