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Home My WebLink AboutG74-95 r Ordinance No. G74-95 AN ORDINANCE GRANTING A CONDITIONAL USE FOR A PLANNED DEVELOPMENT AT 32-52 SOUTH GROVE AVENUE WHEREAS, written application has been made for a CC1 Center City District Conditional Use for a Planned Development at 32-52 South Grove Avenue; and WHEREAS, the Zoning and Subdivision Hearing Board 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 Zoning and Subdivision Hearing Board. 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 Zoning and Subdivision Hearing Board, a copy of which is attached hereto eP- and made a part hereof by reference as Exhibit A. Section 2 . That a conditional use for a planned development located at 32-52 South Grove Avenue and legally described as follows : PARCEL ONE: THAT PART OF LOTS "A" , "B" , "C" , "D" , "E" AND "F" LYING EASTERLY OF THE EASTERLY LINE OF RIVERSIDE AVENUE IN HARVEY AND AMICK' S SUBDIVISION OF LOT 6 AND 7 IN BLOCK 21 OF JAMES T. GIFFORD' S PLAT OF ELGIN, ACCORDING TO THE PLAT OF SAID HARVEY AND AMICK' S SUBDIVISION RECORDED APRIL 17 , 1866 , IN BOOK 2 OF MAPS, PAGE 139-1/2 , AND PARCEL TWO: THAT PART OF THE NORTHERLY 22 FEET OF LOT 8 LYING EASTERLY OF THE EASTERLY LINE OF RIVERSIDE AVENUE, IN BLOCK 21 OF THE ORIGINAL TOWN OF ELGIN, AS LAID OUT BY JAMES T. GIFFORD, ALL IN THE CITY OF ELGIN, KANE COUNTY, ILLINOIS. be and is hereby granted subject to the following conditions : 1 . That the conditional use for a planned development shall be limited to the following uses : offices, advertising, mailing, reproduction, commercial art, photography, stenographic services, erm- management and public relations services, light assembly, and the manufacturing of electrical, mechanical cutout, or plate signs and advertising displays, including neon signs and advertising r l specialties, in addition to the permitted uses and conditional uses in the Center City 1 Business District. 2 . That the sign manufacturing shall not exceed 35% of the total gross floor area of the building in which the conditional use for a planned development is located. 3 . Compliance with all other applicable codes and ordinances . Section 3 . That the conditional use for a planned development 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 immediately after its passage in the manner provided by law. K// 'Kevin Kelly, Mayor rft. Presented: October 11, 1995 Passed: October 11, 1995 Vote: Yeas 6 Nays 1 Recorded: October 12, 1995 Published: Attest: ALILev Do onna Mecum, City Clerk September 20, 1995 FINDINGS OF FACT ZONING AND SUBDIVISION HEARING BOARD CITY OF ELGIN I. SUBJECT Petition 50-95 Requesting a Conditional Use for a Planned Development in the CC1 Center City Business District; Property Located at 32-52 South Grove Avenue; by the City of Elgin, as Applicant and Owner. II. CONSIDERATIONS A petition has been filed by the City of Elgin requesting a conditional use for a planned development in the CC1 business district. The city desires to customize a permitted use list for the subject property (former Spiess building) by adding a component land use, Signs and Advertising Specialties (3993) , eft. while maintaining the underlying zoning. III. FINDINGS After due notice, as required by law, the Zoning and Subdivision Hearing Board held a public hearing on Petition 50-95 on September 20, 1995. The petitioner testified at the public hearing. Objectors to the petition testified at the public hearing and written correspondence in objection to the petition has been submitted. A Petition Review, dated September 13, 1995, was submitted by the Planning Department, which neither recommended approval nor denial of Petition 50-95. This Petition Review, along with the exhibits attached thereto, and the written transcription of the proceedings of the public hearing, are attached hereto and made a part hereof. The Zoning and Subdivision Hearing Board has made the following findings with respect to Petition 50-95: tek Exhibit A Page 1 FOF50.95/PZTEXT/3000DV.SV/3200PD.PC/3220CN.US/322000N.95/PET50.95 A. Site Characteristics The subject property is developed with a multi-level building (the former Spiess building) containing approximately 120,000 square feet of floor area. The Childrens Discovery Museum is located on the third floor of the building and the city uses the basement of the building for storage and office space on the first floor. The remainder of the building is vacant. B. Sewer and Water The existing building is served with municipal sewer and water service. C. Traffic and Parking The subject property is located on South Grove Avenue. Grove Avenue provides access to adjoining businesses and facilitates traffic movement through the downtown area. Riverside Drive is located along the westside (rear) of the subject property and provides access to adjoining businesses, loading areas and to municipal parking lots. Uses located within the CC1 district are not required to provide off-street parking. Two municipal parking lots pcontaining approximately 265 spaces are located adjacent to the subject property. Approximately 100 spaces are non-reserved and available for use by the general public. Approximately 20 spaces are reserved (by permit only) and the remaining are three to four hour monitored parking spaces . Additionally, there is a designated loading area adjacent to the subject property along Riverside Drive. Truck traffic enters at the south end of Riverside Drive and exits at the north end of Riverside Drive. Truck traffic on the outer drive is prohibited. D. Zoning History 1928 "F" Business District 1950 "E" Business District 1960 "E" Business District 1961 "E" Business District 1962 B-2 Business District 1992 B-2 Business District Present CC1 Center City Business District Page 2 FOF50.95/PZTEXT/3000DV.SV/3200PD.PC/3220CN.US/3220O0N.95/PET50.95 E. Zoning Status The proposed occupancy of the building with business service uses is permitted within the CC1 district. Introduction of light assembly and manufacturing would required a conditional use for a planned development. F. Surrounding Land Use and Zoning The areas located to the north, south, and east of the subject property are zoned CC1 district. These areas are developed with retail and commercial service uses. The area located to the west of the subject property is zoned CC1 district and CF district. The area is developed with public parking and the Fox River. G. Trend of Development The subject property is located at the north end of the commercial core of Elgin's center city. The trend is for the continued occupancy of buildings within this core district with retail and commercial service uses. H. Comprehensive Plan/Center City Business District Plan The subject property is located in an area designated "downtown commercial" in the Comprehensive Plan. The property is located in an area designated as the "commercial core district" in the Center City Master Plan. The planning principles and recommendations for the commercial core district include the development of an urban esplanade park along Riverside Drive, encouraging facade improvements to the rear of buildings along the esplanade, and the enhancement of the west edge of the river to improve views from the core. IV. RECOMMENDATIONS On a motion to recommend approval of Petition 50-95 , subject to the following conditions: 1. That the conditional use for a planned development shall be limited to: offices, advertising, mailing, reproduction, commercial art, photography, stenographic services, management and public relations services, light assembly, and the manufacturing of electrical, mechanical cutout, or plate signs and advertising displays, including neon signs and advertising specialties, in addition to the permitted uses and conditional uses in the Center City 1 District. rft- Page 3 FOF50.95/PZTEXT/3000DV.SV/3200PD.PC/3220CN.US/322000N.95/PET50.95 2 . That the sign manufacturing shall not exceed 35% of the total gross floor area of the building -in which the . 00.1., conditional use for a planned development is located. 3. Compliance with all other applicable codes and ordinances. the vote was five (5) yes and two (2) no. Therefore, the motion to recommend approval -of Petition 50-95 was adopted. . .1 ,) I 1 _ • . Ra ,ph iberi, Chairm � ' . • a • S •• • n visio •earing Board 1; R• • K. Dish Strom, Secretary Z.• • . and Subdivision Hearing Board r top.. Page 4 F0F50.95/PZTEXT/3000DV.SV/3200PD.PC/3220CN.US/3220O0N.95/PET50.95