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Home My WebLink AboutG6-15 Ordinance No. G6-15 AN ORDINANCE AMENDING TITLE 17 "DEVELOPMENT IMPACT FEES", TITLE 18 "SUBDIVISIONS", TITLE 19 "ZONING ORDINANCE", TITLE 20 "HISTORIC PRESERVATION"AND TITLE 22 "SANITARY SEWER REIMBURSEMENT" OF THE ELGIN MUNICIPAL CODE, 1976, AS AMENDED WHEREAS, the development administrator for the City of Elgin filed a written application for an amendment to the text of Title 19 of the Elgin Municipal Code, 1976, as amended, entitled"Zoning Ordinance"to correct various minor issues; and WHEREAS, that application for text amendment was assigned Petition No. 01-15; and WHEREAS, the Planning and Zoning Commission of the City of Elgin held a public hearing on February 2, 2015 and considered Petition No. 01-15; and WHEREAS, the Community Development Department of the City of Elgin and the Planning and Zoning Commission have submitted their Findings of Fact regarding Petition No. 01-15; and WHEREAS, the Community Development Department and the Planning and Zoning Commission recommended approval of Petition No. 01-15; and WHEREAS, the City Council of the City of Elgin, Illinois, has reviewed the findings and recommendations of the Community Development Department and the Planning and Zoning Commission; and WHEREAS, other titles of the Elgin Municipal Code, 1976, as amended, including but not limited to Title 17 "Development Impact Fees," Title 18 "Subdivisions," Title 20 "Historic Preservation," and Title 22 "Sanitary Sewer Reimbursement," require similar amendments only to correct similar minor issues as those identified by the development administrator within Title 19 "Zoning Ordinance;" and WHEREAS, the City of Elgin is a home rule unit and as a home rule unit may exercise any power and perform any function pertaining to its government and affairs; and WHEREAS, development impact fees, subdivisions, zoning, historic preservation, and sanitary sewer reimbursement, including but not limited to this ordinance amending the associated text of the Elgin Municipal Code, 1976, as amended, pertain to the government and affairs of the city. 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, dated February 2, 2015, and the recommendations made by the Community Development Department and the Planning and Zoning Commission, a copy of which is attached hereto and made a part hereof by reference as Exhibit A. Section 2. That Section 17.03.010 A. of the Elgin Municipal Code, 1976, as amended, entitled "General Procedures for Development Impact Fees; Calculation of Development Impact Fees" be and is hereby further amended to read as follows: "A. Calculation of Impact Fees: Development impact fees established pursuant to this Title shall be calculated by the community development department." Section 3. That Section 18.16.030 H. of the Elgin Municipal Code, 1976, as amended, entitled "Subdivision or Planned Unit Development Design Features; H." be and is hereby further amended to read as follows: "H. Impact assessments as may be required by the community development department in order to adequately evaluate the effect of the proposed development on the environment and existing community facilities and surrounding land uses, existing and proposed. A wetlands assessment report shall be required. A traffic impact analysis may be required by the engineering division of the department of public works and shall contain components as described in the institute of traffic engineers publication, transportation and land development;" Section 4. That Section 18.24.030 of the Elgin Municipal Code, 1976, as amended, entitled"Pathways"be and is hereby further amended to read as follows: "Pedestrian pathways shall have a right of way width of at least ten feet (10') and a paved surface of at least six feet (6') with appropriate landscaping and screening alongside boundary lines as determined by the community development department." Section 5. That Section 19.07.600 A. of the Elgin Municipal Code, 1976, as amended, entitled "Official Zoning District Map; Incorporation" be and is hereby further amended to read as follows: "A. Incorporation: The location and boundaries of the zoning districts established by this Chapter are set forth in the Official Zoning District Map, dated August 2, 1992, as may be amended from time to time, which is incorporated herein and hereby made a part of this Chapter and Title. The Map shall be published as provided by law as a part of this Title, as though fully set forth and described herein. The map shall be filed with the office of the City Clerk and certified copies shall be made available for public purchase and inspection in the community development department during standard business hours." Section 6. That Section 19.12.600 D. of the Elgin Municipal Code, 1976, as amended, entitled "Obstructions in Yards; Street Yards" be and is hereby further amended to add new subsections D. 15 and D. 16 as follows and renumber the subsequent subsections accordingly: - 2 - "15. Parking Facilities: Equipment for the storage of shopping carts when such equipment is "accessory" [SR] to a "principal use" [SR], subject to the provision for land use of the zoning district in which it is located. 16. Parking Facilities: Equipment for the charging of electric vehicles when such equipment is located in conjunction with a lawfully established "parking garage" [SR], "parking lot" [SR], or"parking structure" [SR]." Section 7. That Section 19.15.520 J. of the Elgin Municipal Code, 1976, as amended, entitled "Land Use; Retail Trade Division" be and is hereby further amended to read as follows: "J. Retail trade division: Automotive dealers, not elsewhere classified (5599). Boat dealers (5551). Firearm sales (5941). Mobile home dealers (52). Motor vehicle dealers (new and used), except when located on a zoning lot [SR] either containing four (4) or more acres or fronting on Route 19/East Chicago Street between Willard Avenue on the west and Shales Parkway on the east(5511). Motor vehicle dealers (used only), except when located on a zoning lot [SR] either containing four (4) or more acres or fronting on Route 19/East Chicago Street between Willard Avenue on the west and Shales Parkway on the east (5521)." Section 8. That Section 19.47.090 of the Elgin Municipal Code, 1976, as amended, entitled "Required Number of Loading Berths" be and is hereby further amended to read as follows: "The required number of off-street loading berths shall be provided for all land uses as listed in Section 19.47.100 of this Chapter prior to the issuance of an occupancy permit, except those land uses located within the CC 1 center city district and CC2 center city district shall not be required to provide off-street loading berths. Where there is more than one use as listed in the table located on any land or within any building, the required number of off-street loading berths shall be provided for each use." Section 9. That Section 19.55.040 A. of the Elgin Municipal Code, 1976, as amended, entitled "Required Documents; Application Form" be and is hereby further amended to read as follows: "A. Application Form: Applications shall be made on forms provided by the community development department." - 3 - Section 10. That Section 19.55.060 of the Elgin Municipal Code, 1976, as amended, entitled "Procedures" be and is hereby further amended to read as follows: "A. Development Administrator: The applicant shall submit one copy of the required documents with the required fees to the development administrator. The development administrator shall review the application, publish notice of the public hearing date as provided by statute, and forward the application, and the written findings and recommendations of the community development department to the planning and zoning commission. B. Planning and Zoning Commission: The planning and zoning commission shall hold a public hearing pertaining to the application of which there shall be taken an accurate verbatim account in transcript form. The development administrator shall forward the application, the written findings and recommendations of the community development department, the written findings and recommendations of the planning and zoning commission, and the transcript of the public hearing to the city council. C. City Council: The city council may pass an ordinance amending the text of this title or amending the districts of the official zoning map established by this title, as is appropriate. If city council does not approve the application as described within this subsection C of Chapter 19.55.060 within twelve (12) months of the close of the public hearing, the application shall be considered denied." Section 11. That Section 19.60.080 of the Elgin Municipal Code, 1976, as amended, entitled "Site Design Regulations" be and is hereby further amended to read as follows: "The site design regulations for planned developments are established as minimum requirements. The city council may require additional conditions, restrictions, maximums, or minimums on the impact, location, design, construction, and operation of a planned development, exceeding such minimum requirements, as may be necessary to promote the purpose and intent of this title and chapter. The city council may also upon consideration of the standards as set forth in this chapter approve departures from the site design regulations provided for in this section and the other standards, regulations, requirements and procedures of this title and chapter as may be deemed necessary to promote the purpose and intent of this title and chapter. Subject to the foregoing, the site design regulations for a planned development district shall be the site design regulations provided for in the most similar zoning district which is not a planned development district (e.g., a PSFR2 planned single-family residence district shall have the site design regulations as provided for in the SFR2 single-family residence district)." Section 12. That Section 19.60.150 of the Elgin Municipal Code, 1976, as amended, entitled "Concept Plan Requirements" be and is hereby deleted in its entirety. Section 13. That Section 19.60.160 A. of the Elgin Municipal Code, 1976, as amended, entitled "Development Plan Requirements; Application Forms" be and is hereby further amended to read as follows: "A. Application Forms: Applications shall be made on forms provided by the community - 4 - development department." Section 14. That Section 19.60.180 of the Elgin Municipal Code, 1976, as amended, entitled "Procedures" be and is hereby further amended to read as follows: "A. Development Administrator: The applicant shall submit one (1) copy of the required documents and plans for a development plan with the required fees to the development administrator. The development administrator shall review the application, publish notice of the public hearing date as provided by statute, and forward the application, and the written findings and recommendations of the community development department to the planning and zoning commission. B. Planning And Zoning Commission: The planning and zoning commission shall hold a public hearing pertaining to the application of which there shall be taken an accurate verbatim account in transcript form. The development administrator shall forward the application, the written findings and recommendations of the community development department, the written findings and recommendations of the planning and zoning commission, and the transcript of the public hearing to the city council. The applicant shall submit additional copies of the development plan as required by the development administrator. C. City Council: The city council may pass an ordinance amending the official zoning map classifying the property described in the application within a planned zoning district, or the city council may pass an ordinance granting a conditional use for a planned development, as is appropriate. If city council does not approve the application as described within this subsection C of Chapter 19.60.180 within twelve (12) months of the close of the public hearing, the application shall be considered denied." Section 15. That Section 19.65.040 A. of the Elgin Municipal Code, 1976, as amended, entitled "Required Documents; Application Form" be and is hereby further amended to read as follows: "A. Application Form: Applications shall be made on forms provided by the community development department." Section 16. That Section 19.65.060 of the Elgin Municipal Code, 1976, as amended, entitled "Procedures " be and is hereby further amended to read as follows: "A. Development Administrator: The applicant shall submit one (1) copy of the required documents with the required fees to the development administrator. The development administrator shall review the application, publish notice of the public hearing date as provided by statute, and forward the application, and the written findings and recommendations of the community development department to the planning and zoning commission. B. Planning And Zoning Commission: The planning and zoning commission shall hold a public hearing pertaining to the application of which there shall be taken an accurate verbatim account in transcript form. The development administrator shall forward the application, the - 5 - written findings and recommendations of the community development department, the written findings and recommendations of the planning and zoning commission, and the transcript of the public hearing to the city council. The applicant shall submit additional copies of the required documents as required by the development administrator. C. City Council: The city council may pass an ordinance granting a conditional use. If city council does not approve the application as described within this subsection C of Chapter 19.65.060 within twelve (12) months of the close of the public hearing, the application shall be considered denied." Section 17. That Section 19.70.050 A. of the Elgin Municipal Code, 1976, as amended, entitled "Required Documents; Application Form" be and is hereby further amended to read as follows: "Application Form: Applications shall be made on forms provided by the community development department." Section 18. That Section 19.70.070 of the Elgin Municipal Code, 1976, as amended, entitled "Procedures" be and is hereby further amended to read as follows: "A. Development Administrator: The applicant shall submit one (1) copy of the required documents with the required fees to the development administrator. The development administrator shall review the application, publish notice of the public hearing date as provided by statute, and forward the application, and the written findings and recommendations of the community development department to the planning and zoning commission. The applicant shall submit additional copies of the required documents as required by the development administrator. B. Planning And Zoning Commission: The planning and zoning commission shall hold a public hearing pertaining to the application of which there shall be taken an accurate verbatim account in transcript form. The planning and zoning commission may grant the variation. If the planning and zoning commission does not approve the application as described within this subsection B of Chapter 19.70.070 within twelve (12) months of the close of the public hearing, the application shall be considered denied." Section 19. That Section 19.75.060 of the Elgin Municipal Code, 1976, as amended, entitled "Procedures" be and is hereby further amended to read as follows: "A. Development Administrator: The appellant shall submit one (1) copy of the required documents to the development administrator within forty five (45) days from the date of the requirement, determination, or interpretation by the city engineer or the requirement by the code enforcement officer being appealed. The receipt of a complete application for an appeal shall stay all proceedings in furtherance of the action appealed unless the development administrator determines that the stay poses an imminent peril to life or property. The development administrator may affirm, reverse, or modify a requirement or a determination by the city engineer or by the code enforcement officer. The development administrator shall forward his - 6 - written findings and decision to the appellant within ten (10) working days of the receipt of a complete application. B. Planning and Zoning Commission: The appellant shall submit one (1) copy of the required documents with the required fees to the development administrator within forty five (45) days from the date of the interpretation or determination by the development administrator being appealed. The receipt of a complete application for an appeal shall stay all proceedings in furtherance of the action appealed unless the development administrator determines that the stay poses an imminent peril to life or property. The development administrator shall forward the application, and the written findings and decision of the development administrator to the planning and zoning commission. The planning and zoning commission shall hold a public meeting pertaining to the application. At the public meeting, the planning and zoning commission shall decide the appeal based on the written evidence submitted by the development administrator and the appellant. Additional evidence or testimony shall be given only at the request of the planning and zoning commission. The planning and zoning commission may affirm, reverse, or modify the decision of the development administrator. If the planning and zoning commission does not approve the application as described within this subsection B of Chapter 19.75.060 within twelve (12) months of the date of the public meeting, the application shall be considered denied. C. City Council: The appellant shall submit one (1) copy of the required documents with the required fees to the development administrator within forty five (45) days from the date of the interpretation or determination by the planning and zoning commission being appealed. The receipt of a complete application for an appeal shall stay all proceedings in furtherance of the action appealed unless the development administrator determines that the stay poses an imminent peril to life or property. The development administrator shall forward the application, and the written findings and decision of the development administrator and of the planning and zoning commission to the city council. The city council shall hold a public meeting pertaining to the application. At the public meeting, the city council shall decide the appeal based on the written evidence submitted by the development administrator and the appellant. Additional evidence or testimony shall be given only at the request of the city council. The city council may affirm, reverse, or modify the decision of the planning and zoning commission. The decision of the city council shall be final. If the city council does not approve the application as described within this subsection C of Chapter 19.75.060 within twelve (12) months of the date of the public meeting, the application shall be considered denied." Section 20. That Section 19.82.060 B. of the Elgin Municipal Code, 1976, as amended, entitled "Procedures; B." be and is hereby further amended to read as follows: "B. The applicant shall post a one hundred thirty five dollar ($135.00) cash deposit with the community development department for the return of each required public hearing notification sign. The cash deposit shall be processed for a refund to the applicant on the return of each sign. In the event that the sign is not returned to the community development department within ten (10) days following the conclusion of the hearing for which the sign was posted, the one hundred thirty five dollar ($135.00) cash deposit shall be forfeited and applied to the cost of the replacement of the sign." - 7 - Section 21. That Section 20.08.052 B. of the Elgin Municipal Code, 1976, as amended, entitled "Notification Signs for Public Hearing; B." be and is hereby further amended to read as follows: "B. The applicant shall post a one hundred thirty five dollar ($135.00) cash deposit with the community development department for the return of each required public hearing notification sign. The cash deposit shall be processed for a refund to the applicant on the return of each sign. In the event that the sign is not returned to the community development department within ten (10) days following the conclusion of the hearing for which the sign was posted, the one hundred thirty five dollar ($135.00) cash deposit shall be forfeited and applied to the cost of the replacement of the sign." Section 22. That Section 22.02.050 of the Elgin Municipal Code, 1976, as amended, entitled "Requirement" be and is hereby further amended to read as follows: "No "building permit" as herein defined shall be issued for a nonexempt development unless the applicant therefor has paid the sanitary sewer reimbursement imposed by and calculated pursuant to this title. Prior to or concurrent with issuance of a building permit, approval of a site plan, approval of a final plat of subdivision, or approval of a final plat of a planned development, the community development department shall calculate the interceptor sanitary sewer reimbursement. An amendment to an approved site plan, final plat of subdivision, final plat of planned development, or an annexation agreement shall require compliance with this title to the extent that such amendment results in the calculation of a revised sanitary sewer reimbursement." Section 23. That Section 22.06.010 B. of the Elgin Municipal Code, 1976, as amended, entitled "General Procedures; Calculation Of Interceptor Sanitary Sewer Reimbursement" be and is hereby further amended to read as follows: "B. Calculation Of Interceptor Sanitary Sewer Reimbursements: Interceptor sanitary sewer reimbursements established pursuant to this title shall be calculated by the community development department." Section 24. That Section 22.06.010 D. of the Elgin Municipal Code, 1976, as amended, entitled "General Procedures; Collection Of Private Interceptor Sanitary Sewer Reimbursements" be and is hereby further amended to read as follows: "D. Collection Of Private Interceptor Sanitary Sewer Reimbursements: Private interceptor sanitary sewer reimbursements calculated and due pursuant to this title shall be collected by the owner. The owner of property for which an interceptor sanitary sewer reimbursement ordinance has been approved shall record such ordinance, shall obtain reimbursement data from the community development department, and shall issue a certificate of payment in the form provided by the city upon the payment of reimbursement from the owner of a benefited property." - 8 - Section 25. That Section 19.90.015 of the Elgin Municipal Code, 1976, as amended, entitled "Definitions and Regulations; Residential Occupations, Conditional" be and is hereby further amended to read as follows: "RESIDENTIAL OCCUPATIONS, CONDITIONAL: A "business" [SR] which is "accessory" [SR] to a "dwelling unit" [SR]. Conditional residential occupations shall be subject to the provisions of chapter 19.65 of this title. The planning and zoning commission may recommend and the city council may require such conditions and restrictions on the impact, location, design, construction, and operation of the conditional residential occupation as may be deemed necessary to promote the purpose and intent of this title. Conditional residential occupations shall be subject to the following supplementary regulations: A. Operation; Generally: The operation of a conditional residential occupation shall be limited to the persons residing in the dwelling unit plus one additional employee or subcontractor, working on the premises, who is not a resident. B. Use Of Land And Structures: All conditional residential occupations shall be conducted wholly within an "enclosed building" [SR]. Conditional residential occupations may utilize specialized processes and equipment in the performance of the residential occupation, which require building, HVAC, plumbing, or electrical installations which are not customarily found within a dwelling unit. However, no conditional residential occupation shall utilize any process or equipment with any potential for a life/safety hazard, as may be determined by the code official. The floor area of the conditional residential occupation within the principal building shall be limited to thirty percent (30%) of the "residential floor area" [SR]. Residential occupations which exceed ten percent (10%) of the "fire area" shall be subject to the provisions for "accessory areas" of title 16 of this code, as may be amended. No merchandise shall be stored on the premises, except such that can be produced on the premises. Other merchandise may be kept on the premises temporarily while waiting to be distributed to the consumer. No merchandise, goods, supplies, equipment, or materials shall be displayed or stored outdoors. C. Prohibited Alterations: No alterations, exterior or interior of structures, temporary or permanent, that change the essential residential character of the land or structures of a "zoning lot" [SR] with a conditional residential occupation shall be allowed, including, but not limited to, additional entrances and exits, additional bathrooms, accessible doorways and ramps, etc. No signs other than those allowed in residence districts and in residence conservation districts by chapter 19.50 of this title shall be allowed on a zoning lot with a conditional residential occupation. D. Traffic And Parking: No merchandise, goods, supplies, or materials associated with a conditional residential occupation shall be received or delivered on a zoning lot with a - 9 - conditional residential occupation unless conducted entirely by U.S. postal service, similar parcel delivery service, or private passenger motor vehicle. No dwelling unit with a conditional residential occupation shall generate more demand for off street parking than exists on the zoning lot or in excess of the number of off street parking stalls that may be assigned to a dwelling unit. No more than ten (10) persons shall be allowed to visit the premises of a dwelling unit with a conditional residential occupation for the purpose of conducting business each day. Such visitations shall be limited to Monday through Saturday from the hours of eight o'clock (8:00) A.M. to six o'clock (6:00) P.M., and Sunday from the hours of twelve o'clock(12:00)noon to five o'clock(5:00) P.M. E. Public Nuisance: No conditional residential occupation shall be operated in such a manner as to cause a public nuisance including, but not limited to, interference with broadcast radio and television reception; offensive noise, vibration, smoke, dust, heat, glare, or odor; excessive pedestrian or vehicular traffic; or aesthetic problems. F. Prohibited Conditional Residential Occupations: No conditional residential occupation shall involve the detailing, servicing, or repairing of motor vehicles. No conditional residential occupation shall involve the grooming, treatment, boarding, or propagation of animals, poultry, or livestock. No conditional residential occupation shall involve the handling or preparation of food, except as may be allowed by the cottage food operation provisions of the state of Illinois food handling regulation enforcement act2. With the exception of certified massage therapists, which shall be regulated as a conditional residential occupation, and with the exception of "home child daycare services" [SR], which are regulated otherwise, no conditional residential occupation shall involve the personal or medical care or treatment of persons. Certified massage therapists are further regulated by title 6 of this code. "Home child daycare services" [SR] are regulated separately from the provisions of this section. G. Certificate Of Occupancy And Compliance: Conditional residential occupations shall obtain a certificate of occupancy and compliance from the code administration department prior to starting the conditional residential occupation." Section 26. That all ordinances or parts of ordinances in conflict with the provisions of this ordinance be and are hereby repealed to the extent of any such conflict. Section 27. That this ordinance shall be in full force and effect upon its passage and publication in the manner provided by law. _i1.4r4 ■.A David J. K. n, ayor - 10 - Presented: March 18, 2015 pF E L G� Passed: March 18, 2015 Vote: Yeas: 9 Nays: 0 q Recorded: March 18, 2015 /4.., q,' Published: March 20, 2015 Attest: 12,.� • Kimberly Dewis, ity Clerk - 11 - State of Illinois) County of Kane) ss City of Elgin ) CERTIFICATE OF CITY CLERK I, Kimberly Dewis, DO HEREBY CERTIFY that I am the duly qualified City Clerk of the City of Elgin, in the Counties of Kane and Cook in the State of Illinois, and that as such City Clerk I am the keeper and custodian of the files and records of said City of Elgin and the seal thereof. I DO FURTHER CERTIFY that the attached is a full, true, and correct copy of: ORDINANCE NO. G2-15 AN ORDINANCE A CONDITIONAL USE FOR PLANNED DEVELOPMENT IN THE CC1 CENTER CITY DISTRICT AND TO PERMIT CERTAIN DEPARTURES FROM THE ELGIN ZONING ORDINANCE (100 E. Chicago Street, Elgin Tower Building Redevelopment) passed by the Elgin City Council at its legally convened meeting held on January 14, 2015. In Witness Whereof, I have hereunto set my hand and affixed the corporate seal of the City of Elgin at the said City in the County and State aforesaid this January 22, 2015. 41•464* City C -rk X11 ;` ` Ordinance No. G2-15 AN ORDINANCE GRANTING A CONDITIONAL USE FOR PLANNED DEVELOPMENT IN THE CC1 CENTER CITY DISTRICT AND TO PERMIT CERTAIN DEPARTURES FROM THE ELGIN ZONING ORDINANCE (100 E. Chicago Street, Elgin Tower Building Redevelopment) WHEREAS, written application has been made for a conditional use for planned development at 100 E. Chicago Street, which lot is legally described herein (the "Subject Property"),to permit certain departures from the Elgin Zoning Ordinance; and WHEREAS, the proposed redevelopment of the Elgin Tower Building on the Subject Property provides for the adaptive reuse of an existing building; and WHEREAS, the Planning and Zoning Commission conducted a public hearing concerning said application on November 3, 2014 and December 1, 2014 following due notice by publication; and WHEREAS, the Community Development and the Planning and Zoning Commission have submitted their Findings of Fact concerning said application; and WHEREAS, the Community Development and the Planning and Zoning Commission recommend approval of said application, subject to the conditions articulated below; and WHEREAS, the City Council of the City of Elgin, Illinois, has reviewed the findings and recommendations of the Community Development Department and the Planning and Zoning Commission; and WHEREAS, the City of Elgin is a home rule unit and as a home rule unit may exercise any power and perform any function pertaining to its government and affairs; and WHEREAS, zoning, including, but not limited to, this ordinance granting a conditional use for planned development in the CC1 Center City District and to permit certain departures from the Elgin Zoning Ordinance, pertain to the government and affairs of the city. 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, dated December 1, 2014, and the recommendations made by the Community Development Department and the Planning and Zoning Commission, a copy of which is attached hereto and made a part hereof by reference as Exhibit A. Section 2. That a conditional use for a planned development for an adaptive reuse as a Dwelling, Apartment [SR] with a maximum of forty-five dwelling units is hereby granted for the property commonly known as 100 E. Chicago Street, commonly identified by Kane County Property Identification Number(PIN) 06-14-283-018, and legally described as follows: PARCEL ONE: That part of Lots 3 and 4 In Block 19 of the Original Town of Elgin on the East side of Fox River, described as follows: Beginning at the Southeast corner of said Lot 4; thence North along the East line of said lot, 60 feet; thence West at right angles to said East line, 66 feet to the West line of said lot; thence Southwesterly at right angles to the Easterly line of River Street to the Westerly line of said Lot 3; thence Southerly Along said Westerly line and along the Westerly line of Lot 4 aforesaid to the South line of said Lot 4; thence East along the South line of said lot, 49.5 feet to the point of beginning, in the City of Elgin, Kane County, Illinois; PARCEL TWO: That part of Lot 3 in Block 19 of the Original Town of Elgin on the East aide of Fox River, described as follows; Beginning at a point on the westerly line of Lot 3 aforesaid, 44 feet Southerly from the Northwest corner thereof; thence Southerly along the Westerly line of said lot, 53 feet and 8 inches to the Northerly line of the lot conveyed to the Home National Bank of Elgin by deed dated June 3, 1890, and recorded June 17, 1890 as document 30468, in. book 266, page 115; thence Easterly at right angles to the Easterly line of River Street, 19 foot 9 inches to the East line of said Lot 3; thence North along said East line to a point therein from which a line drawn at right angles to the Easterly line of River Street would intersect the place of beginning; thence Westerly at right angles to River Street and along said line 60 feet and 2 inches to the point of beginning, in the City of Elgin, Kane County, Illinois; PARCEL THREE: The North 21 feet of the South 81 feet of Lot 4, (measured on the East line of said lot) in Block 19 of the Original Town of Elgin on the East side of Fox River, in Section 14, Township 41 North, Range 8 East of the Third Principal Meridian, in the City of Elgin, Kane County, Illinois; Section 3. That the conditional use for a planned development for the redevelopment of the Subject Property as authorized by this ordinance shall be subject to the following additional conditions: 1. Substantial conformance to the Development Application and associated documents, including but not limited to the Statement of Purpose and Conformance and Exhibits A-G, submitted by Lisa Kortkamp of Capstone Development Group, LLC, dated received October 13, 2014 and supplemented October 22, 2014 and November 19, 2014; and 2. Conformance with applicable codes and ordinances. Section 4. That the conditional use for planned development for the redevelopment of the Subject Property is hereby granted the following departures from the Elgin Zoning Ordinance: 1. The ground floor of the building on the Subject Property may include up to five 2 (5) dwelling units and the principal use of the building shall be a "Dwelling, Apartment" [SR] as defined within Section 19.90.015 "Definitions and Regulations", notwithstanding the provisions of Section 19.35.530 "Land Use" and notwithstanding the definition of "Dwelling, Upper Floor Apartment" [SR] within Section 19.90.015 "Definitions and Regulations". 2. The size of dwelling units within the building on the Subject Property may be less than the minimum square footage provided within Section 19.35.530 O. notwithstanding the provisions of Section 19.35.535 O. "Site Design, Floor Area for Upper Floor Dwellings". 3. The maximum number of dwelling units in the building on the Subject Property shall be forty-five (45) and the number of dwelling units may exceed the result of the residential land area divided by three thousand (3,000) square feet notwithstanding the provisions of Section 19.60.080 A. "Site Design Regulations, Residential Planned Developments". 4. The building on the Subject Property shall not be required to provide an off-street loading berth notwithstanding the provisions of Section 19.47.090 and 19.47.100 "Required Number of Loading Berths" and "Table of Required Loading Berths". 5. The application, review and approval of the conditional use for a planned development authorized by this ordinance providing for the adaptive reuse of the existing building on the Subject Property as a Dwelling, Apartment [SR] with a maximum of forty-five (45) dwelling units is hereby granted further departures from any other conflicting regulations in Section 19.35.535 "Site Design", from any other conflicting regulations in Chapter 19.60 "Planned Developments" and from any such other conflicting provisions in Title 19 of the Elgin Municipal Code, "Zoning". Section 5. In the event of any conflict between this ordinance, which expressly includes those documents detailed within Section 3 and the allowances and departures described or depicted thereon, and the provisions of the Elgin Zoning Ordinance, this ordinance and associated documents shall control and prevail. Section 6. That this ordinance shall be full force and effect upon its passage in the manner provided by law. s/David J. Kaptain David J. Kaptain, Mayor 3 Presented: January 14, 2015 Passed: January 14, 2015 Vote: Yeas: 8 Nays: 0 Abstain: 1 Recorded: January 14, 2015 Published: January 16, 2015 Attest: s/Kimberly Dewis Kimberly Dewis, City Clerk 4 Ordinance No. G63-14 AN ORDINANCE APPROVING AND ADOPTING THE CHICAGO STREET STATION AREA PLANNING STUDY AS AN AMENDMENT TO THE COMPREHENSIVE PLAN AND DESIGN GUIDELINES OF 2005 WHEREAS, the City of Elgin has heretofore adopted the Comprehensive Plan and Design Guidelines of 2005 for the City of Elgin; and WHEREAS, on October 7, 2013, the Planning and Zoning Commission of the City of Elgin conducted a public hearing on the proposed Chicago Street Station Area Planning Study; and WHEREAS, all persons appearing and desiring to be heard concerning said proposed Chicago Street Station Area Planning Study were heard at said public hearing; and WHEREAS, the Planning and Zoning Commission has heretofore submitted its findings and recommendation for the proposed Chicago Street Station Area Planning Study; and WHEREAS, the corporate authorities of the City of Elgin find and determine that it is in the best interest of the City of Elgin to adopt the proposed Chicago Street Station Area Planning Study. NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF ELGIN, ILLINOIS: Section 1. That the Chicago Street Station Area Planning Study, dated October, 2013, a copy of which is attached hereto and made a part hereof by reference, is hereby approved and adopted as an amendment to the Comprehensive Plan and Design Guidelines of 2005. Section 2. That all ordinances or parts of ordinances in conflict with the provisions of this ordinance be and are hereby repealed to the extent of any such conflict. Section 3. That this ordinance shall be in full force and effect from and after its passage in the manner provided by law. David J. Kaptain, Mayor Presented: December 3, 2014 Vote: Yeas Nays: Recorded: Published: Attest: Kimberly A. Dewis, City Clerk ELGIN CHICAGO STREET STATION AREA 0 Prepared by: Land Vision, Inc. --� Intro • ELGIN Table THE CITY IN THE SUBURBS' Table of Contents Chapter 1 - Overview Purpose&Scope 1 Process&Participants 2 Goals&Objectives 3 Chapter 2 - Station Area Plan Introduction 5 Real Estate Market and Economic Development 6 Land Use&Zoning 8 Access&Circulation 9 Wayfinding&Signage 10 Chapter 3 - Sub Area Recommendations Sub Area Overview 13 Sub Area 1 Recommendations 15 Sub Area 2 Recommendations 21 Sub Area 3 Recommendations 27 Sub Area 4 Recommendations 37 Sub Area 5 Recommendations 41 Chapter 4 -Design Guidelines Redevelopment Guidelines:Private Property 48 Redevelopment Guidelines:Public Property 55 Chapter S -Implementation &Funding On-Going Initiatives 61 Implementation Priorities Summary 68 Implementation Priorities 69 Appendix A) Public Outreach 85 B) Other Funding Mechanisms 111 City of Elgin CHICAGO STREET STATION AREA PLAN III -. ,, .. . . . . . .8 . 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IV City of Elgin CHICAGO STREET STATION AREA PLAN III , CHAPTER ,.,... ELGIN 1 THE CITY IN THE SUBURBS' 0vervie w 1 / . 1 y _F ' Through recent history,the City of Elgin has undertaken a creative strategy towards transforming the Chicago Street Metra Station and the surrounding area into a true downtown. As one of Chicago's most important suburbs,the City of Elgin has earned its name as a true`City within the suburbs." The City provides its residents and visitors with access to a multimodal system of transit,an urban downtown unlike many in the outlying suburbs,and an array of riverfront and recreational amenities which help distinguish Elgin above other suburbs undertaking similar planning initiatives. Like recent work completed surrounding the National Street Station,a variety of opportunities are available for a series of improvements surrounding the Chicago Street Station which will help unify the Downtown area,aiding in its ability to reach its maximum potential. Utilizing the information gathered during the Discovery and Diagnostics phase,the Station Area Plan will continue facilitating a discussion regarding Real Estate Market and Economic Development,Land Use and Zoning, Access and Circulation,and Wayfinding and Signage which will result in the mixed-use,pedestrian-oriented environment desired by the City of Elgin and its representatives. City of Elgin CHICAGO STREET STATION AREA PLAN 1 Representatives from the City of Elgin,project steering committee members,community stakeholders,and residents have played an integral part in the development of the Chicago Street Station Area Planning Study. Through a series of outreach initiatives including on-going Steering Committee interaction,one-on-one interviews with City Staff and residents, stakeholder meetings,and public workshops,the City and consultant team have worked to engage,identify,and ensure that issues and concerns,desires and priorities are clearly defined and recognized through the cooperation by each of the parties involved. III h ELGIN THE CITY IN THE SUBURBS 41& , Regional metrao Transportation pace Authority The way to really fly. 0 mai. • • ur • • Iran Systems L.ANDVISION Project Lead Transportation .la■g VLECIDES J SCHROEDER ASSOCIATES , I N C Market Assessment Public Participaton/Survey 2 City of Elgin CHICAGO STREET STATION AREA PLAN - SL The goals associated with the Chicago Street Station Area Planning Study is one of multiple directions which will converge to create a particular environment which will serve ;II as precedent for surrounding communities. Numerous .1 opportunities currently exist throughout the Chicago Street Station Area and in Downtown Elgin as a result of the variety .ii of existing transit options in the area. The Planning Study at • hand will seek to capitalize on the opportunities generated by the existing transit options while recommending development and other improvements which result in a l completely walkable,mixed-use environment with increased ridership for both Pace and Metra services. _ All ill 1- To accomplish this goal,the Plan will: • Outline strategic recommendations for new • development and redevelopment of compatible - . - T-. land uses around the Chicago Street Station - _ - which will adhere to previously established , -' �� principles; — ., \ , • Identify and illustrate opportunities for ._ - - ,, ! = ` 4 appropriate concentrations of multi-use,retail/ = 4 _ a . — — _ .*- -, ; 'f a commercial,residential,and civic/public land \ uses; -- r } I/, t ' • Develop an efficient connectivity plan that will u N�. ,� $ balance the current needs ofthe Station Area �`"•. " 1` .r ` j while providing enhanced linkages to and from pl` .'- ." "`• the Station and re-focusing future demand '� '\ i' towards other means of public transit;and, ` i� �'' ' VI : • Provide a well defined implementation strategy + 1\''' to ensure that the primary goals of the study are - .....-* \ 8k, - ._.i - met in as timely a fashion as possible. .e _ y . , \ A 1 i \‘\\ k v\ City of Elgin CHICAGO STREET STATION AREA PLAN 3 , -- 4 :.-.0::- : -'•L jJ . --,,,--ti,i r-- - . i '-.- - N.: 4.- \,. \ -- ,.. . _ A, i.,.-21-,s, , \ . '‘, i 1■1-1 ':, , ri ;Li:, . '''''; ' ' ;_;.,,.., . , , ::,,,,,„..„0:-..- ...__,::7-•• ..v....-. 111 .7• ' !".9'' , .7.r' ''‘,..".i. • r alt. ,. I I' '' I --. •,.4,„,. ,,,,,,, - . • 0,- itw ..,,,•:!,,c -,-.., - 4m , .•• - r--f, - -- --i lisel 0., -1- ,.,..-.,..,,, e --, ., # -P 1 _._,k,:, , #110:14\gm. ,. , ,\-._: . \\ 74e4)'''''' . . \4&' ' 1 '. ' . ' ik''' I.i ‘i \;:,,,'.4:: '''‘' ', 4 City of Elgin CHICAGO STREET STATION AREA PLAN JL E LGIN CHAPTER 2 THE CITY IN THE SUBURBS' Station Area 1 is n illI ! tl ----- - -- II The Chicago Street Metra Station Area Planning Study \,`I 1/1 I ''` Recommendations concerning the real estate market \I; �*� ~' and economic development,land use and zoning, w access and circulation(vehicular,transit,bicycle,and pedestrian),and wayfinding and signage are intended to guide the City of Elgin into establishing a vibrant Transit ,'� Oriented Development(TOD)surrounding the Chicago I lid - l Street Metra Station.The following pages consist of a - I tip compilation of maps and graphics serving as the preliminary Framework Plan Recommendations of this study. These recommendations are guided by the existing conditions s. evaluations,findings,interviews,and input collected during the Discovery and Diagnosis phase of the planning process in regards to potential development opportunities that are 1 ;� :ar i i! r---- 1 currently available or may become available throughout the I 1 Chicago Street Metra Station Area. �' �t Ca , These Framework Plan Recommendations are intended to ulna II provoke thought and initiate dialogue between the City of 4 Elgin staff,community stakeholders(including both Metra and v` Pace),business and property owners,and residents regarding _ the future vision for Downtown Elgin and the immediate 'I ' i 'I ■ 11. ii:,_ area surrounding the Chicago Street Metra Station. a � Recommendations are intended to be guiding elements and should be taken as suggestive in nature. j gg to e. The initiatives � lr—#"- are solely intended to identify available opportunities, I. ' encourage efforts at implementation where benefits may be �' _ ' provided(public,private,or both),and allow for maximum L �' r flexibility between the public and private sectors according .' � ! to their specific desires,abilities,and individual timelines. kitdpAisr::-;-,- i--,,, ' , - no III\MI . ,�`7 f` ; 1 City of Elgin CHICAGO STREET STATION AREA PLAN 5 As a result ofthe ongoing economic recession(beginning in 2007),it is widely accepted that patience,flexibility,and perseverance will be necessary for the City of Elgin,its residents,business and property owners,and institutions to reap the benefits of the Chicago Street Metra Station Area Planning Study. However,the City of Elgin is as well positioned as any to pursue a continuously improving and successful TOD environment in their Downtown. The consultant team,guided by local real estate market conditions has identified a series of 12 opportunity action items that the City of Elgin may undertake in order to see their vision to a reality. Sub Area Conceptualization: Compliment Casino Growth: Six sub areas have been defined and throughout each sub Stakeholder interviews indicated that the Grand Victoria area probable development sites have been identified. The Casino is conducting a market research initiative(with the Chicago Street Metra Station Area Planning Study will approval of the City)to gauge development potential for include conceptual design for these specifically identified an additional entertainment venue just north of the casino. sites however further exploration should be considered. Although this is no longer expected to occur the results In particular,comprehensive conversations should occur of research similar to this should be closely monitored,as between the City and local property owners to outline their this type of development would add to the overall appeal respective interests and any long-term intentions for the of the downtown while offering coordinated marketing properties. opportunities. Neighborhood Investments: Enhance Apartment Rental Space: The City should continue its investment into the While the Fountain Square development did not turn out neighborhoods surrounding the Station Area. These as originally intended(most newly initiated condominium improvements proximate to the Downtown create projects initiated in the past several years have not been fully additional potential customers within walking distance of successful)the success of the current apartment building the TOD. In addition to other neighborhood reinvestment and the strong market rental rates which the project is programs,the Downtown Neighborhood Association sustaining are very positive indicators of the rental-TOD (DNA)also has a"Block by Block"program that should be market in Downtown Elgin.Aggressive initiatives should be prioritized and coordinated with the existing initiatives in pursued to find successful developers who may be interested order to facilitate long-term benefit for Downtown. in Downtown sites as well as rehab developers for space above the first floor. Re-Tenanting: Promote Food&Beverage Establishments: The Downtown footprint exhibits ample opportunity for The market assessment indicated that the number of food/ additional tenanting and re-tenanting. The DNA has a beverage/entertainment venues within the study area is focused initiative in this regard and new tenants have been relatively low compared to TODs found throughout other recruited in recent months. The DNA has also served as a communities'downtowns. conduit for small office tenant recruitment for ground floor and upper floor tenants as well as potential tenants for the A lack of these types of establishments should be a specific Elgin Technology Center. These focused initiatives should recruitment target of the DNA as this not only fills vacancies be continued. but also adds to the overall`entertainment"culture that is typical of a larger urban downtown. 6 City of Elgin CHICAGO STREET STATION AREA PLAN 1. le I f:.erll*H!■s s ' I �l9 efi : 11..11ti vv Yi. y a a. .i 7 Y _. 1 "1 II%-', fit;. f a ; I A. _l, `) 1 r ill . ' . . 'i -{ ' air s _ 011104, - mr ,. Streamline Municipal Review Process: Consider"Micro Loan"Program: The stakeholder interviews indicated an opportunity Stakeholder interviews indicated that financing for to better coordinate the application of City codes and small businesses is particularly difficult in this economic ordinances during construction/re-development environment. Particularly useful in times such as these, particularly with smaller,less sophisticated tenants and special"micro-loan"programs exist and should be explored. owners.Strong positive feedback indicated that larger These programs are often completed with cooperation from projects with more sophisticated tenants are being local banks and are suitable mechanisms for small business implemented very well. The City of Elgin has addressed funding. this disparity by performing an evaluation of its Municipal Review Process with the goal of allowing more simplicity and clarity to acquiring the necessary documentation needed to facilitate all development/redevelopment projects. Capitalize on Natural Assets: Cultivate Historic Preservation Opportunities: The Riverside Drive Promenade project currently As indicated in the"Local Market Conditions"segment underway is an excellent example of the City taking of the Market Assessment,Elgin possesses a sophisticated advantage of the attractive riverfront while integrating Historic Preservation program. There may be significant its'assets within the Downtown. Once completed,a opportunities to grow historic preservation in Downtown very specific marketing and tenant recruitment initiative and City of Elgin staff,with cooperation from the DNA, should be focused on this block because it represents a should take advantage of these opportunities as they very unique opportunity for an exciting cluster of multi- develop. use structures combining entertainment venues with potential for attractive living quarters on upper floors. Enhance Partnerships with DNA: Leverage Capital Improvements of Public The DNA is an effective and well-run organization,which Transportation Facilities: is a benefit to the City and to the Downtown.Every effort Pace has indicated that it intends to use capital funds should be made to develop a more permanent funding base in the coming year to make repairs to the roof as well through the potential establishment of a Special Service as the foundation of the Transportation Center. These Assessment district(SSA). improvements represent a prime opportunity for a coordinated effort between Pace and the City of Elgin to mutually benefit the entire Downtown. City of Elgin CHICAGO STREET STATION AREA PLAN 7 Current zoning designations and resultant land uses tend to be in line with the zoning and land uses suggested more thoroughly in the sub area breakdowns in the following chapters. Community Facilities both planned and established are Based on the preliminary analysis completed as part of the primarily located in Sub Area 1 as well as along the river Discovery and Diagnosis phase of the Chicago Station Area front in subsequent sub areas. Parcels zoned Planned City Planning Study,the City of Elgin may choose to perform a Center(PCC)at the southeast corner of Kimball Street comprehensive audit of procedural and regulatory policies and the Fox River may benefit from a reclassification of and documents. This audit may include but not limited its'current zoning designation to Planned Community to changes in existing zoning classifications within the Facility(PCF)to allow for the relocation of a new Station Area,a review of permitted uses,bulk requirements Hemmens Cultural Center. A follow-up recommendation (e.g.height&density),signage ordinances,landscaping to relocate the Elgin City Hall to the northwest corner requirements,and applicability of the City's Historic of Highland Avenue and Douglas Avenue is supported Preservation program in order to preserve the historic in the current designation of Community Facility(CF). character of Downtown Elgin. Parcels immediately adjacent to the northeast corner of the _ Highland Avenue and the riverfront may also benefit from ( being rezoned to a Center City(CC)designation to allow for multi-use development with a residential component. tit, Current Center City(CC 1 and PCC)designations are = - - - s�;r ` appropriate for multi-use development suggested within Sub - _._ Area 2,as well as infill development in Sub Area 3. ill— o The Chicago Street Metra Station Area Planning Study .,; envisions the introduction of character appropriate °" residential development for parcels located in the Station Area,west of Crystal Street(Sub Area 4). Because of this recommendation,parcels currently zoned Center 1.......,,,,....._ City(CC2)will need to be transitioned to Planned - r Development in CC2 allowing for increased density,multi- \,, family(duplex and townhouse)development on these '' ,�;��. ` parcels. 1/�., '■ ,d iiii _ „at,. Wtrl�i�. . r The majority of Sub Area 5 consists of Center City 2(CC2) yf,aA ii ' I J, r } designation except for a small sliver of residentially zoned :0 (RC3)parcels along the east side of Crystal Street across ' • ii.a ,, `+•` _4 the length of the sub area. The remaining RC3 designation ` • ' I.should be transitioned to CC2 in order to allow for the .. -` .a mil transitioning ofindustrial-oriented structures currently in �_ place into buildings with the multi-use character suggested _ in the comprehensive Sub Area 5 discussion. ' '« F 1 8 City of Elgin CHICAGO STREET STATION AREA PLAN The Discovery and Diagnosis phase of the Chicago Street Metra Station Area Planning Study,as well as numerous hours of physical reconnaissance in Downtown Elgin has yielded a thorough understanding of Access and Circulation within the Station Area. The City of Elgin,its commitment to planning and desire to evolve has resulted in the successful implementation of a multimodal system of access and circulation. Because of this commitment,the recommendations suggested in the Chicago Street Metra Station Area Planning Study are concentrated in several small areas. By utilizing techniques and strategies already established throughout Downtown,the City of Elgin may make certain that similar results are achieved by these new initiatives. Vehicular circulation within the Station Area operates Pedestrian circulation between the Chicago Street Metra efficiently within the existing street network configuration. Station and the Pace Transportation Center continues to be However,one area that may benefit from improvements is a difficult issue where the ability to stop traffic immediately located in the northeast quadrant of the Station Area. The east of the State Street intersection and the railroad tracks City of Elgin should consider a series of street realignment may not be possible. Currently,one-way,eastbound traffic and connection improvements in order to further sub divide on Chicago Street presents a steady and continuous stream the block of development bounded by Kimball Street to of vehicles moving into Downtown Elgin from the west the north,Douglas Avenue to the east,Highland Avenue to Vehicular and pedestrian interaction in this location cannot the south,and the Fox River at its western edge. Dividing be completely eliminated,however,the City of Elgin may this mega block allows vehicular circulation throughout the implement several changes that may make pedestrian area,providing access to a number of significant land use visibility and awareness more obvious to vehicles. Measures improvements suggested in the plan. Specific details of this which may aid in this situation include flashing pedestrian strategy may be found in the Sub Area 1 discussion located signage at the State Street and Chicago Street intersection in the following chapter. indicating the presence of increased pedestrian activity ahead as well as signage just west of the railroad tracks By allowing the existing grid of streets to extend into this prior to where the majority of pedestrian crossings occur area and permitting vehicular access,the City of Elgin between the Metra Station and Pace Transportation Center may also integrate with it,a more formal connectivity and adjacent convenience-based retail uses. Additional of pedestrian circulation and access. The pedestrian pavement markings indicating the presence of pedestrians environment throughout Downtown Elgin is one of the may be another effective manner in which the City may City's most notable features due to the implementation of increase vehicular awareness. New pedestrian signage can a thorough and well-thought out streetscape enhancement be introduced which warns pedestrians of the presence of study. City sidewalks are paved with attractive brick, vehicles in the area,as well. landscaped tree grates and planters,as well as a cohesive and interesting variety of street furniture and pedestrian The efficiency and thorough action the City of Elgin lighting. The Chicago Street Metra Station Area has demonstrated in addressing access and circulation Planning Study recommends that the implementation issues throughout Downtown has provided the Station of similar enhancements be continued in areas where Area with a tremendous head start. By completing they are currently absent. These areas include along the implementation of these previous studies and addressing aforementioned proposed streets in Sub Area 1,as well as, those found in this report,the City will have accomplished along proposed land use improvements on IL.Route 31. its goal of establishing a multimodal system of transit and Suggested enhancements in this area include a proposed transportation. elevated sidewalk,which protects pedestrians from vehicular traffic along the heavily trafficked thoroughfare. This strategy can be visualized in the Sub Area 5 discussion. City of Elgin CHICAGO STREET STATION AREA PLAN 9 s f _ k. As visitors enter Downtown,it is necessary to direct them _` � towards the businesses,amenities,and other places of .` fi' _ interest that help define Downtown Elgin's identity. Though "I � � the City has made a conscious effort to establish a unified ��ii a�� gateway and wayfinding signage system,the implementation , ' '`Ali MI of new development as a result of the Chicago Street _- ' � Emil Metra Station Area Plan may provide opportunities for the i , ills Mott , ¢ �.._ f.11 CN1Y inclusion of additional gateways and signage. In order to --- - _ � '�- r✓:k reinforce and strengthen the Downtown brand/identity and - - - -- _" further establish it as a recognizable"place,"the City of Elgin may • Coordinate with new improvements to designate ;; Q 1 strategic locations for gateway features and '` % & prominent signage which signal one's arrival into ��, ' the Downtown area while raising awareness of ►..: Downtown's importance; • Recommend locations resulting from Station Area redevelopment to incorporate similar wayfinding signage(primary and secondary - signage)in order to promote Downtown surroundings and guide both residents and visitors to local businesses,Downtown amenities, Olt and City institutions;and s C' • Encourage the strategic expansion of the current ■ 7.,.., ,.� I; system of Downtown related identity elements � . - E while maintaining a similar style,materials,and 1 •a = I color representative of the existing character of .- • 4lb.! Downtown Elgin. , - The Fox River and land adjacent(e.g.Foundry Park,Walton Island,and Riverside Drive Promenade),combined with open space integrated among redevelopment opportunities i /'��}�) suggested by the Plan,represent a collection of natural , • __,; amenities and open space which are some of Downtown �= Elgin's most prominent assets. The preservation and +► "'... '. a potential enhancement of these areas is a priority initiative within the Plan. Programming elements such as public art -_ 1 . installations,play areas,enhanced river edge landscaping, "` j enhanced connectivity for existing trails and pathways, - and future community events hosted by businesses,local '_ n institutions,and Elgin at-large will further activate these -` assets and provide greater visibility for Downtown Elgin. -a-- -_ 10 City of Elgin CHICAGO STREET STATION AREA PLAN R .44 ._:-.L.7441, )N.4 iliL. k''*plit%,i.-'-. ? iiirmiL �b ,�, ,.r4.. ' . i` . . 1.1 � J ' il ?t , _ _ t -' `.7 h .. � �. A �' t 1 :, • __ .. Or City of Elgin CHICAGO STREET STATION AREA PLAN it wm, J ' , i I % 4 . •rye 1 •'�si �� 1 / 4 }.° A. ? -) Y t Ai 'r If • 't 5" a.'x � ' m, d3 � &y ' i,', r r -,,,iy : ,'7 1 tv.;'x =',=,-,i'=.,== c y X f ' f —t a@ -• S ,3 t,. �k it"; 1 N a - ,t�' " ..fr.=»s: f N^s' a *x.: ., -4''''':A:.w,e,'', .° .v „a �..' �'`"3` - i{ } `�,R 9 1 t. T it \\V IP } 4 S � Jt. S (_ \, '•''' �i. _. � :—I I—• 1 ..1_.-'��r=:.� Errs '-F .,r 'Sv,�,...Z7 :. ' , .......Kimball Street y , 11 ' . . / It- IV V- i ; i F I _t _ ' :di, _ i 44411 '1) Iii � IR �b , s i.\ T. ' K. ' . 4.t=,- . \ .MCwi' *1' 1 V i ` I - Highland Avenue - ,.-°t. i „,- �_� Chicago Street �- ' / Y `I � s•H�9hl ``4 ,- l r k . * . .qn tic, . ..� \,,' • ''�+t+! toy d� 1 f .. ' '' ' 3 ''. . M \ 1 e•m a--i,,r i, N: \ lir 1 fat ^ ', �' ' ,,i3. ...--!.\s‘' ' , , it \,. . :74 4:4 r_ k s �\ r \ t : r i ``fi�o Street _'-._-.. _ ? ,. �:4. ''; r• „-,f M - �YC1 tiY . ,f.'�lil 5t t k�. j,f` - N,..‹.4.0"'„,,„,....-)k -4\K:i6\l'ii,..,.;‘,.:'‘,,,..,\:..\.\\-\\,\ X • . : :....:X...N.,„13'Nft47...;,....;2,,, \ . , y,^. {4 • e K4..• , ` ! f � � °” 1. 12 City of Elgtn CHICAGO STREET STATION AREA PLAN ill , CHAPTER 3 p. ELGIN ; THE CITY IN THE SUBURBS- Sub Area Recommendations Sub Area 1:The largest sub area that consists ofprimarily civic related uses bounded by Kimball Street,Douglas Avenue, Highland Avenue and the Fox River; Sub Area 2:A linear area along the bank of the Fox River which contains institutional,residential,and business uses,and is bounded by South Grove Avenue and the Fox River from Highland Avenue to Prairie Street; Sub Area 3:An area along the Fox River that contains the Chicago Street station and related parking as well as the Pace Transportation Center.This area also includes business uses on both sides of State Street limited from Highland Avenue to Chicago Street; Sub Area 4:A smaller area that contains a mix of residential and business uses west ofthe elevated freight rail tracks between Mountain Street and Chicago Street;and Sub Area 5:A linear area bounded by Crystal Street,the Fox River,Lawrence Avenue,and Highland Avenue which contains business uses with many vacant buildings and parcels,as well as a linear existing open space/park area between the Metra Milwaukee District West(MD W)passenger rail tracks and State Street. � �� , . ,,. r� -,•—• a _ , E. Ih , _-;-.0:1::, ... .,.3---iiii ;,\I . f ... .4 _..„.,,, . „ .......,... HelliSt:, ..' A -_._ Air- , . - t'A . fts.,,-.`'.--'1" - ' ' 1," # sl.;‘. - ' . 1 . ++". ., '' — ■�'. fit ' -j. '�:: "3� tj " '.c 1 "'+-. 4. —I ' IOW -1 Y —NY e ! y — ar '. View Looking West into Downtown Elgin City of Elgin CHICAGO STREET STATION AREA PLAN 13 .., , .. . ... 4..' . 1... 1 - ,, - . t: - II 1 l 171 ------,. 7:--._ -• . .. ,4- w- -- • biiii - -. f' • N ...',.. , ..- .'7,. 1;--.i- - j.• - t 3 .. - " i ... )(sib ' 1.- - ; - t ft-.1 ,,, .. „, ill . q - _ - ..,..,,,,_,i,„,„ . ,,,Z,1:70,0,‘,';',', r')-:.;''''.*''''Y*.''ei:■'er,,-. *,1'.: 3 ,;',11/1,;',5VAPT,:t.,,g-',.:,,,5, 1 . ' 1- -"`41- .r.: .,. 41- Mill: . ot.-$ - :,. -- -- ' .VC*. I -, P1—,, -. 4.4./Ajk.g.,-Ati::.74..'."'''. -111.1".'.: ,..- ' illo r,-112.7) ..... 9., ;,- ,T__,,,,„ '-',,,,,:..--,:,,,,-.„-::::-,;:i.::: •A jot '-1 ---.. - ' ,. - . The centre I. ... ,..,. °alp (D . - . J —I (P11:1111 .,:. . . , . . . , ._, . ... . -:: , -. :..... , : 1 ! __ ,..._ , 5. ,,,2„(.2,,ri)y)„I)) ', (_. 1141.,-, , j ,..,,;,. ..:* ir if , - , 1 - -1 - I ,-.t • ;'..4.. '17'7';'41' WV MIHNNIIIM '-,7' If . , % 4 'Ineeml)I tcri..) r.°).." . V . . ■4::'''' LI _ Milo iti II ' - ,.. I : ._ . • c,)t,'.tc-rr(gitrt ; ;_ 4.41 -,,4 03 . :4* 1 '..‘ 1): 11 :444:0 iir. 11;:i \ ' ' .4 __ 4..--,•••-:\ ._. ,. .,-1 ) -4 " , 1/44 , ‘,.41114144E-,E11 , , .. .. Lel li ig:'• ', % 0 ''''•--:' , - :.•-, -.,', C) 0 ) r „ .. . t ,... ,), ,......, . .. f 2,4,-,-2,.i,-f,,:.c:;-:,its,,:11.i---,;•4.'1';;.;:1;';'r':411- . ' .,,. 1 —l 14 City of Elgin CHICAGO STREET STATION AREA PLAN x' €' General Recommendations Specific Recommendations • Reinforce the long standing civic campus 1. Extend North Grove Avenue from Highland Avenue environment through the introduction of new, to Symphony Way. high quality civic structures as well as non-civic uses along the riverfront. 2. Extend Dexter Court west to the river frontage before turning northward to connect with North Grove • Continue implementing an attractive and unified Avenue at Kimball Street. streetscape on newly introduced thoroughfares. 3. Perform turnkey development of the Hemmens • Introduce high quality public spaces to Cultural Center and relocate that facility to the accommodate the growing number of residents, southwest corner of Kimball Street and North Grove visitors,and employees of Downtown Elgin. Avenue. 4. Relocate Elgin City Hall to the northwest corner of Highland Avenue and Douglas Avenue to update structure with the current aesthetic of Downtown Elgin. S. Create a substantial public space at the view terminus of Highland Avenue,adjacent to the proposed Elgin �y City Hall. fir < �. x+ 6. Provide new multi family residential development between the riverfront and the new North Grove Station Area Boundary Avenue extension. Sub Area Boundary 7. Create a multi-use development north of the proposed Existing Buildings City Hall in order to help define the open space _ terminating Highland Avenue. Civic Transportation 8. Consolidate surface parking lots into a newly created "core°of structured parking south of the existing Commercial parking structure and continuing to the opposite side Mixed-Use of the Dexter Court extension. Multi-Family Residential Parking Promenade/Plaza ......,,:i.::Iiiiiiiiiiiiiii Walkways Open Space •0110••• Proposed Street 15 City of Elgin CHICAGO STREET STATION AREA PLAN } • G Sub Area 1 contains primarily governmental,public,and quasi-public structures such as The Centre,Elgin City Hall, Hemmens Cultural Center,the 2nd District Appellate Court Building,and the Elgin Post Office. With this significant concentration of civic uses,the Chicago Street Metra Station Area Plan will seek to reinforce this long established civic campus as well as introduce non-civic uses to occupy the river frontage.The plan has prepared a series of recommendations aimed at strengthening the grand nature of this subarea through enhanced connectivity,the suggestion for monumental architecture,and the introduction of high-quality public spaces to accommodate the growing number of residents and visitors, as well as employees who utilize the civic campus on a daily basis. Recent implementation ofvery attractive and unified By implementing these extensions,new streets will begin streetscape improvements have been completed along to subdivide the existing large block formations of the existing public thoroughfares,within,and on the periphery current civic campus. Additionally,the City should of Sub-Area 1. These improvements have greatly enhanced implement the same quality streetscapes found throughout the pedestrian realm by providing attractive streetscapes and Downtown in order to ensure a cohesive and uniform look enhanced way finding signage throughout this sub-area. while continuing to promote a safe and inviting pedestrian The Station Area Plan now calls for new streets to be added environment. to break down the large unified space of the existing civic campus,to create additional blocks for existing and new The City of Elgin has established a precedent of building structures. Following are recommendations for additions to high quality,well-designed institutional facilities as the existing street grid pattern: demonstrated with the recreation building known as The Centre,as well as the Elgin Police building. In other cases, • North Grove Avenue should extend from where aging structures are still being used,such as the Highland Avenue north to Symphony Way. This Hemmens Cultural Center,Elgin City Hall,and the Post new street will provide additional circulation Office,the opportunity may exist in Sub Area 1 to complete through the introduction of a new connection turn-key development of new facilities coordinating their from the current post office site to a new"T° aesthetic with that of other newer buildings. intersection with Symphony Way. • Dexter Court should also be extended west through the current City Hall site towards the river frontage,turning northward to connect with North Grove Avenue at Kimball Street. A i s kF 3 -^ .. S i ' R 1■III,1� ,, -i.. _ „. 31� `, •1 44 ¢ �4, i ! ' •',Zvi.•« 1 r.: rf! -. ki1:I_ i'^ 1 "i{e' - -,c. _ _ q !fi £ Y & _iiiitot, - -sr _ .J a e g 1 Sub Area 1-The Centre 16 City of Elgin CHICAGO STREET STATION AREA PLAN L <F x"e5 x a ' It is recommended that the City of Elgin target the parcels , i south of Kimball Street(current location of a municipal parking lot and park extension)along the riverfront,for the development of a new,state-of-the-art Hemmens Cultural Center. The proposed location is a key area with superb visibility along the Fox River warranting the addition of a monumental example of architecture which advances the l fl modern aesthetic established in other recent examples ` � ,: Tt ys,•, " ,_.�__..mit Downtown. The building should utilize a combination if,• of glazed facades along the Fox River to create a beacon of ; _ i light during the evening,while incorporating the materials, -'`Y°"� `;',. 'a �'`i' style,and details of nearby institutions in order to tie into the civic identity currently being established in the area. In addition,the opportunity to establish the new Hemmens Existing Hemmens Cultural Center Cultural Center as a beacon within the park provides a ,.1 strong narrative while creating additional development :. opportunities further south,near the Grove Avenue and Highland Avenue intersection. k ` e / - p lift ..., a.... — _ , .• . .. ..... ,....„,,i ‘, _ ,... . , F i � " , _ t ti 'r was g ti.'. N , I a e , J Orange County Performing Arts Center New Jersey Performing Arts Center lt, .,,, lig 11 i ,....'"*..... . "W emmam or a01.11111ft, ■ • ' I I yr i y„ 1`I! � f Milwaukee Art Museum Miami Performing Arts Center Valley Performing Arts Center- Northridge,CA City of Elgin CHICA00 STREET STATION AREA PLAN 17 The City of Elgin may also attempt to develop a more contemporary City Hall,also incorporating the aesthetic of the new community facilities built nearby. In order to do so,the City should consolidate surface parking lots located at the northwest corner of Highland Avenue and Douglas Avenue and replace that parking in structured facilities immediately to the north, flanking both sides ofthe proposed Dexter Court extension. The location of Highland Avenue and Douglas Avenue is The relocation of the Hemmens Center combined with significant as it serves as the view terminus for eastbound proposed extensions of Grove Avenue and Dexter Court traffic along Highland Avenue,west of the Fox River. This result in considerable potential for additional development presents the City of Elgin with an opportunity to make a adjacent to the Highland Avenue Bridge along the Fox grand architectural gesture,creating an enhanced focal point, River. The City should consider consolidation of 66, terminating the view of an important thoroughfare. Design 117,176 North Grove Avenue,with adjacent connecting of the new City Hall facility should occur along the eastern parcels for targeted development of large scale,multi-family edge of the parcel to create a street presence along Douglas residential development appropriate in character and style Avenue and Highland Avenue,while preserving the western to comparable development in the Downtown. Design of edge of the development for a substantial public open space. these residential buildings may be oriented to maximize Completely enclosed along the west,north,and eastern street frontage along the Grove Avenue and Dexter Court edges,with high quality architecture and landscapes,this extensions,while preserving a maximum number of views multi-level public open space will utilize both natural and along the river and enhanced access to the Riverside Drive hardscaped finishes providing the City with a substantial /deck. outdoor room envisioned to host a variety of events such as a Farmer's Market or a potential ice skating rink. I 1 oc o : .' a;; }! S -_., , i N -' -"-z.' - ' A— ',."''' '''.:''''','''"l'`—'-"""::..' ''''•'\:2-r:' :4•,, .,..:#4--1, 1.,s :,. _,,,:-.:-,:f.,,,,;,, 1 ce Fi ghland Avenue F , 'a . r,. :f .psi ;; . . a a .it: _, '�,• fi .ate! -zy � _,� ;-,. -1 w i 18 City of Elgin CHICAGO STREET STATION AREA PLAN •''. ,.3�a,,afar _ k3s r ,t --'-..•--",. '' w } t... „ �• a --; . ; ::;,::::: ,, , , . ,.........J.L.-4- ,.);„ :so:. , ...4r--:=. —VFW` , r'.P,- tit. _ lw / ..V.,..+14.: .lit- ,1; y YI �, ,4....frii ' I # t - ■ ,l Northwest corner of Highland Avenue and Douglas Avenue-Current Condition P • 1 ^- "j S r _ "--- . S1■ 1.1 v' k— Elgin City Hall-Proposed Improvement City of Elgin CHICAGO STREET STATION AREA PLAN 19 - - 4, r p ia,�,rf ' .,::::'1,:i.--,i,1:::::::::-,.:,:,,",i..-.. 7::: D 0 q '� s t . • • lam_, c 74'1. E t 4 6. ..._...__ P - !.` ', COY /` # .- . -, .. ...,...',.1,-1 r h _ _ s J ...roc v _ ': i' �. F r,�i - r...r. i ""'N- 14 1 4 as, , _ 4 : „.... , -, p: 1 i - ,-.;.,, ,- . .\,-, � •, 1r 5 it _ , ■ 1 ,1 ,. ,;-•._, 4000°' 111... — —, Jr",,11,V4,44.-...,.,,P'..'_ , ' k a O s. ___ ...„.... .... . ... . . ._...„. �i '� . i Y 4 ,, ...._ ,,,,, ...... ..._ ,..,-.'..04.,40,:ig":• 4 log -„,'-,i ,..,,..„........- ,„--,...,.. - - ,.. -,,,,--,,,,,-._ „ : ,,„• , . , ,, •„: ,... ', --.Sk ;01. *- 7 41111:0:4:14 ...- , . • e • ,� LIl O \-vp: • L5 I - Pt is STarc=tacar t.` "•+y'rer�..y.- y� z y . �,.a , 4� { a µms: ej .,. - 4,44‘4 i '-'-.4'. -'1 . - \'‘''':\ -'' - „ s 20 City of Elgin CHICAGO STREET STATION AREA PLAN # y - ✓ -? Ft - . ". . = '.a ,sq-mot ary �' ? a ,•a l p r '- ° c' - e s . .' h:P 1-r-z General Recommendations Specific Recommendations • Take advantage of redevelopment opportunities 1. Provide access from new development opportunities which may tie into the mixed use core of to the riverfront promenade currently under Downtown Elgin as well as the Sub Area 2's development. location along the Fox River corridor. 2. Redevelop underutilized properties along North • Implement new development which reinforces Grove Avenue between Highland Avenue and the high degree of design throughout the area Chicago Street into a character appropriate,multi use while maintaining high quality public spaces and structure creating an element that marks entry into streetscapes. Downtown from the west. • Consider facade enhancements and maintenance 3. Complete Fountain Square on the River Phase 2. improvements to existing aging structures in 4. Complete order to update their aesthetic with that of the the planned River Park Place development rest of Downtown. at the southern bounds of Sub Area 2. w r -Av•r y w ; dtza. � (t r x b rl t fi s �� Station Area Boundary Sub Area Boundary Existing Buildings Civic Transportation Commercial �1 Mixed-Use Multi-Family Residential Parking Promenade/Plaza iiiiiiiiiiiiiii Walkways Open Space 21 City of Elgin CHICAGO STREET STATION AREA PLAN Sub Area 2 is an important and strategic location within Downtown Elgin. Located between South Grove Avenue and the Fox River,a combination of existing historic buildings and both new and planned development exists fronting South Grove Avenue to the east with western frontage along the Fox River Corridor. Also unique is Sub Area 2's status as the only part of the Station Area in the core mixed-use district to occupy Fox River frontage. Currently,a long awaited project is underway which removes an antiquated parking structure adjacent to the western boundary of Sub Area 2 along the Fox River,replacing it with a thoughtfully designed riverfront promenade that will greatly enhance future development throughout. Including a variety of streetscaping elements,pavilions,and attractively landscaped parking,the promenade will foster continued reinvestment in the area while allowing for increased views along the Fox River corridor. e"--'-'-'''.-: - ;'', 'I. i ffi q �` 4� F i P i�y i1 3 r W: t F$4 `' etc:4�.� ' , he4K.'° iae. `tom .. ,z .�,,'�` : >f '`<`;a,'€ikt, k V Fy i k[ r H t i t Cab E Ms'v li .�' k`1ie,.t�. •. i*,-' f,9.'Ii 4 S l ;--- �j. f,, 5: ? l S 'r •}s' f -t,p t '' g�R x .n»,,, J s-v j , k i' - ,, ,..'1,.' t< @, '5 Y 8 a. '7 14„...,t` .sstrr• . .; , 74W- 1 to -.lir Proposed Detail Proposed view of Riverside Drive Promenade -._... GROVE AVENUE . _ . r"r ei � j . A f- -----: ' / RUMP j R �� . 4lk9V. _(Ir aiv . . Aid. . :a #§ _I 'a;' .�• .a''nz. . ..• v•- a. •. ar -41' i, 114; - ,-�— f= 0,, �V t E] pace..--s ones...—. q,,,,,,--...... .4r.". Riverside Drive Promenade Planned Design 22 City of Elgin CHICAGO STREET STATION AREA PLAN _ —4-- - Entering Sub Area 2 from the west along the Chicago Street bridge has the potential to be a memorable experience, 1 however this view is currently flanked by older bank structure with a somewhat utilitarian exposure to the street �'' ' ;y . view on one side,and a currently undeveloped property Yy J' - the other side.These locations offer an opportunity for new development that would substantially improve and impact the sense of entry to Elgin's core downtown. ___. The block of parcels between Highland Avenue and Chicago M ' Street west of Grove Avenue(12—24 East Chicago Street and 18—32 North Grove Avenue)should be considered for parcel consolidation and redevelopment of a multi- ' .. _ .,... . story commercial mixed-use structure. This building may .� a a'. .�v�`.v`i e° S .,way - c, " aa i , ,,,,o! , , �6 f t } )€t � `� '" present itself as a courtyard oriented building in a manner which maximizes street frontage along Grove Avenue while opening up its western façade to introduce a courtyard element providing a greater number of views west along the Fox River while allowing access to the proposed Riverside Promenade improvements.r:C' �fw'� ,s 's F, -_ �' ` 4, ;l'' j',,,. , 41°' --...„, ( , I 1.k 1;4, ;; ,„at in *, ,, 1 Ile . ... „rW . � , - l ;I F a • iill■iN14tn■im . ;e p 1 - a `t. -.; 1 - . A ,, ■ w. r ok fit 4� � II - + IIII!,1, __ __. —4 is —. City of Elgin CHICAGO STREET STATION AREA PLAN 23 i +, < Y ,' g , i € r - k y t. 'f *., PHASE2-PLANNED PHASE1-COMPLETE iii � k S^r • _ ' ,�--�' '/ I • + gam' - �� --_-, :. r t t L- - 1 —� l .I 't View of Fountain Square on the River from across the Fox River South of Chicago Street,the City has planned and approved the Fountain Square on the River development. Phase one of Fountain Square,already completed,consists of �" , an attractively designed,eight story structure housing a ,, + Iy �,: : wai- ve, Q multitude ofuses including ground level retail and a total of it.. :OZ 0 90;one,two,and three bedroom residences. i _ ? 141Prr Immediately north of the completed phase 1 of Fountain �� ' i� AA Q� Square on the River,parcels located at 6-16 South Grove ,I_ _ _, _° ,.., _ _ � Avenue and at the southeast corner of Riverside Drive and • Chicago Street have already undergone consolidation. This location includes the remainder of the Fountain Square on the River development already planned and approved by Fountain Square on the River Plan View the City calling for an additional 197;one,two,and three bedroom residences and an additional 14 two to three _ bedroom duplex/townhome units. Planned development .. -'r.,'' will provide a collection ofbuildings of similar character, ...�'�`- - 11114 orw/,*1, -- materials,and mix of uses in order to result in a single Frn nZ cohesive,riverfront district highlighted by the inclusion of • 11 1 1 X11 the riverfront promenade. uu 'a �� nz , , ,.__ ,; As the development approaches Chicago Street,building i1 190 ei. { t .1 },ji4 i . IH - __ heights will step down,ending with a collection of three s,, -- la - I • • I i. story duplex/townhomes designed with riverfront access _ !1 ``,, - ,..'-.,._..,;�-- around an attractive and intimate landscaped public garden. MaA -iv p i,.' Il,I NIIt + =}','I By stepping development down incrementally as it reaches - .__ -' �"- -==-- - = Chicago Street,ahierarchyis established allowing the Elgin Fountain Square on the River Courtyard Tower to remain the focal point of the Downtown. 24 City of Elgin CHICAGO STREET STATION AREA PLAN ' � ,, , - i � . r f ) fir; j 1 i i ,, Iiilir 11 Jai 'x - -"--:"'"'".._ Fountain Square-Phase 1 Building maintenance and facade enhancements south of Fountain Square Development south of Fountain Square,along Grove While it is just beyond the borders of Sub-Area 2,Artspace Avenue,consists of 1-3 stories and a mix of uses. Buildings is nearly complete and taking applications for residents. located at 54-72 South Grove Avenue are character Artspace is an organization that focuses on creating appropriate for the area however due to expected aging and affordable space for artists and arts organizations strategically normal wear and tear,facade enhancements and normal located to enhance cultural and economic vitality in maintenance improvements should be considered. communities.The Artspace project in Elgin,located between DuPage and Fulton Streets along the east side of The River Park Place development is a mid-rise(seven Spring Street,will foster a sense ofplace and vitality while stories)residential development planned for the southern establishing a unique artists culture.This will create new tip of Sub Area 2 and is located strategically to take customers to foster continued investment in entertainment advantage of long views along Festival Park. The planned venues in the core downtown and throughout Sub Area 2. development is character appropriate for the area,utilizing , a similar style and materials palette as the townhouse .=3" j development to the south along Grove Avenue as well as , Fountain Square on the River development to the north. Parking for River Park Place is provided both under the = _-- structure itself with access off Riverside Drive as well as in a y -; ,i , lot located at the rear of the building. Current plans illustrate f a landscaped buffer in place to shield the parking from Grove Avenue. Upon construction of this development, _`°`ii -- the developer should consider including a well-designed i r ''� "`' 4. s masonry wall constructed out of similar materials as the 1_ building.A passage to the parking lot,off of Grove Street is — - _ - . recommended through a well-articulated entry way to allow River Park Place Mid-Rise Development Plote Construction/Par Development for restricted access from the parking area for pedestrians. City of Elgin CHICAGO STREET STATION AREA PLAN 25 1 s e k ti 1 • P.T...--.-c"fi'41;,..,-,-:.< .-‘...co__,,o,v,,...-tzt,..;-4. ' t ,r :: ,,,. x � 3 9 4 .' Vi. - r ^:z .= • s� iii' 2s, y i ittb, P • 3 ' :: ` s „ate 7y' tea. � 4, '"tat �. O R0. q , �`� Tr. I. k 1 f' HIS. -' e_ y�j y \ "r �* y . r 1 „ ,- r 4 ". �`f 3 . • 4. • { 5 26 City of Elgin CHICAGO STREET STATION AREA PLAN General Recommendations Specific Recommendations • Implement new development which reinforces 1. Improve the State Street cross section by reconfiguring the high degree of design throughout the area parking to provide for a more substantial,raised, while maintaining high quality public spaces and landscaped median to separate southbound circulation streetscapes. lane from remaining State Street traffic. • Consider facade enhancements and maintenance 2. Perform streetscape improvements to Highland improvements to existing aging structures in Avenue and Chicago Street bridges to update their order to update their aesthetic with that of the aesthetic with those already implemented throughout rest of Downtown. Downtown Elgin. • Continue implementing an attractive and unified 3. Acquire 16-20 North State and 210-212 West Chicago streetscape on existing thoroughfares. Street to develop character appropriate 2-3 story, commercially oriented,multi-use development with shared parking. 4. Consolidate and acquire 215 West Chicago Street and 2-64 South State Street to develop a multi-use building (5-6 stories)with integrated parking structure,which may be shared with Metra commuters. k � t � 5. Construct a new depot on the inbound side of the MD W Line tracks at the current Chicago Street Metra Station site. • Station Area Boundary 6. Perform landscape and parking improvements in Sub Area Boundary order to increase efficiency and reduce the visual Existing Buildings impact of existing Metra parking. Civic 7. Complete planned improvements on Pace Transportation Center,allowing the structure to meet Transportation code in Downtown Elgin. Commercial JMixed-Use Multi-Family Residential Parking Promenade/Plaza Walkways Open Space City of Elgin CHICAGO STREET STATION AREA PLAN 27 The boundary of Sub Area 3 was defined in order to create a sub area which serves as the multi-modal transportation hub of Downtown Elgin. This sub area includes the Chicago Street Metra Station,Pace Transportation Center,a portion of the Fox River Trail,and other primary roadways and intersections;including both the Highland Avenue and Chicago Street bridges which serve as the study area's primary means of circulation across the Fox River. While Sub Area 3 is not large in overall area,there are Additionally,if possible,the City should pursue widening numerous opportunities for significant transformations to the curb radius at the northeast corner of Highland and State this part of Downtown Elgin that can result in a positive Street in order to help vehicles making at right turn onto impact to both visual appearance as well as functionality State Street clear the queue that backs up on Highland over and efficiency of the various transportation elements. It the nearby railroad tracks. is this sub area which acts as a gateway to the institutional core of Downtown Elgin from the area west of the Fox River Combined with this improvement,the City of Elgin should through the use of the Highland Avenue and Chicago Street also perform and implement aesthetic improvements and bridges. resurfacing to both the Highland Avenue and Chicago Street bridges. Utilizing similar design elements and materials as Perhaps the most visible area within Sub Area 3,in terms of surrounding streetscape enhancements,the City of Elgin location and traffic volumes,is the segment of State Street should look to celebrate the presence of these bridges and between Highland Avenue and Chicago Street. Having reinforce their status as the primary means of circulation recently undergone a thorough revision of Downtown across the Fox River. streetscapes,this area of State Street represents the final section of Downtown where these improvements have The intersection of Highland Avenue and State Street is yet to be completed. Possessing a highly visible location significant and should yield development opportunities due to its proximity to the core Downtown Business to establish it as one of Downtown's most important, District,as well as potential for a significant pedestrian particularly outside of the Central Business District. In environment,this one-block area of State Street should focus order to reinforce the pedestrian environment,the Proposed on implementing the circulation,parking,and streetscape Conditions Plan recommends the removal of existing 21 recommendations outlined below to allow Sub Area 3 to North State Street to be replaced with a hardscaped plaza reach its full potential. to be utilized for outdoor dining and public gathering. Remaining development along the west side of State Street Recommendations for this area begin with a reconfiguration includes character appropriate 2-3 story,commercially of current parking and a one-way circulation lane along the oriented,multi-use building types(7-19 North State east side of State Street. In its current condition,a row of Street and 116-118 West Chicago Street). This scale of diagonal parking and southbound circulation lane make up development contributes well to the desired scale and most of the right-of-way leaving a narrow and insignificant character of the area. Due to the appropriate nature of concrete median to act as a barrier between the remainder of these structures minimal facade enhancements and general State Street traffic. This current condition results in a lack of maintenance improvements are the only recommendations space for anylandscaping or streetscape enhancements. suggested in order to maximize their contribution to the overall environment. In order to improve this condition,the proposed plan suggests a transition of the diagonal parking into parallel parking with a similar one way,circulation lane. The amount of right-of-way saved by reconfiguring the parking allows for a widened,raised,landscaped median(approx. 12')to be installed in place of the current concrete barrier. 28 City of Elgin CHICAGO STREET STATION AREA PLAN r sz .ter-��y"F. *; Q s '115. ¢` milt; Via=, - ,.;Y w,,0,:,,.,;;;:r.,,,,:i.1,:;.,.ii:::_.:i4,:i'''.;'`■h i.i ii II i ii ri.'r,i..,.,..P':,,,. Fa;, t ',.-1-.Jf. . 1 l'.'- . . ,-. , i — <,,,,,. ''4,:-:41:": .::-.--/...1. :-.,,'',- _A t `�! I t } 1 ,.I _ J a.-i`1"d. t I, } ::;::::' } . •f \�4 _ j i j .�. .. — • ° I .� • { {. ' . It 1 I State Street-Existing Conditions State Street-Proposed Improvements r 1 .v.........en,.i . c # — ' �� :_a_ �� zJJ : 1»,4m,n ma� . r_ ,� __ State Street between Highland Avenue and Chicago Avenue Proposed Cross Section (Design of Landscaped Planter to be determined) City of Elgin CHICAGO STREET STATION AREA PLAN 29 ' ,,.:;.••,-:.--;:--,,---r--"-';',,-2,,..:7"';'-' ,-2...:4‘.,,:,,,i,:;:i.4..;',7*q.,'''.1A--...;1,-,-.4-•:,.;`0,1 ----5- - 1 i -2-"I - rt i iii///��""" =4x^ # I 11 i�. J 1 View no on State Street just south of Chicago Street-Current Conditions .� v ,,e; , e .., . . . . . _. . d �J�t ,� 9��'. a r~ E y ,...-.., .• . ____.„-4. • ,. '- _ N ,.,. . ... . j .1, i . _ ..... ...... °t` _. z^ ..' x zee •.,=e..'. View north on State Street just south of Chicago Street-Proposed Improvement(Design of Landscaped Planter to be determined) 30 City of Elgin CHICAGO STREET STATION AREA PLAN ' -'''-"?',4*.i';':1'''''471-41L--1-1i7;:': '-'-'-4.i',':i'!"..:.:1::4,;;1..-11ilig'1:1:.:::-;--,:::41.-11'1,?.:-:1,-;,1',,tii:,:1-11:ir''',1:1, :',.:1-,111.:, --..: :,:"1.-'',W:',4''''''J f',.:ii S.' '' ' azik , ...1 * � as y- g- — z r -- ' �', `' , � s _ � sib ° 'N •14 7 {' • ., 2 3 f . \. 4 / View north on State Street-Current Conditions ° ' �` ' s ' 1 " ''R•-'',-;-": -- .' Y C l i- -- . -4 31 k-_[ 4� ► w • - N. ■ . A \ '-. 1 Amok View north on State Street-Proposed Improvement(Design of Landscaped Planter to be determined) City of Elgin CHICAGO STREET STATION AREA PLAN 31 Along the west side of State Street,the City of Elgin should Vehicular access to the Metra Chicago Street Metra Station help aid in develper acquisition of 16-20 North State Street may also be improved near this location with a dedidcated and 210-212 West Chicago Street,should they become left turn lane for southbound traffic on Route 31. available. Recommendations for both locations include the consolidation of parcels for character appropriate 2-3 story, Significant development opportunity is also present on the commercially oriented,multi-use development with shared collection of parcels located at the southwest corner of the parking areas within the block. A tower feature may be intersection of State Street and Chicago Street. The City appropriate at the southwest corner of the Highland Avenue should facilitate the acquisition by private developers of 215 /State Street intersection in order to signify the importance West Chicago Street and 2-64 South State Street as they of this location. By redeveloping these parcels and re- become available and perform parcel consolidation in order orienting their uses along State Street and Chicago Street,a to help develop a commercially-oriented multi-use space more consistent°streetwall°could be established to create (5-6 stories). Development should be oriented towards the a pleasant and inviting pedestrian environment. Existing corner in order to establish a presence along both Chicago structures located at 4-12 West Chicago Street may be Street and State Street while providing a sense of enclosure considered as examples of appropriate character and scale, to a small hardscaped plaza located on the opposite corner, however overall maintenance improvements may be needed across State Street. In order to accommodate the parking in these locations in order to create a consistent and uniform demands associated with development of this scale a development environment. parking deck may be located at the rear of the parcel along the railroad tracks reducing its'visual presence from major roads. This parking structure may also be shared by Metra commuters as well. Chicago Street ' "' , �[ il r, I i i . tl'■, ,■-1 o- �♦ — . . 4e.'. i i 1 1'''..- {- , Fi , .,V, l'■t ;■.I c -- " " �./, . ---' *■'-- - «` i ` I • 'r ;,-V 1 V ' V' '' ^ CV as' • V ;w; ' yP`a sh -AI. f '- 1 a..� .dr«' ;scr a" ��' .:�. .4. e- ..''fig 1 '! 32 City of Elgin CHICAGO STREET STATION AREA PLAN ` --2 s z Y- . ;','11 y.5 , s 3 a ! 4a The current Chicago Street Metra Station building is located just south of Chicago Street on a narrow tract of land between the Milwaukee District West(MD W)tracks ,' -. and the bank of the Fox River. 'The station currently lacks ,t��,_ ; visibility due to existing topography and historic mixed-use I(fr14,, .'4i,`' ' ' buildings at the southeast corner of the Chicago and State :$<. , Street intersection. While the current station parking and 1 : - building functions as needed,the station building itself lacks +-, - ,,,_ i a true presence within Downtown Elgin. / �: I The existing station building was constructed at a time when passengers traveling outbound from Chicago outnumbered ..- those traveling into the City from Elgin. For this reason, the Station was built on the outbound side of the tracks. MD-W Train entering existing Elgin Metra Station Because of evolving Metra ridership,this condition is no longer ideal as current station standards typically place the station on the inbound side of the tracks. Throughout the planning process Metra has considered several options to help with this situation. However,due to ` rt,a number of constraints in the Chicago Street Metra Station • N _ r „^ ,_ Area,those scenarios were unable to work with Metra s { ' : rs,, ,1� 1,T r operations. i ',' �`�- The Proposed Conditions Plan explores one final scenario i. whose goal is to increase efficiency and convenience for both Metra and its riders. This improvement calls for the rehabilitation and enhancement of the old warming shelter Elgin Metra Station with Pace Transportation Center in the background on the inbound side of the tracks. The enhanced structure could accomodate Metra riders as well as additional storage and facilities for Metra. - 1'.--4.i'fir4,i'":411..... ,......--------------7""- \: 1:14/ / e 17rgEi. -, I , . •• • i., , _ -- -. . . S 5 .- . Elgin Metra Station-Existing Facilities City of Elgin CHICAGO STREET STATION AREA PLAN 33 — ,4 '_ Upgrade and Enhance existing warming I } r „ ,_ , - shelter on the inbound side of the tracks -` � ,74 i Although current Metra standards typically place the k" 1`' `, a.s Station and ticketing agent on the inbound side oftracks, I 1 <, = the increased cost and logistical concerns associated with 1 moving the Station and agent's facilities from its existing : ' . .,', location are too great to do so. However,as the existing depot and warming shelter reach the end oftheir useful lives, 3 Metra may consider relocating the depot and station agent .` - to the inbound side. Upon enhancement of the existing ,' -''.: warming shelter,Metra may consider rehabilitation and - improvements of its existing station as a long term initiative. ;. Additionally,the City of Elgin and Metra may cooperate to perform an evaluation of the existing parking configuration near the enhanced warming shelter. If in cooperation with ® cr Metra's Parking and Design Guidelines a reduction in the ■ : drive aisle width along the western facade can be achieved,a more significant landscape buffer may be provided along the �_t �' platform along with dedicated kiss-and-ride spaces. Due to -- anticipated increased usage of an enhanced shelter,handicap 1 ' .. parking spaces may need to be relocated from the parking ; lot on the east side of the tracks. There will be trade-offs in • t relocating these handicap spaces as well as in the evaluation � , of the existing commuter parking lot in order to maximize a ', i' parking efficiency. However,it may be possible to make . k,,..� adjustments to the layout of the Metra Staff Parking lot to 4" L - the south in order to shift the current fence and gate further xi ,�, 7 7-4i ,■ k ` £ g� . '; southward to assist in achieving an improved parking lot tt°r `.' ` ° I l- — with no loss of spaces.Note that the current inbound and outbound commuter platform lengths cannot be adjusted �� y��, � �,,� � p � � �� g due to the geometry ofthe current track layout moving ".S..41:4,.*:' r south towards the equipment storage yard. V{� � � n Of.'-', r de more .. r . ffi . ,, A large area ofparking for both commuters and trains exists in Sub Area 3 along the Fox River currently restricting •;„,,,,'_-:-... ?. y � r .cs#s l4s3' �' s s yetis -. A^- ' > 1t att�ed development potential for this portion of the sub area , , `., , I, >" adjacent to the southeast corner of Chicago Street and State Street. However,landscape and parking improvements Orfian�celt _ S r "met should be incorporated into this area to reduce its visual F effect on the surroundings. Street trees,landscaped buffers, • and parking islands maybe incorporated to diminish the perceived mass of this service-oriented area while providing a more positive impact on the Fox Riverfront and adjacent properties. 34 City of Elgin CHICAGO STREET STATION AREA PLAN ,.. ,. - ',,,.,„,-,--,,-- ,--: `.-.`:''-,-,-:,tf,:',,,i 41:--,-,-:,-..',-,',-,.-Aw;,',„,;,&-","--",-,z. ._ „'.-:,.. '.,-,--- 7 ; ' , . , ', . , , : , ,. ,. ,, ..„1, !, , _ , ,:,,,:_i,';,,,, , Currently,the Pace Transportation Center has an imposing impact on the Downtown Elgin skyline. The shape and character of this canopy structure allow the building a considerable identity on the Fox Riverfront and due to its '; age and current state of it's maintenance,the opportunity to enhance it may exist in order to have a more positive impact / `' on its surroundings while ensuring that the existing building ... ►.1 ...•�" is up to code. �N .- `'�t � r.: N a v Improvements to the existing structure should be coordinated with other improvements occurring in j _: Downtown Elgin in order to minimize disruption to the I - - • surrounding area. Similar materials and style should be utilized to enhance the facility while improving its civic Hyde Bus Station-Manchester,UK status in the Station Area. Implementing the necessary improvements and bringing the structure up to code,will allow the Pace Transportation Center a more positive impact on the Station Area in Downtown Elgin. ,_`!r By combining these improvements,including the , ' 1111`1111111 reconfiguration of on street parking to allow for a widened landscaped median,aesthetic enhancements to the , "- s � Highland Avenue and Chicago Street bridges,streetscape �' i�' N.' i try . '�� enhancements along the east and west sides of State Street, r and building maintenance and aesthetic enhancements,the 416I.s City of Elgin will have successfully transformed Sub Area 3 IP into an attractive atmosphere for its downtown. Milwaukee Intermodal Station ilit t ,,l . Is •r ��r is Rosa Parks Transit Center-Detroit,MI City of Elgin CHICA60 STREET STATION AREA PLAN 35 � ' s s • `" j N .040‘,.-:_, . ,_,... %,,,. ,.. .1°. s .w. - ..-',,:,*;,3*°#4\4,4.t.:. • 4 .-,t 4 ...... . . �`S. N- ..,----e: - *s.% -x„.,---;04 4 ‘,...,,,,_::_ .. .. . ,..„...„ ir. ,_, ,, • „s„..., ., . , . J 4 x :,,,,,...,,, ,.. .. . ,- ,i. ,,.E. ..,,ef"'!.(li;,.1„:1 *‘..,.. •„,.. ,.::4,4,'art.; " 4614'1] ."..il'ill'7.: :4'. .r,„' f5 j � . ,gyp C.C''k a ,41)., \.:..„„ - 11.1, v ',-,-, 0 _.„.,,,,,,A v,,,,,,-- % „..„•,..,..,.,..,, . ,,,..„..,.., ,,,,,,,,,„.„...-,..,...... �I�ln N� ....-•,:a _All V''::,''',,,f-.?'.1-4,p,-Y-7r4: - --.8.7.' .. ir-..,;-, - 4,,,,,-., "'k O 's � «k�"" t �.4\ -40k VD. • ‘,6,--0-:-:--- ._,,,,;,,,!-,---:....„--i :it.:: , il,� Y �.,. _ :. ..„/ yg N '` J ft/ 0V rt.n O ez,Xx 3 V, Ili f' , ii , 'sot ..„.:•�k " �'J, '4:-.ry y -le'� i e'e ,if + y 6 �S Y 1 i «i ,-, -- -.5, 5, ,„5„: , .#. .... 4 i t • • r J" A. . x e d yam'+" 36 City of Elgin CHICAGO STREET STATION AREA PLAN General Recommendations Specific Recommendations • Continue implementing an attractive and unified 1. Establish railroad overpasses along Crystal Street at streetscape on existing thoroughfares. Highland Avenue and Chicago Street as transitional gateways for eastbound traffic into Downtown Elgin. • Introduce high quality"people'spaces to accommodate the growing number of residents, » Perform aesthetic and streetscape enhancements visitors,and employees of Downtown Elgin. to overpass structures including decorative railings,seasonal graphics,and attractive • Implement new development,which reinforces illumination techniques. the high degree of design throughout the area while maintaining high quality public spaces and 2. Introduce infill multi-family residential structures on streetscapes. the triangular block bounded by Mountain Street, Crystal Street,and Highland Avenue of similar • Consider facade enhancements and maintenance character to surrounding residences. improvements to existing aging residential structures in order to update their aesthetic with 3. Develop multi-family residential units along Highland that of the rest of Downtown. Avenue and Crystal Street of high quality design and materials. Locate parking areas for these structures internally,at the rear of the units in order �zs� to minimize vehicular presence from main '. d4 x4 s thoroughfares. Station Area Boundary Sub Area Boundary Existing Buildings Civic Transportation Commercial Mixed-Use Multi-Family Residential Parking NMPromenade/Plaza Walkways Open Space City of Elgin CHICAGO STREET STATION AREA PLAN 37 The limited size of Sub Area 4 does not undermine its significance as a transitional gateway from the neighborhoods located west of the Fox River and State Street corridor entering Elgin's downtown.This approach for eastbound Highland Avenue traffic creates an opportunity to consider land use changes within Sub Area 4 that will enhance this transition and entry sequence approaching Downtown Elgin. Highland Avenue experiences moderate traffic due to a fair amount ofvisitors to the Elgin area that travel through Sub Area 4 to either continue eastbound onto Chicago Street or to connect to State Street via Crystal Street. For a number of reasons including safety,the Union Pacific Sub Area 4 is bisected by Highland Avenue and consists of Railroad prohibits the attachment of aesthetic elements two relatively small development blocks north and south to its bridges. The City of Elgin will need to work directly of Highland Avenue between Crystal Street and Jackson with the UP in order to incorporate these improvements in Street.The triangular parcel north of Highland Avenue is accordance with its own standards. envisioned for in-fill multi-family residential uses where there is an underutilized public parking lot and vacant Downtown approach eastbound along Highland Avenue parcels.This triangular parcel includes relatively steep produces a view corridor terminating directly on railroad topography which dictates smaller footprint structures set overpass bridges,whose current aesthetic is unappealing. into to the hillside with massing and architectural design The Station Area Framework Plan calls for enhancements that will be compatible with the context of the existing to this bridge including new decorative railings and graphics neighborhood. applied or hung from the bridge structure to create an attractive and monumental view termination.This enhanced The parcels that make up the remainder of Sub Area 4 bridge structure is envisioned as an attractive frame of south of Highland Avenue are currently a mix of business view for the eastbound Highland Avenue approach into uses along Highland Avenue and part of the Crystal Street Downtown. While Chicago Street carries two-way traffic frontage.The framework plan shows these areas to be west of State Street,there is significant eastbound local redeveloped as multi-family residential structures fronting and transient traffic approaching the bridge structure and along Highland Avenue and turning the corner to front Elgin's Downtown from the west which necessitate similar along Crystal Street.For this development block,parking improvements to this structure as well. areas are located at the rear of the residences within the core of the block,in order to minimize vehicular presence and Aesthetic improvement of these overpasses should utilize maximize the aesthetic of the area. design cues borrowed from beautification elements introduced in the streetscape enhancements being implemented throughout the Downtown area. Thoughtful design combined with a cohesive style,appropriate character,and compatible materials will transform these overpasses into memorable gateways welcoming all visitors and residents into Downtown Elgin from the west.The applied graphics can be changed during the year to highlight seasons or significant events.Night lighting will be a key element to the illumination of the proposed bridge graphics and improvements while serving as a beacon for the thriving Downtown activity beyond. 38 City of Elgin CHICAGO STREET STATION AREA PLAN s v a cir r '$'. b y Y' Y F t W a„r �.1?mss. Aq-. '�. 4 t �t ` # Fx 44 y8 htr ,, if n X>' _&.„+"....hfla r . ,. n - i t 1 .r z :`'... ice" �++ .7:rr.e, - ...^:;St:;: :::::::''''''e.--:, 1,1''':::;:::-::::ar ' : ---I / Highland Avenue Underpass-Current Conditions t hd s 7a.-& c ., ,". f, � ,.a 7": i oaf � -44f.3, -r E -' ," $ -r t a�-s i`A' `.�,.x M yt-Y �. * mod,. h ; •2dIIfrLr IIiC i,Ila• .��II Ia.r 1111r I1II1r%1111r74111 lilir mall I:: •. * ill ('„J ..1•{C it i . wort �;i ►�I�.= s�. t - : ..._.. i",r«� 'z ,�..... rte', r. ., Highland Avenue Underpass-Proposed Improvements City of Elgin CHICAGO STREET STATION AREA PLAN 39 _,.. t .- ' , \ t r $ a. S ,- orse0011104 . -..' \i . . t k. . ail 1 t � r E t p O \III. F ,; r T' r 7.,4'''•',,0 5 O O'''...Ilk,' tie }�s.-' 6 • r , ,t : O _ r ./ Pu 5 , iv._ lode \tit 40 City of Elgin CHICAGO STREET STATION AREA PLAN sfi, i General Recommendations Specific Recommendations • Consolidate vacant and underutilized 1. Consider the existing Heider Electric Supply parcels between Kimball Street to the north, Company for adaptive re-use of character appropriate Highland Avenue to the south,Crystal Street multi-family residential development.Should its to the West,and State Street to the East for proximity to State Street prevent the existing structure character appropriate multi-family residential from being re-used the site may be targeted for similar development. character and scale redevelopment being proposed on surrounding parcels. • Implement new development which reinforces the high degree of design throughout the area 2. Develop mid-rise(3-6 stories)multi-family residential while maintaining high quality public spaces and buildings along State Street to take advantage ofviews streetscapes. along the Fox River Corridor and into Downtown Elgin. • Design buildings with varying heights and well articulated facades in order to preserve 3. Utilize topography to create an elevated pedestrian architectural interest. promenade along State Street. 4. Introduce ground floor retail/entertainment uses at Kimball Street and Highland Avenue in order to create nodes of activity which promote a positive pedestrian realm along the length of State Street. 5. Provide access to parking and drop off areas off Mill Street Ball Street,and Washington Street in order to Station Area Boundary allow for a consistent and unified streetwall. Sub Area Boundary – — – 6. Locate utilitarian and parking areas along Crystal Existing Buildings Avenue in order to preserve premium views along _ Foundry Park and the Fox River for inhabitable Civic residential space. Transportation Evaluate passive and active recreation/open space Commercial scenarios in Foundry Park and include the po- J Mixed-Use tential to incorporate large scale monuments or public art installations. Multi-Family Residential Parking Promenade/Plaza . . . ... Walkways Open Space City of Elgin CHICAGO STREET STATION AREA PLAN 41 The Plan recommends the development of mid-rise(3-6 stories)residential structures in order to take advantage of existing site topography to yield spectacular views of the Fox Sub Area 5 consists of a linear area stretching from Kimball River corridor and into Downtown Elgin.Access to parking Street to the north,Highland Avenue to the south,and is and drop-off areas may be accommodated from secondary bisected by State Street(IL Route 31).Included in this streets running perpendicular to State Street,such as Mill sub area is Foundry Park,Metra's Milwaukee District-West Street,Ball Street,and Washington Street. railroad tracks and the west bank ofthe Fox River to the east. A group of six blocks defined by a mix of aging commercial/ Building orientation should locate utilitarian/non-desirable industrial structures fronts State Street and transitions too uses along the western edge in order to allow the primary a mix of single and multi-family residences,up the hill,to facade of the structure to face eastward.By orienting new the west.Much of the land area in this sub area remains development in this manner,the City can ensure the vacant however few businesses are still in operation along creation of a consistent streetwall ofvarying heights and the corridor.The City of Elgin currently owns several parcels articulated facades along Foundry Park and the Fox River including the public parking lot at the northwest corner corridor.It is important for future development to maintain of State Street and Highland Avenue and could attempt to a high degree of design while generating similar architectural consolidate the remaining parcels in the area in order to interest as other newer development throughout the allow a substantial development opportunity in this location. Downtown. The Station Area Plan recommends land-use modifications The presence of considerable topography in the area creates on all parcels west of State Street in order to allow for a an opportunity to develop an elevated promenade along the complete redevelopment of this area,with the exception of western edge of State Street In this location,a retaining wall the Heider Electric Supply Company building located at the may be constructed,set back from the curb line in order to northeast corner of State Street and Mountain Street.The create an elevated walkway along the proposed residential existing Heider building may represent a potential example structures.The elevation and setback of this space will for an adaptive reuse project,transitioning to a use more greatly mitigate the issues associate with State Street traffic compatible with that of potential future development in the while also providing enhanced views from ground floor area.While this structure appears to possess a great potential dwellings.The proposed promenade represents a safer and for adaptive reuse,it should be noted that its proximity to the more pleasant environment for pedestrian traffic. State Street curbline may limit potential improvements to the pedestrian right-of-way along the building's frontage and Foundry Park is an element of Sub Area 5 that must may in turn benefit from a complete redevelopment. continue to be featured.Named after the former foundry that occupied the site,the Park is bounded by State Street to The vast majority ofprivately owned land within Sub Area the west and the west bank of the Fox River to the east.The 5 is vacant.Because of this,the City of Elgin should attempt Station Area Plan recommends the preservation of Foundry to help a developer consolidate parcels in order to allow for Park with an evaluation of active and passive recreation/ substantial multi-family residential redevelopment along the open space scenarios to determine enhancements to be west side of State Street between Highland Avenue added to the park in the future.A formal landscape plan and Kimball Street.Additionally,strategic locations at the maybe developed and circulation should be maximized southern(Highland Avenue)and northern(Kimball Street) through the addition of additional paths through the park. extents may be designated for multi-use structures in order Additionally,due to the size of the park,further design detail to introduce ground floor retail/entertainment uses. could be devoted to the development of formal or informal spaces to incorporate large scale monuments or temporary or permanent public art installations such as the installation of the Elgin Historic Windmill which has been approved and is currently awaiting installation. 42 City of Elgin CHICAGO STREET STATION AREA PLAN - € �t i,ate p s , 3 4 3r k g Aa-1 f s L�^� p ,�;k �; s ,x. - �. 6 '• � "yae' a{ our• "lento- y ( sr � t i :, a, 111 1 " ! ► 11 11 1/'. y ' 11 N; .r► _ .._.. Northwest corner of Highland Avenue and State Street-Existing Condition ::∎ 3 r 1p TM` - l''''''',,•kA�' 3. a2 ;z �. 'a r' 3C'f' as • ,'''"' ' °ax-ga v f 5'v uxc w LYA, . p ' '; '. .rte - .�:.. ( I -. _lc.�- /� 11 11'°il ii, wa_ 11 'ii, 11 1) a k, - ! -, 1 � f , .1 11 IF 11 • 11 11; 11 �1 . : I� , � � 1 I I1 r Ia � � _ . .'�� ■ Northwest corner of Highland Avenue and State Street-Proposed Improvement City of Elgin CHICAGO STREET STATION AREA PLAN 43 > „ 1 l FFF •+ tea 9 -.tk '`" `� r hf • l� - f,. I ....-. J 9�jI` •♦' A ' Y'�7 +41,'. LLY `Y� Y •`, i-. w. v 1 .. - 1 Intersection of State Street and Washington Street-Existing Condition arm�� ` `- A.a a «a '4t4 v }.^ "tea ► �a a: 1 ^---... __�___ - - ,I ~ , _ II ...INK -_I. f f r , 1 1 T'� ,..4-7 t 1 �_ J ■ Intersection of State Street and Washington Street-Proposed Improvement 44 City of Elgin CHICAGO STREET STATION AREA PLAN rr 1 e, # :R. ' n°t s 4 ■ A.r4x t . . ,....: •,.. , . • , .,.,..,„„:„. . , ,, - -i,, , 1 i • i ......... • •,...,.,,,,,,,, ,,,•_.., _ . _.__ -- , r Southwest corner of State Street and Lawrence Avenue-Existing Condition ,i. 11 gg, } r „ �jaz • ,.•Lih.114111 146L 1 ' '..-'7.'" j . a 1 . . --, - ' .-7 III' ~ a � _1 . —i i II— j i l i 1 i I II IIIi! H1 r Southwest corner of State Street and Lawrence Avenue-Proposed Improvement City of Elgin CHICAGO STREET STATION AREA PLAN 45 ,....i�► , , CHAPTER 4 ........., , ELGIN THE CITY IN THE SUBURBS" L ""'"gn Guidelines . ..,...- • , .. 1t111 e t 1 .i 1 11111 _ Fi � ,• ,-- . . - i ling '.; -g-A- ••. ---,,, '-4.=':.,`-= .-... r,,,'1-'4' ,04*...,40,,,.:,,,zw• ''-4' • :.,-..,)„. , , .; ° � ' rain ll k� � i � •, 1. * c' ! 1111001.1!t . r r , I •;k ' 1 i [i 1l,. . 1,—.1r.s f _ a t �� IL re ■ I Design Guidelines are a useful tool utilized to provide an overall framework for a City,to achieve a sustainable,context- sensitive,and aesthetic redevelopment of public/private area while encouraging an enhanced relationship with local transit and pedestrian friendly amenities. The goal of these guidelines is to provide a clear and concise set of directions for the City, its elected officials,and the community to achieve the objectives outlined in the Chicago Street Station Area Planning Study. The design guidelines are organized into two sections."Redevelopment Guidelines"address private property improvements such as the built environment,off-street parking,vehicular access,and transit/pedestrian amenities. "Transit and Pedestrian Guidelines"focus with general public improvements along major streets in terms of transit and pedestrian access improvements and streetscape amenities. The City of Elgin has already performed a number of studies aimed at creating a cohesive and compatible Downtown environment. Many of these elements,which have already been implemented,have made a successful impact in establishing Downtown Elgin as a unique and noteworthy place. The following guidelines provide a general framework compatible with previous studies,for areas of development within the Chicago Street Station Area that have yet to undergo these improvements. City of Elgin CHICAGO STREET STATION AREA PLAN 47 i is i Street Wall Design 1111•1111•1111=1•11 &Z.!•.uuMMIIIMIL. r USIA , Buildings fronting major streets within the study area(e.g.IL f,tj .a 1 ". N. Route 31,Highland Avenue,Chicago Street)are encouraged j ':,, a to respect,reinforce,and enhance the entire streetwall. , I, Streetwall design is essential to creating an attractive and I .a...i pedestrian-oriented station area environment. ! • Consistent building frontage is encouraged for each block along major thoroughfares,with each I structure being located at the build-to-line. Landscape should be encouraged along the Consistent building frontage to help define street edge • frontage to establish continuity between buildings and define areas of the streetwall where buildings are absent. 11.4,',- _ .If• • Corner buildings should be enhanced with �"� r �+� distinctive architectural and design features in .. order to help define adjacent intersections. ,,..i....' • Structures should range in height from 3-5 1 stories. Corner buildings may utilize the ,# _ ►.: increased heights in order to provide a sense of .. , monumentality at specific intersections. Corner buildings to hold and define intersection • Building massing and site design should be coordinated with adjacent properties to provide r. a cohesive and architecturally rich,Station Area ' development. .-""+, Building Placement&Architecture `l . l Building location and orientation on redeveloped parcels I »- , are important factors in helping to create and improve a rich 1 ` : , '.-1 1 development environment. The guidelines outlined below 100' 11 help both new and renovated buildings ensure they are of Coordinate site design with adjacent properties to create a rich environment complimentary character to those of the surrounding area, joining together to create a transit-based/pedestrian-friendly environment in the Chicago Street Station Area. 48 City of Elgtn CHICAGO STREET STATION AREA PLAN Building Location and Orientation • Commercial uses should be located on the • Station Area redevelopment should utilized the ground level,opening directly onto pedestrian concept of"build-to-lines"versus traditional paths. setback lines. » These uses should utilize well designed, » A built-to-line establishes the point to which transparent shop fronts in order to promote buildings should be placed and provides an interaction between uses inside and the development projects with the opportunity to pedestrian environment. achieve a consistent but well-articulated and - • Clustered retail establishments are preferred architecturally interesting streetwall. versus standard strip retail development. • In instances where buildings do not approach » Benefits of clustered development include the build-to-line,the resulting space should be occupied by an active use(e.g.outdoor seating/ vehicle and shopper convenience as well as traffic gathering,outdoor dining,or other people- reduction. oriented spaces)in order to create a sense of » Transit can better serve clustered businesses by place within the Station Area. providing one-stop services. • Build-to-lines may be manipulated by the • Service areas and loading facilities should City in order to result in specific spaces within be located out of view from major streets Downtown. and intersections. They should be enclosed, • Public entrances and walkways should be screened,and positioned to minimize their clearly defined utilizing facade articulation or impacts on adjacent uses. other features such as;porticoes,awnings,or — -- other entry features that contribute in a positive • manner to the overall building design. --- "` • Corner buildings should be designed with equal Ai attention paid to both facades.All sides of the building visible from the street should comply 014 C-7 i: with the design guidelines. it _ , • Landmarks and other focal points should be created by placing signature civic,institutional or other architecturally prominent uses in high Occupy resulting spaces with active uses visibility locations such as at major intersections _ or terminating the vistas of significant corridors. gelk - It "Pliftlipliiik ti,.- 1�) C 1. . / If 4.,. �1j� DO ,.,li`I� IJ�+ 41146,,, Itip_Wfr Service areas&loading facilities screened from public right-of-way City of Elgin CHICAGO STREET STATION AREA PLAN 49 Building Height and Proportion • Variation in building height is encouraged to " t create an attractive and architecturally interesting - roofline. • Building heights should be complimentary to j/' surrounding uses,with a suggested height of 3-5 stories along major streets and 2-3 stories ;, ..� elsewhere,in order to achieve economic vitality. • Corner buildings should be built utilizing Corner buildings to anchor intersections maximum heights in order to provide significant anchors to major intersections. wil » If this is not possible,buildings may utilize extended facades and parapets in order to gain .- ~` F� extra height. �° « I ? - ,:- partite design: —UT - a , Y 6 » Base-Ground level,providing a visually solid ' ` 1 base,scaled appropriately to the pedestrian t — — realm; Tripartite composition:Base,Body,and Cap » Body-Upper levels,forming the primary massing \\� I''0;7 •• x of the building,utilizing features which break up �� w , q ��4,41y--- monotony and provide architectural interest; mot'% I' a A �'�® 0 » Cap-Top level,roof or parapet �• �` ;; ,; . �� • Buildings should utilize vertically oriented 't _`4,--; .414,444,444,I I '� windows,columns,and other architectural °=: . �� features along major thoroughfares in order to Obi, • =n r avoid blank and windowless facades. \W. '''':41-01:4,-,..'..• I ' . » Windowless expanses ofwall on street facing Roof forms integrated with building architecture facades should be prohibited. ., - " °'..ia ' ` 1 r v± • Building roofs are integral to the massing of the 4""., building and should cover the entire width and depth of the buildings. » Superficial roof forms such as"mansards"affixed to the building facade are prohibited. Vertically oriented windows,columns,and architectural features 50 City of Elgin CHICAGO STREET STATION AREA PLAN a �-�c . Access & Circulation Sp Vehicles - - .. • Access to building should be provided safely ' ter• ---- , and conveniently for pedestrians,persons _ °""'°° K with disabilities,bicyclists,automobiles,transit 4 ti customers,and vehicles. . ~ • Vehicular driveways should be consolidated to I limit curb cuts and points of conflict between vehicles and pedestrians particularly along Route ---- - 31. Garage entrance with wide turning radii along minor streets • Drive aisles for vehicles should be designed • such as to allow transit to employ an efficient s circulation route through the site. #,, Drive aisles should be aligned across drive lanes and other parking areas. _,:F4;, b -. • Garage entrances,wide turning radii,driveways, I ' and dedicated turning lanes should be located , along minor streets away from primary k, pedestrian areas. Mid-block access to rear loaded parking lots • Internal roadway networks for community shopping centers should be designed to 411 - 1 1 accommodate transit vehicles and provide access A- P .i 47_,--4 , to major retailers. ` .i Pedestrian and Bicycle —- :- :.11 • The pedestrian system should include ! , convenient connections between public sidewalks and significant destinations such as shopping centers,community institutions,and _ x 44"' recreational areas. E Direct pedestrian connection from sidewalk to neighborhood park • Walkways should be designed to provide pedestrian linkage from buildings to transit stops. { Walkways and bikeways can be located through open spaces and along designated easements to provide direct access. , _ _ - - /-1 • New development opportunities should provide -mid-block breaks/passages to allow for access to `. p ,... transit stops. i,. • Bicycle routes should be provided within the Station Area to encourage cycling for commuters, Provide clear bicycle markings to encourage cycling shoppers,and for recreational users. City of Elgin CHICAGO STREET STATION AREA PLAN 51 Parking Location and Access • Parking areas and garages should be located to the side/rear ofbuildings accessed from minor -- 7--- -" _ _° streets. 'JY � r- —� — I rj ,•. » Where this provision is not practical,parking s - F NJ I should be screened from view from the we pedestrian realm through the use of a decorative , wall/fence or a landscaped buffer. • Parking garages should be designed to I -- i accommodate retail or other active uses on the Parking garages should be designed to accommodate retail ground floor. • On-street parking should be encouraged along :OF + > If J� If iv streets and internal circulation routes to >�04� 4„ promote a pedestrian-friendly environment. �� % �o I • Shared service areas should be accessed from an .- _ `/� + l 1110.alley or at the rear ofbuildings. IIt to�� _n �� / �� • Parking facility design guidelines should `�;7, ,. .% ;PO 44i�'v'■also be completed in accordance with City -Al'''.� �' .' �� requirements. ` - Off-street parking located at rear ofbuilding » Commuter parking requirements should meet .. - i standards established within Metra's Parking -- �1.14 f`4► 1► i'.� Manual. _ � ". U� @ •• _ �•��*ai It /ice t �E,s� ��!■ice. • r. Shared parking between buildings as well as division of large lots ,•∎"4“s *3 - - C. 'NER ■!Ire.Pr)Paige R rl • 4ke r n r IS,..;....4,�a: �. -� _ Planter beds used to soften visual impact of parking 52 City of Elgin CHICAGO STREET STATION AREA PLAN Screening and Landscaping ' •'` "` • Landscaping/Streetscape and other site •, , _ � -• i amenities are crucial towards creating a positive w j oil 1 , 4 environment for pedestrians and should be an e , integral part ofthe overall design ofthe building `1��, t •;¢ :i• .,� ,' _ and site improvements. �yY` • Street trees should be provided along all major e ' P g major r thoroughfares including IL Route 31,Highland 1 Avenue,and Chicago Street,at equally spaced intervals. Incorporate landscape/streetscape to enhance environment Design of street trees should be coordinated - - — - - - - with the planting scheme and overall site r improvements. • Retention areas,where required should be designed as attractive water features. ?,� • Surface parking lots should incorporate W landscaped islands(one per twelve(12)spaces) .�.�.,. 41, -r. and shrubs and trees to act as buffers from ,,, pedestrian walkways and major streets. , - 4 'r.*.AU.�+�A}'-�.'e,;,.kw,�xn,•..crmxY,.xwrl�Rvt3,a :n-�., �•e.'._: Provide street trees along major thoroughfares Parking areas in general should be screened utilizing ornamental fencing,dense hedges,and other landscaped al II__ plantings in order to reduce their visual impact on , surrounding uses. I • Specifically,Metra commuter parking lots should incorporate landscaping around the perimeter to act as buffers from pedestrian walkways and streets. a d. b "^' • Parking areas should be well lit and include ,-.R • pedestrian-oriented street lighting to ensure - -.-40.4 `~` ■ safety of pedestrians and bicyclists. "I 1 l . deb` , Design retention areas as attractive water features City of Elgin CHICAGO STREET STATION AREA PLAN 53 Signage and Wayfinding Shared Parking • Signage should be designed in proper scale with • Shared parking areas are encouraged to between building and site elements,complimenting rather commercial and mixed-use buildings in order than competing with the overall design ofthe to limit curb cuts and promote clustered site. development. • Well-defined business and wayfinding signage » Parking lots should be linked to provide internal should enhance the architecture and streetscape traffic circulation as well. character ofthe Chicago Street Station Area. • Parking requirements for major commercial >> Existing wayfinding systems should be users should be revised to provide greater density continued to help ease of identification and to and diversity of uses. promote patronage for uses in Downtown. » Wayfinding signs should include pedestrian i.1111111•SWAMP%i 11=11111=11 MO 1r — oriented signage to help aid in pedestrian '�' � circulation to key locations and Downtown -,',,,(1' t . l t , �, amenities. 1 ! '- • Business signage should be affixed to the facade ; ofthe building but should not compete with ('. the overall architecture and should not obstruct iij p 1,i edestrian visibility » Signage should utilize back-lighting with well- , . designed building mounted fixtures. Signage should be of co"listen:I design �, �N.� » Free-standing business signage should not be •.'•• 1, allowed. • Informational kiosks or booths should be provided at bus stops. tiu `'' r-� ,,fir; 1 .-,:- » Kiosks may display transit times for local buses, „ xi `_ _' trains,as well as any other major activities in the • • . 1 i.164' city of Elgin. • Parking areas should be identified with signage — --1-F— I a both on site and leading to specific garages/lots. Business signage should not compete with facades/storefronts • Signage should be of consistent design,materials, construction,and color palette to ensure a cohesive system which helps identify the Chicago Street Station Area. 54 City of Elgin CHICAGO STREET STATION AREA PLAN Transit Station and Shelter Design . • Transit shelters should be provided at all bus stops along major thoroughfares to provide riders """`" " weather protection as well as seating. 1 • External,pedestrian-scale lighting should be provided immediately adjacent to stations and - I shelters. • At stops where shelters are not possible,benches ""- Provide shelter at transit stops should be provided at a minimum. • Shelter/bench location should pay special consideration as to not interfere with pedestrian activity on the sidewalk as well as handicap ¢_ accessibility requirements. ' • Landscaping such as shrubs and planters should <a be provided at all bus stops/shelters to enhance the aesthetics of the area and increase passenger comfort. • Bicycle parking facilities may be provided near train station and bus stops to promote a multimodal system oftransit. • Information panels and accessories such as electronic messaging systems should be ^� incorporated into the design of shelters to Pedestrian scaled light fixtures and attractive landscaping provide real-time updates on transit services. *Please visit http://wwwmetrarr.com/techservices/for Metra Station Design Guidelines. Additionally,Pace development guidelines can be found at s www.pacebus.com/guidelines. Information panels and electronic messaging systems City of Elgin CHICAGO STREET STATION AREA PLAN 55 Access & Circulation • Design ofbicycle parking facilities should be coordinated to compliment other street furniture Vehicular utilizing similar materials and design influences. • Driveways and parking lots should be • Dedicated and clearly marked bicycle consolidated to limit the number of entry and connections should be encouraged between exit points from major thoroughfares. existing uses within the Station Area and the • Vehicular circulation should be promoted by adjacent neighborhoods and communities. aligning drive aisles. • The use ofbumpouts should be continued to slow down vehicular traffic and reduce crossing distances. Pedestrian and Bicycle • Walking distance from any Downtown `-`—: ,4 ' destination should be no more than 'A to mile i;, '`j ' S 10 r,0 1 ,' to bus station facilities. -j I ��a ' • Elements impeding to pedestrian circulation ,- should be minimized including meandering ' """ " ' . . '�� • sidewalks,disconnected sidewalks,fences,walled developments,berms,sound walls,and expansive - parking lots. _... -. , • Paved pedestrian pathways should be fully — — accessible utilizing ramps,visual guide signage, Avoid meandering sidewalks and other impediments to pedestrians and railings(when necessary). » ADA compliant curb rants and detectable - warning strips should be provided at each :w ?' intersection and crossing. r I 4 • Connections from bus stops to sidewalks should - • be paved for ease of access. N►` —. i • Standard pedestrian sidewalks should be a minimum of five(5')feet in width. .. Commercial sidewalks may be much wider and Bicycle parking should be provided throughout Downtown based on standard practices. r�• , ' . • Clearly defined mid-block crossings should be provided utilizing materials with different colors ` and textures. . , • Bicycle racks,like other street furniture, • •"" ""'� ,. should be provided along major roads and at key destinations including bus stops,Metra "r? ' Station,commercial locations and other retail/ ,`- '- ,s <.g4 employment centers where demand for these — -- amenities is increased. Landscaped bumpouts help reduce pedestrian crossing distances 56 City of Elgin CHICAGO STREET STATION AREA PLAN Landscape and Streetscape �' • Streetscape design and amenities should , hould i • be pedestrian focused and should be i lip`�-, �l,i i coordinated with major improvements along all .4,..•; thoroughfares. l • Major thoroughfares should provide enhanced is , ! ='' parkways featuring appropriate sidewalks and streetscape treatments. MP Amenities will vary depending upon location, Utilize tree grates,on-street parking,and pedestrian furniture but a palette of common visual elements should ---- ' I! be used throughout the Station Area in order to ,a ,, , serve as a unifying feature of the area 0�' I 11 Sidewalks should utilize planting strips/ 1 :1 ': '' • '' landscaped tree grates and on-street parking p i: ,i - along with other trees,shrubs,and bollards to I „ I� protect pedestrians from vehicular movements. ' ` • Pedestrian safety should be a priority maintained by providing clear sight lines for both vehicles and pedestrians at site entrances and between Terminated view corridors public parking areas and public walkways. • A unified collection of streetscaping amenities - `- .... including public gathering spaces,landscaped planting areas,bicycle racks,street lighting, x N. benches,and trash receptacles should be incorporated throughout the Chicago Street _ - Station Area ' /r - 0., • View corridors should be terminated with /t if ;; I distinct architectural features or monumental streetscaping elements. I • Accent lighting is encouraged on buildings with ` fine architectural detailing. "` • Parks,active recreational areas,and natural open ," space should be brought into the Station Area by providing pedestrian and bicycle connections t�. from these areas into Downtown. r • Pocket parks and other"people spaces"should be incorporated throughout the Station Area toy ., promote visual appeal,social interaction,and a w "'� I community environment. Incorporate pocket parks and`people spaces" City of Elgin CHICANO STREET STATION AREA PLAN 57 tom Signage and Wayfinding � .� ",. ' , �, • Signage should be clear and unobstructed by }•'} w-.� Y '\ , 'f a trees,buildings,or other structures. i -��, '" ' ` • Major commercial areas should consolidate , ' "" > ' 1• k � signage onto one ground mounted sign _ . "= '' 0.containing the logos or names of each business to . �r ."`' I avoid signage clutter throughout Downtown. • Unified gateway elements should be provided at major access points into the Station Area Incorporate gateway signage designating arrival into a special"place." — • Wayfinding signage should be at an appropriate r ,, scale to guide both visitors and residents to local amenities and Station Area businesses. • Billboards and free-standing business signage that obstruct buildings and streetscapes should ,rt. be discouraged. " _ _ • Maps should be placed in kiosks to supplement $ directional signage at key destinations to reduce A wayfinding system should be used to help identify Downtown the amount of"directional"wayfinding signage. • Reflective surfaces should be discouraged for 10 signage as they hinder visibility for pedestrians v''o and motorists and are difficult to read. .; s ,• '- I • A common theme should be compatible + -1 ; with existing signage including entrance ,.,..i -> signs,directional signs,wayfinding signs,and � ' '' pedestrian kiosks. Overall theme should relate to the Downtown t- - 'e Elgin branding strategy and should consist of „ - I' common colors,materials,fonts,and logos. T "" ID.- , i (r s. 'i r 4r i � __ <..__ Example of a wayfinding/informational kiosk 58 City of Elgin CHICAGO STREET STATION AREA PLAN Ill , CHAPTER 5 t ELGIN ,, THE CITY IN THE SUBURBS- Implementation & Funding , _.. _• . _ ,. - ..„.„ , . ...„. • ,., ... , „ —- ,._„, -i, --_..3_ ri:Ati. Itir74.-:- ,_„.0,01tAkilmtik—TrA. -- -"':—;:t------- ,. --.:- 1 _,,ti ', �c.e .•: �.ter►�": - -�� `R`- _Y,�". �� .._ . -^e°� 7-'''-7.. `=fir. .'�' 4 4 v. 1 ma1x'. # 4 .-. j „ ' '1 t - r a,- 1 r; i , __ .,,,,,,iit%.„. .....„0.r.... ......,.... _sloe iiriew_.,e_. ...__:,,.,....4.1,.... t,"0, 4;;;10.0,..:.....T:464.r.,..,.:-. ''.`".. 1":1_..,,,.-„,.,' ■ i. s ` In order to enhance existing development,promote redevelopment,and achieve a true mixed-use,transit oriented development throughout the Chicago Street Station Planning Area it is important to prioritize the diverse initiatives outlined in the Chicago Street Station Area Plan. The Implementation Priorities chapter of this document includes an outline of prioritized implementation steps and potential funding mechanisms to outline a path to move the plan towards reality.Key initiatives introduced in the recommendations chapter ofthis plan are organized into immediate(<1 year),short-term(1-4 years),mid-term(5-9 years),and long-term(10+ years)time frames. The Station Area Plan also recommends a number of tasks and programs that the City of Elgin has already begun. These priorities are classified as on-going and the City should continue their implementation. Each ofthe priorities is broken down to provide a description ofthe recommended initiative,a list of responsibilities to help achieve each task,and the parties responsible for ensuring and monitoring the success of each recommendation.While each ofthe recommendations are made based on research and the participation of all current and potential interested parties,the elements and variables ofthe Chicago Street Station Area Plan are continuously evolving and should be reconsidered and adjusted going forward. To assure that goals,actions,recommendations,and objectives continue to have community consensus,it is recommended that they be reviewed and revised periodically to correspond with emerging economic,demographic,political,and Downtown ownership characteristics. This periodic review will allow for modifications and adjustments to the plan to adjust to changing demands while maintaining the long-term vision of the City. It is recommended that the plan be reviewed annually,with formal updates occurring every 5-6 years. In order to promote the Chicago Street Station Area Plan's long-term success,the City of Elgin will navigate continually changing priorities,budgetary constraints,difficulties in facilitation,and the ever-changing needs of both public and private interests. City of Elgin CHICAGO STREET STATION AREA PLAN 59 ,r Q4,: Y, ,,...,.. „, , „,„,...t ..„,:,,,, 1 ,,,,,. .t ,,,,, ,;.! .. , ,...„ h ..„ ,:. . , ,, , , i. , , ... THE CIT IN THE SUBURBS'" Y 60 City of Elgin CHICAOO STREET STATION AREA PLAN . � s :: ' `• . ,r • " . 4'' ,• .1'� �, ', Y , .� , .. . mo ' r " }f ..omit i /,-.%s Ailai, 4• , 4i. '"7 ! __,g �J } V w J ,/ 2- -4 ., „- I t„z, __. Ir 'fir / — """"1"f5 s es�+.wr^' 'r — Task Priority Timeframe Responsible Parties Continue Investment in the Neighborhoods Proximate High On-Going City of Elgin staff,DNA,and Neighborhood to Downtown Associations Promote Food and Beverage Establishments High On-Going DNA,City of Elgin,Property Owners, Commercial Real Estate Brokers,and Downtown's Food and Beverage Business Owners Continue Coordinated Support for Tenant Recruitment High On-Going DNA with support from City of Elgin, Efforts in Elgin's Downtown Downtown's Property Owners,and area Commercial Real Estate Brokers Capitalize on Downtown Elgin's Natural Assets High On-Going City of Elgin,Property Owners,Local Commercial Real Estate Brokers,and DNA Cultivate Downtown's Historic Preservation High On-Going City of Elgin and DNA Opportunities Monitor Casino Growth Plans,and Consider High On-Going City of Elgin Officials and Staff,DNA,Grand Downtown's Complementary Options Victoria Casino City of Elgin CHICAGO STREET STATION AREA PLAN 61 . .ar- .•:. ?..M111.1171'"";" f M1 it ent��a•P• ice°.es _ , 1 .t.t. , .. _ . . A , N _, V. !rift ...-,,,,414.0,. ‘....,,,, iete: wr �� . .� - 'rte, ° 14: r i r J Continue Investment in the Neighborhoods Proximate to Downtown The City and its private sector partners should continue investment in those neighborhoods surrounding Elgin's Downtown. Neighborhood improvement proximate to the Downtown creates more potential Downtown customers within walking distance and contributes to Downtown's overall vitality. The City of Elgin already has various neighborhood reinvestment programs,and the DNA has a"Block by Block"program which assigns each block in the downtown area a volunteer liaison who serves as a first point of contact between residents,businesses and the DNA and its resources. Prioritizing and coordinating these initiatives will have a long-term benefit for the Downtown. Priority.Timeframe,and Responsible Parties Priority: High Priority Timeframe: On-going Responsible Parties: City of Elgin staff,DNA,and Neighborhood Associations Action Steps: Improving and strengthening the neighborhoods surrounding Downtown Elgin will enhance local perceptions about the broader Downtown area and exemplify Elgin's ongoing commitment to its neighborhoods. • Continue current programming such as the"Block by Block"Program and introduce new initiatives to help improve the neighborhoods surrounding Downtown Elgin. • Continue to promote high quality housing options in and proximate to Downtown Elgin such as the Fountain Square on the River Development and River Park Place Townhomes. • As appropriate,investigate and adopt best housing-related practices from communities with characteristics similar to Elgin. 62 City of Elgin CHICAGO STREET STATION AREA PLAN Promote Food and Beverage Establishments The market assessment indicated that the number of food and entertainment venues within the Transit-Oriented Development(TOD)is relatively low compared to similar Downtown TOD's. This should be a specific recruitment focus of the DNA,as this not only fills vacancies but also adds to the overall entertainment culture that is typical of a larger downtown. Priority,Timeframe.and Responsible Parties Priority: High Priority Timeframe: On-going Responsible Parties: DNA,City of Elgin,Property Owners,Commercial Real Estate Brokers,and Downtown's Food and Beverage Business Owners Action Steps: i'I "� Building a cluster of quality restaurants,bars,and I I entertainment venues should be an important priority I'`i i'! _, k' for DNAs tenant recruitment efforts.The City of Elgin,as described in following municipal review recommendations, can support these efforts by improving certain small business regulations and processes. h' • I4 + { • Based upon current market knowledge and `+ current business locations,identify possible locations or sub-areas to build upon successful food and beverage businesses. • Meet with those property owners and brokers to Frhh} �s�j' • i determine if their available ground floor spaces o+1y St %0 I can be readily improved for use by a restaurant rQet C�Iltlpa , ie operation. , • Meet with nearby food and beverage owners to discuss what complementary food and beverage >; , businesses,if located nearby,would help their business. ? , • Identify likely food and beverage operators from surrounding communities with experience operating in Downtowns or as destination businesses.Determine if these same owners - 4a would be interested in a Downtown Elgin location. • • Proceed with ongoing DNA recruitment _ processes,and work with the City of Elgin to ;4, k 1 mitigate any regulatory issues. City of Elgin CHICAGO STREET STATION AREA PLAN 63 Continue Coordinated Support for Tenant Recruitment Efforts in Elgin's Downtown The Downtown footprint exhibits ample opportunity for additional tenanting and re-tenanting. The DNA has a focused initiative in this regard,and new tenants have been recruited in recent months. The DNA has also served as a conduit for small office tenant recruitment for ground floor and upper floor tenants as well as potential tenants for the Elgin Technology Center. These focused initiatives should be continued. Priority,Timeframe.and Responsible Parties Priority: High Priority Timeframe: Immediate/On-going Responsible Parties: DNA with support from City of Elgin,Downtown's Property Owners,and area Commercial Real Estate Brokers Action Steps: DNAs work to recruit viable ground floor and office tenants to Downtown Elgin remains successful.With ongoing interest in Downtown lease space,DNA has the opportunity to affect Downtown's overall business mix through retail and restaurant cluster development and by adding to Downtown's employment base. • Continue to support DNAs active Downtown tenant recruitment work.This includes ensuring that new and existing tenants can capitalize on the success of neighboring businesses through cooperative efforts with the DNA and the utilization of its resources. • Maintain the current local partnerships supporting tenanting among DNA and the City ofElgin.These partnerships could be expanded as new opportunities appear. • Identify additional recruitment opportunities that can expand the successes associated with the Elgin Technology Center and Artspace. it - I `�. 4 Y . " ice- il, _ ..' . . ,..... , .. .a . • .., , „.„,,,... . i r jr... . ..., ' 7. , fA ems•_ ,ry ,4' • r ... ,",Q„ { i �lt► -,,,,, ....„..44; " 4-4.L.14, s' — fix ` . - 1 64 City of Elgin CHICAGO STREET STATION AREA PLAN Ea \1 '� I 111 1 - i v. ,1 1 311 w MI ■ q , -,ityv- P AN A 111 III r4i==,—__ir..___I,.._/.. . fli -.-.--.-.-. rl .....N 0..10% M . Capitalize on Downtown Elgin's Natural Assets The Riverside Drive Promenade project underway is an excellent example of the City taking advantage of the attractive riverfront and integrating its assets with the Downtown. Prior to completion,a very specific marketing and tenant recruitment initiative should be focused on this block.This represents a very unique opportunity for an exciting cluster of entertainment and restaurant venues(and perhaps attractive living quarters in the upper floors). Priority.Timeframe,and Responsible Parties Priority: High Priority Timeframe: On-going Responsible Parties: City of Elgin,Property Owners,Local Commercial Real Estate Brokers,and DNA Action Steps: The riverfront is the study area's most important feature and amenity.The redevelopment project can serve as a catalyst for overall tenant recruitment efforts and mixed-use development. • Work with project developers and their brokers to identify tenant plans. • Integrate these plans and their opportunities into Downtown's overall recruitment efforts. • Work with surrounding property owners to capitalize on these opportunities for tenanting. City of Elgin CHICAGO STREET STATION AREA PLAN 65 Cultivate Downtown's Historic Preservation Opportunities As indicated in the Local Market Conditions segment of this Study's Real Estate Market Analysis(Appendix A),the City of Elgin has a sophisticated historic preservation program,and there may be significant opportunities in this regard. City staff,in cooperation with the DNA,should take advantage of these opportunities as they develop. Priority.Timeframe.and Responsible Parties Priority: High Priority Timeframe: On-going Responsible Parties: City of Elgin and DNA Action Steps: . As a Certified Local Government(CLG),the City of ��. 1 1 I Elgin has a demonstrated historic preservation ethic i and understands how to use available preservation i • i ' 1 - incentives.The River Edge Redevelopment Zone,which l J r1 i` j' . f ' encompasses this TOD study area,represents a potential . tool for owners ofhistoric buildings(specifically,certified fl,;=` ' — historic structures)to continue their history of property , improvements.Like the riverfront development noted 1 above,engaged owners on the west side of the Fox River can make a different,but equally significant,impact on � =--� Downtown's economic success throug h tenant and property .- _ improvements,including upper story rental housing. a \ . 1∎, • Reconsider Downtown's current and best 1, t 1 opportunities to capitalize on historic ' k . preservation incentives and affect these r5 yti ► its.. implementation priorities. = '� -,4;.. AK 1 • • Ensure that those opportunity properties,meet 1. " the necessary incentive criteria. • Encourage owners to access incentives when improving their historic properties. 66 City of Elgin CHICAGO STREET STATION AREA PLAN Monitor Casino Growth Plans and Consider Downtown's Complementary Options Stakeholder interviews indicated that the Grand Victoria Casino recently conducted a market research initiative(with the approval of the City of Elgin)to possibly develop an additional entertainment venue just north of the casino. Although this initiative has since been canceled,the results of similar research should be closely monitored,as this type of development would add to the overall appeal of the Downtown while offering coordinated marketing opportunities. Priority.Timeframe.and Responsible Parties Priority: High Priority Timeframe: On-Going Responsible Parties: City of Elgin Officials and Staff,DNA,Grand Victoria Casino Action Steps: As Grand Victoria Casino's market studies continue to take place,the City and DNA should work with their casino contacts to identify those types of Downtown businesses or activities that could complement any venues or activities recommended by the study. • Consult with casino partners throughout the casino's market research process. • Understand and assess the study results for Downtown opportunities near any suggested activity centers. • Collaborate with the casino partners in joint marketing and promotion of mutually beneficial programs. jrn s ', - F .IJ, i 11P • 1 I f I • R City of Elgin CHICAGO STREET STATION AREA PLAN 67 1 Task Priority Timeframe Responsible Parties Approve and Adopt the Chicago Street Station Area High Immediate City of Elgin Officials and Staff Planning Study as an Update to the City of Elgin Comprehensive Plan Update the City's Capital Improvement Plan to Reflect High Immediate City of Elgin Officials and Staff the Recommendations and Implementation Priorities of the Chicago Street Station Area Planning Study Enhance the Partnership with DNA High Immediate City of Elgin Officials and Staff and DNA Consider Financing Programs to Support Small Business High Immediate City of Elgin,DNA,Local Banks,and Growth Downtown's Business Owners Complete a Comprehensive Marketing Strategy to High Short-Term City of Elgin Officials and Staff,DNA,specialized Promote the Station Area and Plan within Elgin and the consultants Surrounding Region Identify Long-Term Development Sites within Each High Short-Term City of Elgin staff,Property Owners,DNA,Local Sub-Area Banks,and Private Developers Streamline Municipal Review Processes for Smaller High Short Term City of Elgin and DNA,with Downtown Business Projects Owner Input Encourage Development of Downtown Residential High Short-Term City of Elgin Officials and Staff,Property Owners Rental Units Introduce Design Improvements to Chicago Street and High Short-Term City of Elgin and Union Pacific Railroad Highland Avenue Overpasses at Crystal Street Perform a Preliminary Engineering and Utilities Moderate Short-Term City of Elgin staff IDOT and Local Utilities Feasibility Study for Potential Future Development Companies,IL Route 31 property owners,and a along IL Route 31 team of qualified consultants Promote Public-Private Partnerships in order achieve the High Mid-Term City of Elgin,DNA,and Private Developers Development Goals of the Station Area Plan Evaluate Transitioning Properties to Zoning Moderate Mid Term City of Elgin staff,DNA,and local Property Designations Suggested by the Station Area Plan in Owners and Business Stakeholders order to Facilitate Long-Range Development Goals Perform Enhancements to Existing Hemmens Cultural Moderate Mid-Term City of Elgin Officials and Staff and a team of Center qualified consultants Consider the Relocation and Construction of a New Moderate Long-Term City of Elgin Officials and Staff and a team of Elgin City Hall qualified consultants Relocate and Construct a New Hemmens Cultural Low Long-Term City of Elgin Officials and Staff and a team of Center qualified consultants • 68 City of Elgin CHICA00 STREET STATION AREA PLAN Approve and Adopt the Chicago Street Station Area Planning Study as an Update to the City of Elgin Comprehensive Plan The value provided by the Chicago Street Station Area Plan is a direct result of the City of Elgin and their ability to accept and implement the recommendations and initiatives. The approval and incorporation of the Plan as a part of the City's Comprehensive Plan is a necessary and critical first step in demonstrating their confidence and commitment to the outcomes recommended throughout the Plan. Immediately following the completion of the study,the City of Elgin must undertake all appropriate steps to ensure the approval and incorporation of the Chicago Street Station Area Plan as an addendum to the 2005 Comprehensive Plan&Design Guidelines. Priority.Timeframe,and Responsible Parties Priority: High Priority Timeframe: Immediate Responsible Parities: City of Elgin Officials and Staff Action Steps: The City of Elgin may consider leading the following activities to approve and incorporate,as an addendum,the Chicago Street Station Area Plan into the Comprehensive Plan. ELGIN • Assign a representative from the Project Steering CHIC A G 0 STREET Committee(presumably a municipal staff member) to serve as an advisor on the amendment of the STATION A Comprehensive Plan. The representative may be made available to address questions relating to specific goals of the plan,objectives,recommendations,and implementation priorities identified within the study. • Schedule required Planning and Zoning Commission meeting. • Following closure of public hearing,the Planning& Zoning Commission may vote to approve or amend the Chicago Street Station Area Plan. • The City Council may consi er e received ive d recommendations of the Planning&Zoning Commission Chicago Street Station Area Plan and they may vote to approve or amend it in its entirety. City of Elgin CHICA60 STREET STATION AREA PLAN 69 a '� — tit -r - 4- r.,., 1:i? :.‘" . \ "irs.1, ., ,:.— , . - *P-.-"Ii• 1. • -a-e' -. -, .i .•-•.1:tl,..,t,:.'::!r:!:..,v'r*:'?,•1,77.' pl.I.*.i-;%r6'-'•i..,,t't•.7:,ri•-r..I‘,-;. ;'..,.„3;1••:.,.i. ..„;,,i',,,,.•;.,Iti&li;";:*.i.,,.. g,,,,:;.„4/'4,„:-Paif„4 '.,..4%.i.,..: :',;.''f..Ata,"';!,%...;'.5';‘..1:.II.,.,Lo.i.i...L.cli,,,,.7, 11-e4g.: \' !� 1. 1, i I.il,■ . .illa . r /• \', 1,°� r..,. • t `_ ? --- I .)� -if iii , c ,... + - - -- ,' --',. F - • t '--1� \\ R t t� L. i R . 'fir Mil...... t\r. ' f tot t! -J' _ •�_ .,., .... . _• • 1 l 1 i }=;tlq �'-# �. f(1 ®®® r K . \.~ !` ='� 1"- air'• ..� ., •, fit$`4 s Y 1/11/;' - \ i 't ' -r std y`�` µ i AN • j s• 70 City of Elgin CHICANO STREET STATION AREA PLAN Update the City's Capital Improvement Plan to Reflect the Recommendations and Implementation Priorities of the Chicago Street Station Area Planning Study Corresponding with the City's regular update of its Capital Improvement Plan,work to incorporate budgetary allocations for improvement recommendations where Elgin holds jurisdictional authority. Financial allocation should be considered and assigned to appropriate future fiscal years based on their anticipated need,impact on the Station Area,and logical coordination with other planned improvements and projects. The majority of improvements east of the Fox River in the Civic Campus are long-range suggestions with major implications on the surrounding land uses and area. Streetscape enhancements have already been completed in this area limiting most of the short to mid-term recommendations most attainable to beautification initiatives west of the River. Some specific projects to consider are outlined below and illustrated in the supporting graphic. Priority.Timeframe.and Responsible Parties Priority: High Priority Timeframe: Immediate Responsible Parities: City of Elgin Officials and Staff Action Steps: • Review the adopted recommendations of the Chicago Street Station Area Plan and implementation priorities and compare the recommended improvements with previously identified capital improvements and other enhancements currently underway. • Prepare an updated draft Capital Improvement Project Funds plan for administrative and staff review and consideration. • Specific projects which may be included in this update may include: > Streetscape improvements between Highland C I r `` Avenue,Riverside Drive,Chicago Street,and the iWfg °. '+ftdw 3�. fi2 t 4th. SW CE`3.�`+ § _ ;� eastern side of State Street; Introduce streetscape enhancements to the area bounded by » Overpass improvements at Highland Avenue Highland Avenue,Riverside Drive,Chicago Street and the eastern side of State Street. and Chicago Street at Crystal Street; Perform bridge underpass beautification enhancements to » Streetscape improvements along the west side of 2 the Highland Avenue and Chicago Street underpasses at State Street; Crystal Street. Streetscape enhancements along State Street Introduce streetscape enhancements to the area bounded 3 by the western side of State Street,both between and along north of Highland Avenue; Highland Avenue and Chicago Street.These enhancements will create a well-defined entry for Downtown Elgin along » Park enhancements to the area facing Festival State Street and from the west. Park at the northwest corner of Prairie Street and South Grove Avenue. Complete park improvements along Festival Park at the 4 northwest corner of Prairie Street and South Grove Avenue. • Provide the updated plan for formal review, Introduce streetscape enhancements along State Street north consideration,modification,and adoption by 5 of Highland Avenue and perform a feasibility analysis of the City Council as part of its regular budgetary future engineering and utilities work to be completed prior to future development taking place. approval process. City of Elgin CHICAGO STREET STATION AREA PLAN 71 Enhance the Partnership with DNA The DNA is an effective and well-run organization,which is a benefit to the City and to the Downtown. Every effort should be made to develop a more permanent funding base through the potential establishment of a Special Service Area(SSA). Priority,Timeframe,and Responsible Parties Priority: High Priority Timeframe: Immediate Responsible Parties: City of Elgin and DNA Action Steps: Based on the outcome of the Chicago Street Station Area Planning Study process and the projected availability of future funding the DNA may: • Continue the SSA exploratory process to ensure that DNA considers its important economic development role for Downtown • Consider DNAs future funding needs to support comprehensive Downtown programming. � + - a rg -. a'a r ,- �' �'„ r '" '� 4ii t. ""<�,�� } - ay »., „ -fir. ,, -:sue 4 a- s era rt't $ x <y .*-p-Tx�s 1E. ��•r. '" ` '7'� � ¢$r r s s lirpF I t t • I.. Sri , a t( � € 'r£*�4 . is 'r' ,r�, ,. ' to gg" �� ',s , sue, %, 3 is rtx r+ ire a - ett� - -t,� , B+% i E fi 4 � ask. fir` ,* �.� ';s `'�s.' s '+rr `". .,>,.'�`,�, r i r�" wrrl� "€rh b4�'�a r < - ,:`'�°-�" ' 7-'i ,3 _t t s 4 a "-: £y a-. -s 4 e 4 P I { �,.4 , k T r r' ',° ' ,,,°�,' -, G a r $etas -,,� a, eys}c� ---,a s 9 - + s„4,%, x rr k-. L at a- ', r ask n*i t -a , c } "4 -• ;4-• # y% , ;f_ . Es� e a:� t q �Y SF3 a. F,""s. x ` r a".s3^�# ';:.:! .di. ,i - i', ,= �� "�~' ' i ' .,:V ar_, _, .t, xy�.,.e �.- , ._�r:,x �` ."�"`=....aa.. .. - r c, Pb` g °sa s in our HEARTS, and in our DNA t . -' ,fg : for more than 15 years ` �4 4 rS£ } r wif :"Sgt ate' - � q x r s r,r 0`r '. `-'„ ,,,� Vii. �rti"r',. :, �� downto :� �� " '� ;:„,...,,,--: r is Years of DNP Ill.., s ' .3k " g,,,_,.. ::_::•.:,.:,:,::::;-,.:: :-:7,---,- -...:._,:', .,:',,i '!lt? 1,,,...,, ,,„...a <+Y .�.''krxt,..,,,,,,4,71%.„‘ �`�,vX �:..- rte �, rez?'��44h ..,_ d3 F ,, 72 City of Elgin CHICAGO STREET STATION AREA PLAN Consider Financing Programs to Support Small Business Growth Stakeholder interviews confirmed that financing for small businesses in this economic environment is particularly difficult. This is not uncommon. Micro-loan programs are useful tools in offering businesses a means for achieving growth however similar programs available in local banks were not readily available. If not already under consideration,similar programs should be explored. Priority.Timeframe.and Responsible Parties Priority: High Priority Timeframe: Immediate Responsible Parties: City of Elgin,DNA,Local Banks,and Downtown's Business Owners Action Steps: Financial incentives have been used nationally to foster small business growth in Downtown districts.The most successful incentives are tailored to the unique needs of businesses in specific commercial areas.These same incentives also require that the business owner be financially vested in any funded project.Applicants for incentives should have a business plan and understand business operations.Opening any Downtown business should not be based on accessing available incentives. • Identify best practices in incentive programs among communities with similar Downtown characteristics to those of Elgin. • Discuss current challenges with new businesses that opened or moved to Downtown Elgin within the last there (3)years. • Meet with local financial institutions to identify current access to available programs,such as Federal or State Small Business Administration(SBA)funding,to assist small business growth. Please see funding mechanisms table located later in this chapter as well as Appendix C for a comprehensive list of programs collected by RTA. • Identify funding gaps and research and apply the best incentive programs offered in similar suburbs in terms of size and diversity. Efforts should also include interviewing people within those communities to discuss applicable programs in more depth. Understanding what works and does not within those programs will help the City formulate incentives responsive to the needs of businesses opening in Downtown. • Publicize and introduce new incentives. DNA and the City of Elgin offers specific incentives which include One- on-One Assistance,Business Loan Interest Subsidies,Facade Improvement Grants,E-Elgin Technology Grants, and Projecting Sign Grants. • Monitor incentive use and business success. Using a Facade Improvement Grant. A comprehensive review may occur every five years to determine whether or not the specific incentive program is still applicable or if incentive funds maybe transferred in other directions. City of Elgin CHICAGO STREET STATION AREA PLAN 73 E LG I N THE CITY IN THE SUBURBS- Complete a Comprehensive Marketing Strategy to Promote the Station Area and Plan within Elgin and the Surrounding Region Marketing the Chicago Street Station Area Plan as well as the Station Area itself is a necessary first step towards achieving the development goals and transit-oriented environment envisioned by the City and its residents. The City of Elgin, in cooperation with the DNA,and local marketing consultants must decide on a clear and comprehensive strategy for advertising the goals of the plan and the Chicago Street Station Area within Elgin and in the region,as well as throughout the entire development community. Priority,Timeframe,and Responsible Parties Priority: High Priority Timeframe: Short Term Responsible Parties: City of Elgin Officials and Staff,DNA,specialized consultants Action Steps: With cooperation between the City of Elgin and DNA,the City should hire a marketing/branding specialist who may aid the City in targeted marketing opportunities relating to both the Station Area and the Plan. • Schedule interviews with local business owners and Village Stakeholders to generate ideas in developing a marketing strategy. • Develop a marketing plan which differentiates the unique qualities,features,and opportunities the Station Area provides compared to local and regional competition. • Coordinate a visual identity system which utilizes City of Elgin logos,colors,and typeface in order to clearly identify all Station Area marketing material. • Introduce marketing initiatives throughout the Station Area in order to raise awareness to future plans for Downtown. One suggestion may be to provide graphics in window displays of vacant storefronts which may illustrate planned projects nearby so that residents and visitors can clearly envision future plans 74 City of Elgin CHICAGO STREET STATION AREA PLAN $ �eaa- jru ;�j. . t w t i n ' iJ \ a . I,pry� I � , , ' - -\ \ \ - 1, ��± ? '� . t N iP 41',_! r ,„ _.,,, , __ _ , , ,_ , . , r- L., i I-4 '-':3- - : \--..1 mi. I . - \ . 1 . _ ,.... .14 A., . , , i ,, . , . , ........„.!_ . .___ 1 . , 0:_. , .. , - , A _ , , . t k N► r a; Identify Long-Term Development Sites within Each Sub Area Five(S)sub areas have been identified,each with probable development sites. With the completion of this Chicago Street Station Area Planning Study,further exploration of these sites should be considered. Comprehensive conversations,have taken place,with property owners to understand their current interests and long-term intentions for these sites. Additional dialogue with current and future potential owners may be necessary in the long-term as well in order to remain informed regarding the status of the identified parcels. Priority.Timeframe.and Responsible Parties Priority: High Priority Timeframe: Short-Term Responsible Parties: City of Elgin staff,Property Owners,DNA,Local Banks,and Private Developers Action Steps: Building relationships with Downtown's property owners represent the first step in determining long-term development opportunities and priorities. • Review the likely development sites describe in this Planning Study,and identify the ownership of each site. • Initiate conversations with site ownership to understand their long-term objectives for their properties and to gauge their interest in any future development of their properties • Continue ongoing conversations with these property owners about their plans. • If future development opportunities arise,City officials,in conjunction with the owner,can provide appropriate development assistance. City of Elgin CHICAGO STREET STATION AREA PLAN 75 y+ �c _ ' 2 urr+` iF l t• 1fi�Vb4nd A, r 1 t '.,i I1 1i. ::1 Ili i4 • 1 i t 4 H -- 1 ti_ L '1 1 .1L I —.. ii Streamline Municipal Review Processes for Smaller Projects The stakeholder interviews indicated an opportunity to better coordinate the application of City codes and ordinances during construction/re-development particularly with smaller less sophisticated tenants/owners. Strong positive feedback indicated that larger projects with more sophisticated tenants/owners are being implemented very well. Priority,Timeframe.and Responsible Parties Priority: High Priority Timeframe: Short-Term Responsible Parties: City of Elgin and DNA,with Downtown Business Owner Input Action Steps: Education about small business regulations and processes,how they work,and their rationale,is important to Downtown recruitment and reflects the City's commitment to small business success,Downtown and elsewhere. • Identify those regulations and processes resulting in most small business problems,whether additional expense, confusion,or complaints.The City and DNA,based upon past experiences,should identify and address these issues jointly. • Provide accessible and user-friendly descriptions of regulations and processes to small business owners.These materials should be available in printed,online,and download formats from the City,DNA,and the Chamber. • Implement any identified regulatory or process changes,as appropriate. 16 City of Elgin CHICAGO STREET STATION AREA PLAN