G20-86 tow Ordinance No. G20-86
AN ORDINANCE
GRANTING A SPECIAL USE FOR A PLANNED UNIT DEVELOPMENT
WHEREAS, written application has been made for a special use for a residential
planned unit development in a B-3 Service Business District at 156-158 Division Street;
and
WHEREAS, the Land Use Committee conducted a public hearing after due notice
by publication and has submitted its findings of fact and recommended approval; and
WHEREAS, the City Council of the City of Elgin concurs in the findings and
recommendation of the Land Use Committee.
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF
ELGIN, ILLINOIS:
Section I. That the City Council of the City of Elgin hereby adopts the findings
of fact made by the Elgin Land Use Committee, a copy of which is attached hereto and
made a part hereof by reference as Exhibit A.
Section 2. That a special use for a residential planned unit development at 156-
{58 Division Street, Elgin, Illinois, legally described as follows:
F That part of Lot I lying Easterly of the Easterly line of the right of
way of the Chicago and Northwestern Railroad Company (except the
Westerly 50 feet of the Northerly 55 feet of said lot); also all of Lot 2 and
the West 5 feet of Lot 3, all in Block 2 of S.N. Dexter's Addition in the City
of Elgin, Kane County, Illinois.
be and is hereby granted subject to the following conditions:
I. Substantial conformance to the P.U.D. Site and Floor Plans
prepared by Dahlquist and Lutzow Architects, dated February II, 1986.
2. The residential portion of the use shall be limited to a maximum
of 40 dwelling units comprised of 9 efficiency units, 27 one bedroom units,
and 4 two bedroom units. The average gross floor area for all units shall
not be less than 500 square feet. There shall not be less than 250 square
feet of gross floor area per person residing in each dwelling unit.
3. A school site cash contribution in the amount of $146.18 and a
park site cash contribution in the amount of $4,830.29 shall be made prior
to the issuance of a building permit.
4. All nonconforming signs shall be removed prior to the issuance of
an occupancy permit.
5. Compliance with all other applicable codes and ordinances.
•,,
Section 3. That this ordinance shall be in full force and effect from and after its
passage in the manner provided by law.
s/ Donald Waters
Donald Waters, Mayor Pro Tern
Presented: March 24, 1986
Passed: March 24, 1986
Vote: Yeas 5 Nays 0
Recorded:
Published:
Attest:
s/ Marie Yearman
Marie Yearman, City Clerk
y
march 3, 1986
FINDINGS OF FACT
LAND USE COMMITTEE
PLANNING AND LAND USE COMMISSION
CITY DF ELGIN
I. SUBJECT
Consideration of Petition 6-86 Requesting a 8-3 Service
Business District Special Use for a Planned Unit Development ,
property located at 156-158 Division Street by the Landmark
Partnership, as Applicant and Owner .
II . CONSIDERATIONS
A petition has been filed by the Landmark Partnership, that
requests a B-3 special use for a planned unit development.
The subject property is located at 156-158 Division Street.
The proposed planned unit development features retail uses and
forty (40) residential units to be established through the
renovation of the Douglas Hotel . The project is to be known as
the Landmark Apartments.
III . FINDINGS
After due notice, as required by law, the Land Use Committee
held a public hearing on the proposed special use for a
planned unit development on February 17, 1986. The petitioner
testified at the hearing and presented documentary evidence.
No objectors appeared at the hearing and no written objection
has been filed to the proposed special use for a planned unit
development.
The Land Use Committee has made the following findings with
respect to Petition 6-86:
A. Site Characteristics: The subject property is
approximately 12,480 square feet . The property is
improved with a 4 story, 40, 500 square foot, masonry
structure.
B. Zoning History
1927 F-Comm. 1960 E-Comm. 1962 8-3
1950 E-Comm. 1961 E-Comm. Present B-3
sek C. Surrounding Land Use and Zoning: The, Civic Center, zoned
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Exhibit A
y
ACR, is located west of the subject property.
The area located south of the subject property is zoned
B-2 and developed with a restaurant, a department store,
and miscellaneous office and commercial .
An office building and a private parking deck, zoned B-3,
are located east of the subject property.
The area located north of the subject property is zoned
8-3 and developed with a drive in bank.
D. Trend of Development: The subject property is located
within the downtown. The downtown has developed with a
wide range of activities including community facilities,
service and retail uses, warehousing, manufacturing, and
residences.
E. Traffic and Parking: The subject property is located at
the northeast corner of Douglas Avenue and Division
Street. Douglas Avenue is a one way street southbound
with a design capacity of 20,000 vehicles per day.
Division Street has a design capacity of 10,000 vehicles
per day. Current traffic volume on Douglas Avenue north
of Division Street is 3,599 vehicles per day. Current
traffic volume on Douglas Avenue south of Division Street
is 4 ,661 vehicles per day . Current traffic volume on
Division Street is not available (Source: Engineering
e Division, City of Elgin and Design manual, 1984 Edition,
published by the State of Illinois) . Projected traffic
volumes from the commercial portion of the planned unit
development range from 53 vehicles per day for general
office to 111 vehicles per day for specialty retail.
Projected traffic volume for the residential portion of
the planned unit development is 189 vehicles per day
(Source : Trip Generation (Third Edition) published by the
Institute of Transportation Engineers) .
Parking demand for the commercial portion of the planned
unit development ranges from 12 parking spaces for office
to 15 parking spaces for general retail. Parking demand
for the residential portion of the planned unit
development is 76 parking spaces. The parking lot
ordinance does not require on-site off-street parking for
property located within 800 feet of the B-2 Central
Business District and within 800 feet of a public parking
facility. The subject property meets both criteria for the
on-site off-street parking exemption.
F . Sewer and Water: The subject property is to be served by
an existing 6 inch watermain and an existing 8 inch
sanitary sewer. There is adequate capacity in both the
sewer and water lines to accommodate the proposed planned
unit development.
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G. Departures from Zoning Ordinance: The proposed Landmark
Apartments is a mixed use project (business and
residential) possible only as a planned unit development.
More specially , under the standard zoning requirements,
residences are not permitted in business districts. The
maximum permissible net density for a residential planned
unit development is 24 units per acre. The proposed
Landmark Apartments is to have a net density of 143 units
per acre which is permissible for a planned unit
development within a business district.
H. Fiscal Impact: The fiscal impact of any residential
development must be viewed in terms of existing and future
revenue generating land uses located within the City of
Elgin and within School District U-46. The residential ,
commercial , and industrial components of the land use
system are highly interdependent from a fiscal impact
point of view, as well as from a community point of view
(a place to live, recreate, shop, and work) . Accordingly,
the fiscal impact of a residential development must be
considered within the context of the entire land use
system and within the context of a community.
In the case of the proposed Landmark Apartments, it should
be noted that while forty (40) single family residences
would generate approximately twice the assessed valuation
of forty (40) apartments, the single family residences
would also generate approximately three times the
rpopulation and approximately one-quarter mile of
t infrastructure (streets, lights, watermain, sanitary
sewer, storm sewer) to be maintained by the city. The
Landmark Apartments will require no additional
infrastructure and will provide three thousand (3000)
square feet of commercial space.
I . Comprehensive Plan/Downtown Plan: The proposed Landmark
Apartments is in general conformance to both the
comprehensive plan and the downtown plan. More
specifically, both plans encourage the adaptive reuse of
existing structures, infill projects utilizing existing
infrastructure, and the general revitalization of
developed areas. The downtown plan specifically recommends
the introduction of residential uses above ground level
within existing buildings for the purpose of increasing
activity in the downtown area, for improving the
utilization of existing buildings , and improving the tax
base (see the Official Comprehensive Plan and the Elgin
Central Business District Plan) .
3. Planned Unit Development Standards: The proposed planned
unit development is in substantial conformance with the
planned unit development standards.
K. Additional Conditions: The Land Use Committee is of the
opinion that approval of Petition 6-86 should be subject
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to the following conditions:
1 . Substantial conformance to the P.U.D. Site and Floor
""' Plans prepared by Dahiquist and Lutzow Architects,
dated February 11 , 1986.
2. The residential portion of the use shall be limited to
a maximum of 40 dwelling units comprised of 9
efficiency units, 27 one bedroom units, and 4 two
bedroom units . The average gross floor area for all
units shall not be less than 500 square feet. There
shall not be less than 250 square feet of gross floor
area per person residing in each dwelling unit.
3. A school site cash contribution in the amount of
$146.18 and a park site cash contribution in the
amount of $4830.29 shall be made prior to the issuance
of a building permit.
4. All nonconforming signs shall be removed prior to the
issuance of an occupancy permit.
5. Compliance with all other applicable codes and
ordinances .
IV. RECOMMENDATION
Accordingly, on a motion to recommend approval of Petition
eft' 6-86, subject to the conditions , the vote was six (6) yes and
zero (0) no.
Therefore, the Land Use Committee recommends the approval of
Petition 6-86 .
Roy 'a Bell , Chairma
Land se Committee
Planning and Land Use Commission
• •, 1 %
Je • d T. Deering, Secret
L Use Commission
P ing and Land Use Commission
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