G91-86 r
Ordinance No. G9I-86
AN ORDINANCE
RECLASSIFYING PROPERTY AT 22 SOUTH STATE STREET FROM M-I LIMITED
MANUFACTURING DISTRICT TO B-3 SERVICE BUSINESS DISTRICT
AND GRANTING A SPECIAL USE FOR A PLANNED UNIT DEVELOPMENT
WHEREAS, written application has been made to reclassify certain property
located at 22 South State Street from M-I Limited Manufacturing District to B-3 Service
Business District and for a special use for a residential and commercial planned unit
development; and
WHEREAS, after due notice in the manner provided by law the Land Use
Committee conducted a public hearing concerning said application and has submitted its
written findings and recommendation that the subject property be reclassified and a
special use for a residential and commercial planned unit development be granted; and
WHEREAS, the City Council of the City of Elgin, Illinois, has reviewed the findings
and recommendations of the Land Use Committee and concurs in its recommendation.
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF
ELGIN, ILLINOIS:
Section I. That Chapter 19.08, Section 19.08.020, entitled "Zoning District Map"
of the Elgin Municipal Code, 1976, as amended, be and the same is hereby further
amended by adding thereto the following paragraph:
"The boundaries hereinbefore laid out in the 'Zoning District Map', as
amended, be and are hereby altered by excluding from M-I Limited Manu-
facturing District and including in the B-3 Service Business District the
following described property:
W. C. Kimball's Plat of West Elgin, Lots 1 2 and I I (excepting the
northerly 7.35 feet of Lot I I) and that part of Lots 5 and 6 (excepting the
northerly 7.35 feet of Lot 6), lying easterly of the easterly line of the right
of way of the Chicago and Northwestern Railroad, Parcel 3. Being situated
in the City of Elgin, Kane County, Illinois."
Section 2. That the City Council of the City of Elgin hereby adopts the findings
of fact made by the Land Use Committee granting a special use for a residential and
commercial planned unit development, a copy of which is attached hereto as Exhibit A
and incorporated herein by reference, subject to the following conditions:
I. P.U.D. development shall be in conformance with petitioner's
P.U.D. application dated July 2, 1986 and to the petitioner's statement
dated June 28, 1 986.
2. The residential portion of the P.U.D. shall be limited to a
maximum of sixty-one (61) dwelling units, of which, fifty-one (51) will be
efficiency units and ten (10) will be one bedroom units. The minimum gross
ribk
floor area for all dwelling units shall not be less than five hundred (500)
square feet. There shall not be less than two hundred and fifty (250) square
feet of gross floor area per person residing in each dwelling unit.
3. Eighty-five off-street parking spaces.
4. A park site cash contribution in the amount of $6,360.70 shall be
paid prior to the issuance of a building permit.
5. Substantial compliance with model floor plan dated October 22,
1986 and entitled Preliminary Floor Plan Loft/Apartment prepared by
Bernie Gold of Northlake, Illinois including amenities shown therein.
6. Compliance with all other applicable codes and ordinances.
Section 3. That the special use granted herein shall expire if not established
within one year from the date of passage of this ordinance.
Section 4. That this ordinance shall be in full force and effect from and after its
passage in the manner provided by law.
s/ Richard L. Verbic
Richard L. Verbic, Mayor
/w. Presented: November 13, 1986
Passed: November 13, 1986
Vote: Yeas 7 Nays 0
Recorded
Published:
Attest:
s/ Nancy Roll
Nancy Roll, Deputy Clerk
September 2, 1986
r
FINDINGS OF FACT
LAND USE COMMITTEE
PLANNING AND LAND USE CO,1MISSION
CITY OF ELGIN
I . SUBJECT
Consideration of Petition 49-06 Requesting a Rezoning from M-1
Limited Manufacturing District to 8-3 Service Business
District Special Use for a Planned Unit Development to be
known as Kennington Court , property located at 22 South State
Street by Kenneth Kresmery, as Applicant, and Jack Oehler, as
Owner .
II . CONSIDERATIONS
A petition has been filed by Kenneth Kresmery requesting a
rezoning from M-1 to 8-3 special use for a planned unit
development. The subject property is located at 22 South
State Street.
The applicant desires to rehabilitate and to adaptively reuse
an existing four story brick structure for residential and
commercial use. The proposed planned unit development
features a total of sixty-one ( 61 ) dwelling units ; fifty-one
(51 ) efficiency units and ten ( 10) one bedroom units . The
efficiency and one bedroom units will be a minimum five
hundred ( 500) square feet in gross floor area.
III . FINDINGS
After due notice, as required by law, the Land Use Committee
held a public hearing on the proposed rezoning and special use
for a planned unit development on August 4, 1986 and on August
18, 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 rezoning and special use.
A majority of the Land Use Committee has made the following
findings with respect to Petition 49-86 :
A. Site Characteristics: The subject property is an
irregularly shaped parcel containing approximately 19, 300
square feet. The property is improved with a four story
masonry structure containing approximately 55,200 square
feet. The structure occupies the entire area of the lot.
-Page 1 -
Exhibit A
8. Zoning History:
1927 F-Commercial 1960 F-Industrial 1962 M-1
1950 I-Industrial 1961 F-Industrial Present M-1
C. Surrounding Land Use and Zoning: The areas located to the
north, east and south of the subject property are zoned
M-1 Limited Manufacturing District. The area to the north
is developed with a drive-thru bank facility. The area to
the east across south State Street is developed with
offices, a church and a decorating service. The area to
the south of the subject property is developed with
residences .
The area located across the railroad tracks to the west of
the subject property is zoned 8-1 , B-3 and R-4. The area
is developed primarily with residential uses.
D. Trend of Development: The subject property is located in
the central business district (CBD) . 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: South State Street functions as a
major arterial north-south road for the near west side of
Elgin. South State Street has a design capacity of
approximately 20,000 vehicles per day, and currently
carries approximately 13, 000 vehicles per day.
West Chicago Street functions as a major arterial
east-west road for the west central portion of the city.
West Chicago Street, east of South State Street on the
Chicago Street Bridge, has a design capacity of
approximately 18, 500 vehicles per day and currently
carries approximately 11 ,415 vehicles per day. Traffic
counts and design capacity calculations for West Chicago
Street west of South State Street are not available.
Due to the location of the subject property, its proximity
to the 8-2 Central Business District and public parking,
the proposed planned unit development is exempted from
off-street parking requirements. Uses within a B-3 zoning
classification located within 800 feet of the Central
Business District and a public parking facility are not
required to provide off-street parking, provided that it
is not physically possible to construct a surface parking
lot on the premises of the principal use served.
However, if the proposed development were subject to the
requirements of the off-street parking lot ordinance, 97
off-street parking spaces would be required for the
sixty-one (61 ) residential units, and 20 off-street
-Page 2-
parking spaces (4000/200) would be required for the retail
portion of the development .
The traffic generated by the proposed development will be
approximately 372 ( 6. 1 trips per unit x 61 units ) vehicle
trips per day for the residential portion of the
development, and approximately 163 (40. 7 trips per 1 ,000
square feet of retail area) vehicle trips per day for the
business portion. The traffic generated by the proposed
development could increase traffic on South State Street
from 13,000 to 13, 535 vehicles per day.
Sources : City of Elgin, Engineering Division.
Design Manual , 1984 Edition, State of
Illinois.
Trip Generation, 3rd Edition, Institute
of Traffic Engineers , July 1984.
E .M.C. 19.44 II Off-street Parking.
F . Sewer and Water: The subject property is served by a ten
( 10) inch water main and a fifteen ( 15) inch combination
sewer. There are no capacity limitations for the proposed
development.
G. Departures from the Zoning Ordinance: The proposed
development is a mixed use project (retail 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
development is to have a net density of 117 units per acre
which is a permissible density for a planned unit,
development within a business district.
H. Fiscal Impact: A fiscal impact study for the proposed
development has not been submitted. 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 Kennington Court, it should be noted that a
similar number of single family homes could generate
approximately two times the population and approximately
one-third mile of infrastructure (streets, lighting, water
main, sanitary sewer, storm sewer) to be maintained by the
(ow city. Kennington Court will require no additional
-Page 3-
• infrastructure and will provide four thousand (4, 000)
square feet of commercial space .
I . Comprehensive Plan/Downtown Plan: The proposed
development 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, and improving the tax base
(see Official Comprehensive Plan and the Elgin Central
Business District Plan) .
J. Suitability of Present Zoning: In view of surrounding
land use and zoning, the trend of development in the area,
and the policies of the comprehensive plan and the
downtown plan, the current M-1 zoning classification is
unsuitable, and the subject property should be rezoned to
8-3 Service Business District .
K. Planned Unit Development Standards : The proposed planned
unit development is in substantial conformance to the
planned unit development standards .
L . Conditions for Approval : The Land Use Committee is of the
opinion that the approval of Petition 49-86 should he
subject to the following conditions :
1 . Revisions to the P. U.D. application dated July 2, 1986
and to the petitioner ' s statement dated June 28, 1936.
2. The residential portion of the P.U.D. shall be limited
to a maximum of sixty-one ( 61 ) dwelling units, of
which, fifty-one ( 51 ) will be efficiency units and ten
( 10) will be one bedroom units . The minimum gross
floor area for all dwelling units shall not be less
than five hundred (500) square feet . There shall not
be less than two hundred and fifty ( 250) square feet
of gross floor area per person residing in each
dwelling unit.
3. A park site cash contribution in the amount of
$6, 360.70 shall be paid prior to the issuance of a
building permit.
4. Compliance with all other applicable codes and
ordinances .
IV. RECOMMENDATION
On a motion to recommend approval of Petition 49-86, subject
to the conditions for approval , the vote was three ( 3) yes,
-Page 4-
one ( 1 ) no, and one ( 1 ) abstention.
Therefore, the Land Use Committee recommends the approval of
rik Petition 49-86 .
4 a . .
Roy A�:ell , Chairma
Land se Committee
Planning and Land Use Commission
\ .' 1 9 1 . / -krIAAt
411 ld T. Deering, Secretary
L- . Use Committee
Planning and Land Use Commission
r
r
-Page 5-