G74-88 t re
rik Ordinance No. G74-88
AN ORDINANCE
GRANTING A SPECIAL USE FOR A PLANNED UNIT DEVELOPMENT
(895 Summit Street)
WHEREAS, written application has been made for a special use for the
establishment, maintenance and operation of an office and commercial planned unit
development at 895 Summit 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 an office and commercial planned unit
development at 895 Summit Street, Elgin, Illinois, legally described as follows:
Being a subdivision of that part of the South Half of Section 7,
Township 41 North, Range 9 East of the Third Principal Meridian, described
as follows: Beginning at the Northeast Corner of Lord's Park, being also
the Northwest Corner of the East Half of the Northwest Quarter of
Section 18; thence South 88 degrees 38 minutes 00 seconds west, along the
North Line of Lord's Park, a distance of 4.10 feet (record and measured);
thence North 02 degrees 14 minutes 23 seconds East, a distance of 554.26
feet (record being North 02 degrees 25 minutes East, 556.20 feet) to the
Southerly right-of-way line of State Route 58; thence South 89 degrees 03
minutes 46 seconds East, along said right-of-way line, a distance of 315.97
feet (record being South 88 degrees 49 minutes East, 316.00 feet); thence
South 02 degrees 28 minutes 40 seconds West, a distance of 541.68 feet
(record being South 02 degrees 35 minutes West, 542.90 feet) to the North
Line of Parkwood Unit No. I, being a subdivision of part of the Northwest
Quarter and part of Government Lot I of the Northwest Quarter of
Section 18, Township and Range aforesaid; thence South 88 degrees 38
minutes 00 seconds West, along said North Line of Parkwood Unit No. I, a
distance of 310.16 feet (record being South 88 degrees 38 minutes West,
310.90 feet) to the point of beginning. Being situated in the City of Elgin,
Cook County, Illinois, and containing 3.95 acres, more or less (said property
is commonly known as 895 Summit Street).
be and is hereby granted subject to the following conditions:
I. Substantial conformance with the Campus East planned unit
development site plan dated May 19, 1986.
2. 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/George VanDeVoorde
George VanDeVoorde, Mayor
Presented: September 28, 1 988
Passed: September 28, 1988
Vote: Yeas 7 Nays 0
Recorded:
Published:
Attest:
s/ Marie Yearman
Marie Yearman, City Clerk
eg.b.
October 5, 1987
FINDINGS OF FACT
LAND USE COMMITTEE
PLANNING AND LAND USE COMMISSION
CITY OF ELGIN
I. SUBJECT
Consideration of Petition 58-87 Requesting a B-3 Service
Business District Special Use for a Planned Unit Development,
and Preliminary Plan and Final Plat Approval for a Commercial
Subdivision to be known as Campus East , property located at
895 Summit Street by Howard A. Koop d/b/a the Spartan Group,
Inc. , as Applicant and Owner.
II. CONSIDERATIONS
A petition has been filed by Mr. Howard A. Koop on behalf of
the Spartan Group, Incorporated , which requests a B-3 Special
Use for a planned unit development to be known as Campus East.
The subject property is located at 895 Summit Street . The
applicant has submitted this application to provide for the
subdivision of the subject property into six parcels, four of
which will not have street frontage. Planned unit development
approval is necessary to allow the subdivision of lots without
street frontage.
The applicant requested a B-3 Special Use for a P.U.D. and for
preliminary plan approval for this property in 1986. The
special use was granted and preliminary plan approval was
given. However, the applicant chose to abandon the P.U.D. and
all approvals associated with the property in July, 1986.
The applicant is now requesting special use approval and
preliminary and final plat approval for the project, which is
currently under development . Upon completion, the development
will feature one 1 , 200 square foot tenant space and five
two-story 8, 700 square foot office buildings. At this time,
the 1 ,200 square foot tenant space and two of the office
buildings are constructed. All of the buildings will be
located on individual lots with common areas proposed for the
roadways and parking areas.
III. FINDINGS
After due notice, as required by law, the Land Use Committee
held a public hearing on the proposed special use and
preliminary plan and final plat approval on September 21 ,
1987. The petitioner appeared at the public hearing and
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Exhibit A
presented documentary evidence. No objectors appeared and no
written objection has been filed.
The Land Use Committee has made the following findings with
respect to Petition 58-87:
A. Site Characteristics: The subject property contains
approximately 3.95 acres (172,000 square feet) . The
property is currently under development. Two office
buildings and one 1 , 200 square foot tenant space and
associated off-street parking have been constructed .
B. Sewer amd Water: There is a twelve (12) inch water main,
a twenty-four (24) inch sanitary sewer trunk line and a
thirty-six (36) inch storm sewer available to service the
subject property. At the present time, there are no
capacity limitations for the subject property.
C. Traffic and Parking: The subject property is located on
Summit Street west of Waverly Drive. Summit Street
functions as a major arterial road for the east side of
Elgin, and has a design capacity of between 15,000 and
20,000 vehicles per day. Waverly Drive functions as a
major collector street for Parkwood Subdivision, and
carries 4,444 vehicles per day at Summit Street. Waverly
Drive has a design capacity of 12,000 vehicles per day.
Traffic volumes for the office portion of the planned unit
development will be approximately 780 vehicles per day.
The increase in daily traffic volumes on Summit Street as
a result of the projected traffic volumes could increase
from 14,404 to 15, 184 vehicles per day.
Parking demand for the office portion of the planned unit
development will require 174 parking spaces. Parking
requirements for the tenant space will be determined at
the time a specific use is proposed.
Source: Trip Generation (Third Edition) ,
Institute of Transportation Engineers.
Engineering Division, City of Elgin.
E.M.C. 19.44.090 Off-Street Parking.
D. Zoning History: The subject property was annexed and
zoned B-3 in 1984.
E. Zoning Status : The subject property is classified as a
lawful , conforming commercial development .
F. Surrounding Land Use and Zoning: The areas located north
and west of the subject property are zoned B-3 and are
developed with office and retail uses, including The Fox
Valley Professional Park, Weaver ' s Piano and Organ and the
Tru-Value Shopping Center.
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The areas located south and southeast of the subject
property are zoned R-2 and are developed with single
family residences within the Parkwood Subdivision.
G. Trend of Development: The areas fronting on Summit Street
between Hiawatha Drive and Waverly Drive have been
developing with commercial and office uses.
H. Departures from the Zoning Ordinance: The proposed Campus
East development is possible only as a planned unit
development. Under the standard zoning requirements all
lots are by definition required to have direct street
frontage. By subdividing the property into six lots, four
of which do not have direct street frontage , the
development is permissible only as a planned unit
development.
I. Comprehensive Plan: The proposed Campus East development
is in general conformance with the comprehensive plan.
More specifically, the area fronting on Summit Street
between Hiawatha Drive and Waverly Drive is designated as
an area center in the land use component of the
comprehensive plan. Commercial development in this area
serves the northeast portion of the city as a subarea
service center (see Official Comprehensive Plan) .
J. Special Use Standards: The proposed special use for a
planned unit development is in substantial conformance
with the special use standards.
K. Conditions for Approval : The Land Use Committee is of the
opinion that approval of Petition 58-87 should be subject
to the following conditions :
1 . Revisions to the Preliminary P.U.D. site plan and the
Final Plat per the Bureau of Inspection Services, the
Engineering Division, the Legal Department and the
Planning Department.
2. Compliance with all other applicable codes and
ordinances.
IV. RECOMMENDATION
On a motion to recommend approval of Petition 58-87, subject
to the conditions for approval , the vote was five (5) yes and
zero (0) no.
Therefore, the Land Use Commission recommends approval of
Petition 58-87 .
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(LOLL', ( )
Roy I I . Bell, Chairman
Land Use Committee
Planning and Land Use Commission
(ui)J old T. Deering, Sec tart'
L nd Use Committee
Planning and Land Use Commission
r
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