G10-89 Ordinance No. G10-89
AN ORDINANCE
GRANTING A SPECIAL USE FOR A PLANNED UNIT DEVELOPMENT
(I 19 West Chicago Street)
WHEREAS, written application has been made for a special use for the establish-
ment, maintenance and operation of a planned unit development at 119 West Chicago
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 planned unit development at 119 West Chicago
r'" Street, Elgin, Illinois, legally described as follows:
That part of Lot 9 of Block 22 of the original town of Elgin, as laid
out by William C. Kimball and described as follows: Commencing at the
northwest corner of said lot; thence easterly along the north line thereof 25
feet and 8 inches; thence southerly 66 feet to the south line of said lot;
thence westerly along said south line 26 feet to the southwest corner
thereof; thence northerly along west line of said lot 66 feet to the point of
beginning, in the City of Elgin, Kane County, Illinois (said property is
commonly known as H9 West Chicago Street.
be and is hereby granted subject to the following conditions:
I. Substantial conformance to the P.U.D. Floor Plan, dated
November 18, 1988.
2. Second floor occupancy shall be limited to a minimum 350 square
feet of gross floor area per person residing in each dwelling unit.
3. Payment of a park site cash contribution in the amount of
$270.42.
4. All nonconforming signs shall be removed prior to the issuance of
an occupancy permit.
5. Compliance with all other applicable codes and ordinances.
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Section 3. That this ordinance shall be in full force and effect from and after its
passage in the manner provided by law.
S/ George VanDPVonrrip
George VanDeVoorde, Mayor
Presented: February 22, 1989
Passed: February 22 , 1989
Vote: Yeas 6 Nays 1
Recorded:
Published:
Attest:
/ Marie Yearman
Marie Yearman, City Clerk
eft
January 17 , 1989
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FINDINGS OF FACT
LAND USE COMMITTEE
PLANNING AND LAND USE COMMISSION
CITY OF ELGIN
I . SUBJECT
Consideration of Petition 2- 89 Requesting a B- 3 Service
Business District Special Use for a Planned Unit
Development , property located at 119 West Chicago Street ,
by Paul Berman , as Applicant and Owner .
II . cONSIDERATI01S
A petition has been filed by Paul Berman requesting a B- 3
special use for a planned unit development . The subject
property is located at 119 West Chicago Street .
The proposed planned unit development features commercial
space un the first floor and two ( 2) residential units on
the second floor .
111 . FINDINGS_
Titer due notice , as required by law , the Land Use
Committee held a public hearing on the proposed special use
un January 3 , 1989 . The petitioner testified at the
nearing and presented documentary evidence . No objector:;
arpeared at the hearing and no written objection to the
petition has been filed .
'th: Land 1J1J(. Committee has made the following findings with
respect to Petition 2- 89 :
A . Sale Characteristics : The subject property is
approximately 1 , 732 square feet . The property is
improved with a two story masonry structure .
3 . Sewer and Water : The subject property is served by a
twelve . 12 ) inch watermain and a twenty- four ( 24 ) inch
sanitary sewer . There is adequate capacity in both the
sewer ano water lines to accommodate the proposed
planned unit development .
C . iraliit and Parking : The subject property i :, located
at the :southeast corner of South State Street and West
Chicago Street . South State Street is designated as a
major north- south arterial street serving the west side
of the city . South State Street has a design capacity
/�► - Page 1 -
4� Exhibit A
of approximately 14 ,000 vehicles per day . The current
traffic volume on South State Street (south of the
State/Chicago intersection ) is 13 ,025 vehicles per day
( 1985 traffic count ) .
frk Chicago Street is designated as a major east-west
arterial serving the central portion of the city.
Chicago Street has a design capacity of approximately
12 ,000 vehicles per day. Current traffic volume on
Chicago Street (east of the Chicago/State intersection)
is 11 ,415 vehicles per day ( 1985 traffic count) .
Projected traffic generated by the commercial portion
of the planned unit development ranges from 31 vehicles
per day for a general office use to 71 vehicles per day
for a speciality retail use . Projected traffic
generated by the residential portion of the planned
unit development is 12 vehicles per day.
Required parking for the commercial portion of the
planned unit development ranges from 7 parking spaces
for an office use to 9 parking spaces for general
retail uses . Require'a parking for the residential
portion of the planned unit development is four 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 a public
parking facility. The subject property meets both
criteria for this parking exemption .
Sources : City of Elgin , Engineering Division .
Design Manual , State of Illinois , 1914 Edition .
Trip Generation , ITE , Third Edition .
E . M . C . 19 . 44 Uff - streE:t Parking .
D . Zoning History :
1 - Comm . 19E-,0 F- Irid . 1962 13- 3
19`.0 F- 2nd . 1961 F- Ind . Present B- 3
E . 'zoning tatuE: : The subject property is a lawful
conforming commercial structure .
F . Surrounding Land Use and Zoning : The area located to
tha eatLt of the subject property is zoned B - 3 . The
area rs developed with a beauty school and a METkIi
commuter station .
The area located to the south of the subject property
is zoned 13- 3 . The area is developed with a detective
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agency and a contractor ' s establishment . Farther
south , the area is zoned M- 1 and developed with the
METRA commuter station parking lot .
The area located to the west of the subject property is
zoned M- 1 . The area is developed with a drive- in bank .
The area located to the north of the subject property
is zoned B- 3 . The area is developed with a tavern , a
bus depot and various other commercial uses .
C . Trend of Development : The subject property is located
within the Central Business District . The CBD has
developed with a wide range of activities including
community facilities , service and retail uses ,
warehousing , manufacturing , and residences .
H . Comprehensive Plan/Central Business District Plan :
Both the Comprehensive Plan and the Central Business
District Plan encourage the adaptive reuse of existing
structures , infili projects utilizing existing
infrastructure , and the general revitalization of
developed areas . Subject to design criteria limiting
density , the Central Business District Plan recommends
the establishment of residential uses above the ground
floor of existing commercial buildings for the purpose
of inLreasing activity in the downtown area , maximizing
the utilization of existing buildings , and improving
the tax base .
I . Departure:: from Zoning Ordinance : The proposed mixed
use development (business and residential ) is possible
only as a planned unit development . Specifically ,
under tho_ standard zoning requirements , residences are
not allowed as a permitted use in business districts .
3 . Planned Unit Development Standards : The proposed
: . l . residential planned unit development is in
substantial conformance with the planned unit
development standards .
K . Condition:: for Approval : The Land Use Committee is of
the opinion that approval of Petition 2- 89 should be
L :tj ect to the following conditions :
1 . :;u:,L.t n _ ial conformance to the P. U . U . Floor Plan ,
dated November 18 , 1988 .
second floor occupancy :Alai ] be limited to a
minimum _ -•v feel of gross floor area per
person residing in each dwelling unit .
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3 . Payment of a park site cash contribution in the
amount of $ 270 . 42 shall be made prior to the
• adoption of the ordinance granting the special use .
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
On a motion to recommend approval of Petition 2- 89 , subject
to the conditions for approval , the vote was six ( 6 ) yes
and zero ( U ) no .
Therefore , the Land Use Committee recommends approval of
Petition 2 - 89 .
1C-4444A-4 Robert W. Siljestr 'm , Chairman)
ca
Land Use Committee
Planning and Land Use Commission
Thomas J . Ar strong , Secret:ar, g
Land Use Committee
eftPlanning and Land U:,:e Commission
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