G18-89 Ordinance No. G 18-89
AN ORDINANCE
GRANTING A SPECIAL USE FOR A PLANNED UNIT DEVELOPMENT
(820 Dundee Avenue)
WHEREAS, written application has been made for a special use for the establish-
ment, maintenance and operation of a commercial/residential planned unit development
at 820 Dundee Avenue; 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 commercial/residential planned unit develop-
ment at 820 Dundee Avenue, Elgin, Illinois, legally described as follows:
Lot 9 in Block 9 of Grandview Addition to Elgin, in the City of Elgin,
Kane County, Illinois.
be and is hereby granted subject to the following conditions:
I. The residential use of the subject property shall be limited to one
dwelling unit on the second floor of the existing structure, with first floor
use limited to enclosed parking accessory to the second floor residence
and/or permitted uses in the underlying zoning classification.
2. Second floor occupancy shall be limited to a minimum 350 square
feet of gross floor area per person residing in the dwelling unit.
3. Payment of a park site cash contribution in the amount of
$135.21. Payment due prior to the adoption of an ordinance granting the
special use.
4. Eliminate the points of access to Dundee Avenue prior to
issuance of a final occupancy permit.
5. Submission and approval of a site plan indicating the following:
a. Elimination of the points of access to Dundee Avenue.
b. Existing and proposed landscaping.
6. Community graphics shall be limited to one freestanding sign and
signs permitted in windows or on awnings. The freestanding sign shall be a
maximum eight feet in height and 15 square feet in area, and setback a
minimum 15 feet from any public right of way.
7. 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: March 8, 1989
Passed: March 8, 1989
Vote: Yeas 7 Nays 0
Recorded:
Published:
Attest:
elk
s/ Marie Yearman
Marie Yearman, City Clerk
February 6 , 1989
r
FINDINGS OF FACT
LAND USE COMMITTEE
PLANNING AND LAND USE COMMISSION
CITY OF ELGIN
I . SUBJECT
Consideration of Petition 4- 89 Requesting B- 3 Service
Business District Special Use Approval for a Planned Unit
Development , property located at 820 Dundee Avenue by David
S . Iverson , as Applicant and Owner .
II . CONSIDERATIONS
A petition has been filed by David Iverson requesting a B- 3
Service Business District special use for a planned unit
development . The subject property is located at 820 Dundee
Avenue .
The petitioner proposes to reside on the second floor of
the existing structure , and to utilize the first floor for
eft vehicular parking and for custom woodworking business .
The subject property was sold by the City of Elgin in 198S .
The existing structure is the former Fire Station No . 3 .
11I . FINDINGS_
After due notice , as required by law , the Land Use
Committee held a public hearing on the proposed special use
on January 17 , 196,9 . The petitioner testified at the
hearing and presented documentary evidence . No objectors
appeared at the hearing and no written objection to the
petition has been filed .
The Land Use Committee has made the following findings with
respect to Petition 4- 89 :
A . Site Characteristics : The subject property is an
irregularly shaped parcel located at the intersection
of Iluncan Avenue and Dundee Avenue . The property is
improved with a two-story masonry structure . The
property 1: is two points of driveway access from
Duncan Avenue and Dundee Avenue .
B . Sewer and Water : The subject property is served by an
eight inch sanitary sewer and an eight inch watermain .
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Exhibit A
There i adequate capacity in the sewer and water lines
�'" to serve the proposed planned unit development .
C . Traffic and Parking : The subject property is located
at the corner of Duncan Avenue and Dundee Avenue .
Duncan Avenue serves as a neighborhood collector street
serving the northeast side of the city. Duncan Avenue
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has a design capacity of approximately 10 ,000 vehicles
per day . The traffic volume on Duncan Avenue is
approximately 3 , 300 vehicles per day ( 1984 count ) .
Dundee Avenue serves as a major north- south arterial
street serving the east side of the city . Dundee
Avenue has a design capacity of approximately 20 ,000
vehicles per day . The traffic volume on Dundee Avenue
is approximately 13 , 300 vehicles per day ( 1986 count ) .
Data is unavailable to project traffic generated by the
proposed custom woodworking business . However , if the
first floor of the existing structure was occupied by
an office or retail use , traffic generated could range
from 26 to 60 vehicle trips per day. The second floor
residence can be expected to generate six vehicle trips
per day.
The commercial/residential planned unit development
would be required to provide three off-street parking
spaces . One space for the custom woodworking business
r and two spaces for the second floor residence . An
additional five to six spaces would be required if the
first floor of the structure was occupied by an office
or retail use .
Sources : City of Elgin , Engineering Division .
Design Manual , State of Illinois 1984 .
Trip Generation , ITE , Third Edition .
E. M . C . 19 . 44 Off- street parking .
D . Zoning History:
192? E- Comm . 1960 E- Comm . 1962 B- 3
1950 E- Comm . 1961 E-Comm . Present B- 3
E . Zoning Status : The subject property is lawful
nonconforming with respect to the building setback from
the Duncan Avenue right of way .
F . Surrounding Land Use and Zoning : The area located to
the immediate north of the subject property is zoned
B- 3 . The area is developed with an off-street parking
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Jot .
The area located to the northeast of the subject
property is zoned M • 1 . The area is developed with a
manuiacturzng plant .
The areas located to the south and east of the subject
property are zoned B- 3 . These areas are developed with
various commercial uses .
With the exception of one lot which is zoned R- 3 , the
area located to the west of the subject property is
zoned R - 2 . The area is developed primarily with single
family residences .
G. Trend of Development : The Dundee Avenue corridor has
developed in a strip commercial pattern of development .
H . Comprehensive Plan : The Comprehensive Plan encourages
the adaptive reuse of existing structures and the
general revitalization of developed areas in the city .
The subject property is located in a transition zone
between areas designated "area commercial center" and
"urban residential" .
1 . Departures from Zoning Ordinance : The proposed mixed
use development (business and residential ) is possible
only as a planned unit development . Specifically ,
rft under the standard zoning requirements , residences are
not allowed as a permitted use in business districts .
J . Planned Unit Development Standards : The proposed
commercial/residential planned unit development is in
substantial conformance with the planned unit
development standards .
K . Conditions for Approval ; The Land Use Committee is of
the opinion that approval of Petition 4- 89 should be
subject to the following conditions :
1 . The residential use of the subject property shall
be limited to one dwelling unit on the second floor
of the existing structure , with first floor use
limited to enclosed parking accessory to the second
floor residence and/or permitted uses in the
underlying zoning classification .
2 . Second floor occupancy shall be limited to a
minimum 350 square feet of grosu floor area per
person residing in the dwelling unit .
3 . Payment of a park site cash contribution in the
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amount of $ 135 . 21 . Payment due prior to the
adoption of an ordinance granting the special use .
4 . Eliminate direct access to Dundee Avenue and
restore the treebank areas with seed or sod prior
to issuance of a final occupancy permit .
S . Submission and approval of a site plan indicating
the following :
a . Elimination of direct access to Dundee Avenue .
b . Existing and proposed landscaping .
c . Submission and approval of site plan prior to
the adoption of an ordinance granting the
special use .
6 . Community graphics shall be limited to one
freestanding sign . The freestanding sign shall be
a maximum eight feet in height and 15 square feet
in area , and setback a minimum 15 feet from any
public right of way .
7 . Compliance with all other applicable codes and
ordinances .
IV . RECOMMENDATION
rft On a motion to recommend approval of Petition 4- 89 , subject
to the conditions for approval , the vote was five ( 5) yes
and zero ( 0 ) nu .
Therefore , the Land Use Committee recommends approval of
Petition 4- 89 .
1Ze-64-4 '74/-Robert W. Siljestr m , Chairman 1
Land Use Committee
Planning and Land Use Commission
Thomas J . Ar46:; trong , Secret@Iry' 0
Land Use Committee
Planning and Land Use Commission
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