G37-91 r" Ordinance No. G37-91
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 establishment, maintenance and operation of a
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 1 . 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 planned unit
development 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 :
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 gross floor area per
person residing in the dwelling unit.
3 . Eliminate the two southerly points of
access to Dundee Avenue prior to issuance of a final
occupancy permit.
4 . 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 of 15 feet from any
public right of way.
5 . Compliance with Elgin Municipal Code
Title 17 , Development Impact Fees .
6 . Conformance with the site plan labeled
Exhibit E contained in the Land Use Review dated
April 30, 1991 .
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.
lr
Section 4 . That this ordinance shall be in full forcer
and effect after its passage in the manner provided by law.
s/ George VanDeVoorde
George VanDeVoorde, Mayor
Presented: June 26, 1991
rft Passed: June 26, 1991
Vote: Yeas 5 Nays 0
Recorded:
Attest:
s/ Dolonna Mecum
Dolonna Mecum, City Clerk
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A
May 20, 1991
FINDINGS OF FACT
LAND USE COMMITTEE
PLANNING AND LAND USE COMMISSION
CITY OF ELGIN
I. SUBJECT
Consideration of Petition 32-91 Requesting a B-3 Service
Business District Special Use for a Planned Unit
Development, Property Located at 820 Dundee Avenue, by
David 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
vehicular parking and for a custom woodworking business.
The subject property was sold by the City of Elgin in
1985. The existing structure is the former Fire Station
No. 3.
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III. FINDINGS
After due notice, as required by law, the Land Use
Committee held a public hearing on Petition 32-91 on May
6, 1991 . The petitioner testified at the public hearing
and presented documentary evidence. No objectors appeared
at the hearing and no written objection has been filed.
The Land Use Committee has made the following findings
with respect to Petition 32-91 :
A. Site Characteristics: The subject property is an
irregularly shaped parcel located at the intersection
of Duncan Avenue and Dundee Avenue. The property is
improved with a two-story masonry structure. The
property has two points of driveway access from both
Duncan Avenue and Dundee Avenue.
B. Sewer and Water: The subject property is served by
emk an eight inch sanitary sewer and an eight inch .
watermain. There is adequate capacity in the sewer
and water lines to serve the proposed planned unit
development.
Exhibit A
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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 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 20,000 vehicles per day (1990 count) .
Data is unavailable to project the 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
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:
1927 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
lot.
The area located to the northeast of the subject
property is zoned M-1 . The area is developed with a
manufacturing plant.
eift
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The areas located to the south and east of the subject
(01". 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."
I. Departures from Zoning Ordinance: The proposed mixed
use development (business and residential) is possible
only as a planned unit development. Specifically,
under the standard zoning requirements, residences
are not allowed as a permitted use in the business
districts.
J. P.U.D. Standards: The committee has found the
proposed P.U.D. to be in substantial conformance with
the P.U.D. standards.
K. Conditions for Approval: The Land Use Committee is of
the opinion that approval of Petition 32-91 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 gross floor area per
person residing in the dwelling unit.
3. Eliminate the two southerly points of access to
Dundee Avenue prior to issuance of a final
occupancy permit.
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4 . 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 of 15 feet from any
public right of way.
5. Compliance with E.M.C. Title 17 - Development
Impact Fees.
6. Compliance with all other applicable codes and
ordinances.
IV. RECOMMENDATION
On a motion to recommend approval of Petition 32-91,
subject to the conditions for approval, the vote was
seven (7) yes and zero (0) no.
Therefore, the motion to recommend approval of
Petition 32-91 was adopted.
Robert W. Siljestrom hairma
Land Use Committee
Planning and Land Use Commission
Thomas J. A ong, Secreta
Land Use Committee
Planning and Land Use Commission
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