G80-91 Ordinance No. G80-91
AN ORDINANCE
GRANTING A SPECIAL USE FOR A PLANNED UNIT DEVELOPMENT
( 1170-1180 Dundee Avenue)
WHEREAS, written application has been made for a special
use for the establishment, maintenance and operation of a
planned unit development at 1170-1180 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.
r Section 2 . That a special use for a planned unit
development at 1170-1180 Dundee Avenue, Elgin, Illinois,
legally described as follows:
Parcel 1 :
Lots 1 and 2 in Block 1 of Riverside Park
Addition to Elgin, in the City of Elgin, Kane
County, Illinois .
Parcel 2 :
Lot 3 and Lot 4 (except the southerly 36 .46
feet as measured along the West line) in Block 1 of
Riverside Addition to Elgin, in the City of Elgin,
Kane County, Illinois .
be and is hereby granted subject to the following conditions :
1 . Conformance with the site plan prepared by
Alan J. Coulson, P.C. dated July 24 , 1991 and
revised September 4 , 1991, October 11, 1991 and
October 30, 1991.
2 . Compliance with all other applicable codes
and ordinances .
1
elm 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 after its passage in th= . ner •rovi' =,.' by law.
. � / //
Robert Gilliam, �ayor Pro Tem
Presented: December 18, 1991
Passed: December 18, 1991
Omnibus Vote: Yeas 6 Nays 0
Recorded:
Published:
Attest:
W4D1(„ ( nifl' F4"
Do onna Mecum, City Clerk
rib
rib-
November 4, 1991
FINDINGS OF FACT
LAND USE COMMITTEE
PLANNING AND LAND USE COMMISSION
CITY OF ELGIN
I. SUBJECT
Consideration of Petition 60-91 Requesting a B-3 Service
Business District Special Use for a Planned Unit
Development, Property Located at 1170 - 1180 Dundee Avenue
by David E. Garrison, as Applicant and Trust No 1432,
Elgin National Bank, as Owner.
II. CONSIDERATIONS
A petition has been filed by David E. Garrison and Karen
Franz requesting special use approval for a B-3 Service
Business District Planned Unit Development. The subject
property is located at 1170-1180 Dundee Avenue.
The petitioners desire to bring the existing mixed
residential and commercial development into conformance
with the Elgin Municipal Code in the form of a planned
unit development. Accordingly, P.U.D. approval is
required in order to bring the subject property into
compliance with the requirements of the Elgin Municipal
Code.
III. FINDINGS
After due notice, as required by law, the Land Use
Committee conducted a public hearing on Petition 60-91 on
October 21, 1991 . The petitioner testified at the public
hearing and presented documentary evidence. Two
proponents presented testimony in support of Petition
60-91 . Written objection has been filed.
The Land Use Committee has made the following findings in
respect to Petition 60-91:
A. Site Characteristics: The subject property is
irregularly shaped and contains approximately 61,081
square feet of lot area. The property is improved
with a commercial/residential structure with an
accessory storage yard and off-street parking.
B. Sewer and Water: The subject property is served by a
few 12 inch watermain and an eight inch sanitary sewer.
Stormwater drains into a 24 inch storm sewer.
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. y ,
C. Traffic and Parking: Dundee Avenue functions as a
north/south arterial street serving the east side of
the city. Dundee Avenue carries approximately 25,000
vehicles per day (1990 count) .
Multiple family dwellings generate approximately six
(6.1) weekday vehicle trips per dwelling unit. The
seven unit apartment building can be expected to
generate approximately 43 weekday vehicle trips.
Wholesale businesses generate approximately six and
three-quarter (6.73) weekday vehicle trips per 1,000
square feet of gross floor area. The 15,128 square
foot wholesale distribution business can be expected
to generate 102 weekday vehicle trips.
The off-street parking requirement for the seven unit
apartment building is 14 spaces. The off-street
parking requirement for the combined office/warehouse
use is 10 spaces. Accordingly, the off-street parking
requirement for the commercial/residential development
is 24 spaces.
Twenty-three parking spaces plus one handicapped space
are located on the P.U.D. site plan. Five of the
spaces are located in front of the commercial
rft. structure. Exhibit E depicts staff recommendations
for the parking located in front of the commercial
structure.
Sources: Elgin Transportation Study, 1990.
Trip Generation Manual, ITE, Third Edition.
E.M.C. 19.44 Off-street Parking.
D. Zoning History:
1927 E-Comm. 1960 D-Comm. 1962 B-3
1950 A-Res. 1961 D-Comm. Present B-3
E. Zoning Status: The subject property is improved with
a lawful nonconforming commercial/residential
development.
F. Surrounding Land Use and Zoning: The areas located
to the north and west of the subject property are
zoned R-2. These areas are developed with an
elementary school and single family residences.
The area located to the northeast of the subject
property is zoned B-1 . The area is developed with
various retail business and commercial service uses.
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p The areas located to the south and east of the subject
property are zoned B-3. These areas are developed
with various retail business and commercial uses.
G. Trend of Development: The land uses located along
Dundee Avenue are characteristic of a "commercial
strip" pattern of development. The Dundee Avenue
commercial strip developed prior to the adoption of
contemporary standards regulating land use, building
setbacks and screening, the design of off-street
parking lots, and community graphics.
H. Comprehensive Plan: The subject property is located
within a "transportation corridor" . This land use
category recognizes the existing Dundee Avenue
commercial strip and the factors which caused its
development. The "urban design" and "land use"
component of the Comprehensive Plan contain objectives
and policies which address the need to improve the
appearance of the city' s entryways.
I. Departures from the Zoning Ordinance: The following
list summarizes the required departures from the
zoning ordinance:
1. Permit the setback along the north line to be
te. reduced from 20 feet to 1.56 feet.
2. Permit the setback from the south property line to
be reduced from five feet to 2.66 feet.
3. Permit the required number of parking spaces (24)
to be reduced to 23 plus one handicapped spaces.
4 . Permit the storage of inventory in the building on
the property in connection with the operation of
the wholesale business.
5. Permit that portion of Lot 2 which is currently
enclosed within a fence on the north and east, and
the existing building on the west and south, to be
used as an outside storage facility, and the
existing fencing and off-site dense landscaping
along the north property line adjacent to the
existing fence to constitute the required
screening along said north property line adjacent
to said outside storage facility.
6. Accept the existing trees and foliage along the
north property line as satisfying the requirement
of screening of the existing parking lot along the
north line.
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7. Permit the second floor of the building to be used
for residential purposes to the extent of the
seven existing apartments located therein.
8. Accept the landscape plan attached hereto as the
required landscaping for the property.
J. Planned Unit Development Standards: A majority of the
Land Use Committee is of the opinion that the proposed
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 60-91 should be
subject to the following conditions:
1. Revisions to the P.U.D. site plan per the Planning
Department (see Exhibit E) .
2. Compliance with all other applicable codes and
ordinances.
IV. RECOMMENDATION
On a motion to recommend approval of Petition 60-91,
subject to the conditions for approval, the vote was four
yes and one no.
Therefore, the motion to recommend approval of Petition
60-91 was adopted.
Robert W. Silje rom, ChairffiAh
Land Use Committee
Planning and Land Use Commission
Thomas J. :sue strong, Secre L1
Land Use Committee
Planning and Land Use Commission
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