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G29-92 > > Ordinance No. G29-92 AN ORDINANCE GRANTING A SPECIAL USE FOR A PLANNED UNIT DEVELOPMETN ( 156-158 Division Street) WHEREAS, written application has been made for a special use for the establishment, maintenance and operation of a planned unit developmetn at 156-158 Division 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 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 a planned united development at 156-158 Division Street, Elgin, Illinois, legally described as follows : That part of Lot 1 lying easterly of the easterly line of the right of way of the Chicago Northwestern Railroad Company (except the westerly 50 feet of the northerly 55 feet of said lot) ; also all of Lot 2 and the West 5 feet of Lot 3, all in Block 2 of S .N. Dexter's Addition in the City of Elgin, Kane County, Illinois . be and is hereby granted subject to the following conditions : 1 . Substantial conformance with the Planned Unit Development Plan prepared by Dahlquist and Lutzow Architects, and the P.U.D. Application dated February 28, 1992 . 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. r Section 4 . That this ordinance shall be in full force and effect after its passage in the manner provided by law. George /nDeVoorde, Mayor Presented: June 10, 1992 Passed: June 10, 1992 Omnibus Vote: Yeas 6 Nays 0 Recorded: Published: Attest: 4 4 /1 h _ ' Dolonna Mecum, City Clerk r r May 4, 1992 FINDINGS OF FACT LAND USE COMMITTEE PLANNING AND LAND USE COMMISSION CITY OF ELGIN I. SUBJECT Consideration of Petition 13-92 Requesting a B-3 Service Business District Special Use for a Planned Unit Development, Property Located at 156-158 Division Street, by North West Housing Partnership, as Applicant; and Landmark Partnership, as Owner. II. CONSIDERATIONS A petition has been filed by the North West Housing Partnership requesting a B-3 Service Business District Special Use for a Planned Unit Development. The subject property is located at 156-158 Division Street. The proposed planned unit development features forty-five eft (45) residential dwelling units for senior citizens to be established through an adaptive re-use of the former Douglas Hotel. The project would be named the Center City Place. III. FINDINGS After due notice, as required by law, the Land Use Committee held a public hearing on Petition 13-92 on April 20, 1992 . The petitioner testified at the hearing. Proponents testified at the hearing. Written correspondence in support of the petition has not been filed. Objectors to the petition did not testify and written objection has not been filed. The Land Use Committee has made the following findings with respect to Petition 13-92 : A. Site Characteristics: The subject property is approximately 13,716 square feet and is improved with a four (4) story masonry structure containing approximately 40,500 square feet of floor area. The site is located in the Elgin Central Business District. The building was a former hotel and has been vacant for approximately five (5) years. r Exhibit A -Page 1- B. Sewer and Water: There are no capacity limitations regarding the availability of sewer and water for the subject property. C. Traffic and Parking: The subject property is located on Division Street and Douglas Avenue. Division Street is a collector street and Douglas Avenue is an arterial street in the Central Business District. The 1990 traffic count for Douglas Avenue was 8,300 vehicles per day. No current traffic counts are available for Division Street. It is estimated that approximately 149 vehicle trips would be generated by the proposed forty-five (45) dwelling unit (3.3 vehicle trips per dwelling unit) . The petitioner proposes to provide up to 35 off-street parking spaces in the parking lot located on Dexter Street. The minimum number of required parking spaces is 23 (one parking space per two dwelling units for elderly housing) . However, off-street parking is not required in the B-2 Central Business District and for properties zoned B-3, located within 800 feet of the B-2 District and located within 800 feet of a public off-street parking lot where it is not physically eft. possible to construct surface parking. Engineering Division, City of Elgin Trip Generation, Institute of Transportation Engineers, 1982. E.M.C. 19.44, Off-street Parking. D. Zoning History: 1927 F-Comm. 1960 E-Comm. 1962 B-3 1950 E-Comm. 1961 E-comm. Present B-3 E. Zoning Status: The subject property is a lawfully established building in the B-3 Service Business District and may be occupied by any permitted B-3 use. F. Surrounding Land Use and Zoning: The area to the north and east of the subject property are zoned B-3 Service Business District and developed with a drive up bank facility, off-street parking and offices. The area south of the subject property is zoned B-2 Central Business District and is developed with retail !ow and office uses. -Page 2- The area west of the subject property is zoned ACR Administrative, Cultural and Recreational District and is developed with the Civic Center complex, Post Office and a public off-street parking lot. G. Trend of Development: The downtown area of Elgin is a mixed use center containing residential, office, commercial and service facilities. H. Center City Plan: The subject property is contained in a Transition District in the Elgin Center City Plan. The Transition District is defined as: "This irregularly shaped area east of the Civic/Cultural District is so termed because it lacks any clearly dominant land use. With many gaps in its fabric of buildings, little architectural continuity and a disparate mix of uses it provides no sense of cohesion to the surrounding districts which compose the core. " On page 81 Under Preferred Direction for the Transition District plan notes that "Redevelopment within the district should focus on a mix of uses. Because of the convenience of this area to Transportation and Center City uses, residential development would be an appealing component. " On page 96 the map of Redevelopment Opportunities portrays the subject property in as Mixed Use: Primary Use - Residential. I. Departures from the Zoning Regulations : The petitioner is requesting a Special Use for a Planned Unit Development in order to establish a residential use in the B-3 Service Business District. The B-3 Service Business District does not permit residential land uses except as a Planned Unit Development. IV. RECOMMENDATIONS On a motion to recommend approval of Petition 13-92, subject to the following conditions: 1. Substantial conformance with the Planned Unit Development Plan and P.U.D. Application. 2. Compliance with all other applicable codes and ordinances. the vote was five yes and zero no. oek -Page 3- Therefore, the motion to recommend approval of Petition 13-92 was adopted. Erkl.NNe+40 . 96 ,-",„‘ Robert W. Silj rom, Ch&Trman Land Use Committee Planning and Land Use Commission Thomas J. mstrong, Sec Land Use Committee Planning and Land Use Commission -Page 4-