G74-95 r Ordinance No. G74-95
AN ORDINANCE
GRANTING A CONDITIONAL USE FOR A PLANNED DEVELOPMENT
AT 32-52 SOUTH GROVE AVENUE
WHEREAS, written application has been made for a CC1
Center City District Conditional Use for a Planned Development
at 32-52 South Grove Avenue; and
WHEREAS, the Zoning and Subdivision Hearing Board
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 Zoning and Subdivision
Hearing Board.
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 Zoning and
Subdivision Hearing Board, a copy of which is attached hereto
eP- and made a part hereof by reference as Exhibit A.
Section 2 . That a conditional use for a planned
development located at 32-52 South Grove Avenue and legally
described as follows :
PARCEL ONE: THAT PART OF LOTS "A" , "B" , "C" ,
"D" , "E" AND "F" LYING EASTERLY OF THE EASTERLY LINE
OF RIVERSIDE AVENUE IN HARVEY AND AMICK' S
SUBDIVISION OF LOT 6 AND 7 IN BLOCK 21 OF JAMES T.
GIFFORD' S PLAT OF ELGIN, ACCORDING TO THE PLAT OF
SAID HARVEY AND AMICK' S SUBDIVISION RECORDED APRIL
17 , 1866 , IN BOOK 2 OF MAPS, PAGE 139-1/2 , AND
PARCEL TWO: THAT PART OF THE NORTHERLY 22 FEET OF
LOT 8 LYING EASTERLY OF THE EASTERLY LINE OF
RIVERSIDE AVENUE, IN BLOCK 21 OF THE ORIGINAL TOWN
OF ELGIN, AS LAID OUT BY JAMES T. GIFFORD, ALL IN
THE CITY OF ELGIN, KANE COUNTY, ILLINOIS.
be and is hereby granted subject to the following conditions :
1 . That the conditional use for a planned
development shall be limited to the following uses :
offices, advertising, mailing, reproduction,
commercial art, photography, stenographic services,
erm- management and public relations services, light
assembly, and the manufacturing of electrical,
mechanical cutout, or plate signs and advertising
displays, including neon signs and advertising
r l
specialties, in addition to the permitted uses and
conditional uses in the Center City 1 Business
District.
2 . That the sign manufacturing shall not
exceed 35% of the total gross floor area of the
building in which the conditional use for a planned
development is located.
3 . Compliance with all other applicable codes
and ordinances .
Section 3 . That the conditional use for a planned
development 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 immediately after its passage in the manner
provided by law.
K// 'Kevin Kelly, Mayor
rft. Presented: October 11, 1995
Passed: October 11, 1995
Vote: Yeas 6 Nays 1
Recorded: October 12, 1995
Published:
Attest:
ALILev
Do onna Mecum, City Clerk
September 20, 1995
FINDINGS OF FACT
ZONING AND SUBDIVISION HEARING BOARD CITY OF ELGIN
I. SUBJECT
Petition 50-95 Requesting a Conditional Use for a Planned
Development in the CC1 Center City Business District; Property
Located at 32-52 South Grove Avenue; by the City of Elgin,
as Applicant and Owner.
II. CONSIDERATIONS
A petition has been filed by the City of Elgin requesting a
conditional use for a planned development in the CC1 business
district.
The city desires to customize a permitted use list for the
subject property (former Spiess building) by adding a
component land use, Signs and Advertising Specialties (3993) ,
eft. while maintaining the underlying zoning.
III. FINDINGS
After due notice, as required by law, the Zoning and
Subdivision Hearing Board held a public hearing on Petition
50-95 on September 20, 1995. The petitioner testified at
the public hearing. Objectors to the petition testified at
the public hearing and written correspondence in objection to
the petition has been submitted.
A Petition Review, dated September 13, 1995, was submitted by
the Planning Department, which neither recommended approval
nor denial of Petition 50-95. This Petition Review, along
with the exhibits attached thereto, and the written
transcription of the proceedings of the public hearing, are
attached hereto and made a part hereof.
The Zoning and Subdivision Hearing Board has made the
following findings with respect to Petition 50-95:
tek
Exhibit A
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A. Site Characteristics
The subject property is developed with a multi-level
building (the former Spiess building) containing
approximately 120,000 square feet of floor area. The
Childrens Discovery Museum is located on the third floor
of the building and the city uses the basement of the
building for storage and office space on the first
floor. The remainder of the building is vacant.
B. Sewer and Water
The existing building is served with municipal sewer and
water service.
C. Traffic and Parking
The subject property is located on South Grove Avenue.
Grove Avenue provides access to adjoining businesses and
facilitates traffic movement through the downtown area.
Riverside Drive is located along the westside (rear) of
the subject property and provides access to adjoining
businesses, loading areas and to municipal parking lots.
Uses located within the CC1 district are not required to
provide off-street parking. Two municipal parking lots
pcontaining approximately 265 spaces are located adjacent
to the subject property. Approximately 100 spaces are
non-reserved and available for use by the general
public. Approximately 20 spaces are reserved (by permit
only) and the remaining are three to four hour monitored
parking spaces .
Additionally, there is a designated loading area adjacent
to the subject property along Riverside Drive. Truck
traffic enters at the south end of Riverside Drive and
exits at the north end of Riverside Drive. Truck traffic
on the outer drive is prohibited.
D. Zoning History
1928 "F" Business District
1950 "E" Business District
1960 "E" Business District
1961 "E" Business District
1962 B-2 Business District
1992 B-2 Business District
Present CC1 Center City Business District
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E. Zoning Status
The proposed occupancy of the building with business
service uses is permitted within the CC1 district.
Introduction of light assembly and manufacturing would
required a conditional use for a planned development.
F. Surrounding Land Use and Zoning
The areas located to the north, south, and east of the
subject property are zoned CC1 district. These areas are
developed with retail and commercial service uses.
The area located to the west of the subject property is
zoned CC1 district and CF district. The area is
developed with public parking and the Fox River.
G. Trend of Development
The subject property is located at the north end of the
commercial core of Elgin's center city. The trend is for
the continued occupancy of buildings within this core
district with retail and commercial service uses.
H. Comprehensive Plan/Center City Business District Plan
The subject property is located in an area designated
"downtown commercial" in the Comprehensive Plan. The
property is located in an area designated as the
"commercial core district" in the Center City Master
Plan. The planning principles and recommendations for
the commercial core district include the development of
an urban esplanade park along Riverside Drive,
encouraging facade improvements to the rear of buildings
along the esplanade, and the enhancement of the west edge
of the river to improve views from the core.
IV. RECOMMENDATIONS
On a motion to recommend approval of Petition 50-95 , subject
to the following conditions:
1. That the conditional use for a planned development shall
be limited to: offices, advertising, mailing,
reproduction, commercial art, photography, stenographic
services, management and public relations services, light
assembly, and the manufacturing of electrical, mechanical
cutout, or plate signs and advertising displays,
including neon signs and advertising specialties, in
addition to the permitted uses and conditional uses in
the Center City 1 District.
rft-
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2 . That the sign manufacturing shall not exceed 35% of the
total gross floor area of the building -in which the
. 00.1., conditional use for a planned development is located.
3. Compliance with all other applicable codes and ordinances.
the vote was five (5) yes and two (2) no.
Therefore, the motion to recommend approval -of Petition 50-95
was adopted.
. .1 ,) I 1 _ • .
Ra ,ph iberi, Chairm � '
. • a • S •• • n visio •earing Board
1;
R• • K. Dish Strom, Secretary
Z.• • . and Subdivision Hearing Board
r
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