Untitled 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
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,
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 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.
s/ Kevin Kelly
Kevin Kelly, Mayor
Presented: October 11, 1995
Passed: October 11, 1995
Vote: Yeas 6 Nays 1
Recorded: October 12, 1995
Published:
Attest:
s/ Dolonna Mecum
Dolonna Mecum, City Clerk
s........m... ...........
El • •
Agenda tem No. O- 3
\,%,,
October 2, 1995
TO: Mayor and Members of the City Council
FROM: Zoning and Subdivision Hearing Board
SUBJECT: Conditional Use Review
PURPOSE
Consideration of 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.
BACKGROUND
A petition has been filed by the City of Elgin requesting a
conditional use for a planned development in the CC1 Center
City Business District. The subject property is located at
32-52 South Grove Avenue.
The city desires to customize a permitted use list for the
subject property (former Spiess building) by adding the
following uses : 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 CC1 Center City Business District
(see attached Conditional Use Review, dated September 13,
1995) .
UNRESOLVED ISSUES
None.
f
RECOMMENDATION
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 the following uses: 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 CC1 Center City
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 .
the vote was five (5) yes, and two (2) no.
Therefore, the motion to recommend approval of Petition 50-95
was adopted (see attached Findings of Fact and Transcript of
Public Hearing, dated September 20, 1995) .
RELATED COMMUNICATION
1 . Letter from Mr. Paul A. Maring, dated September 9, 1995.
2 . Letter from Mr. Rollie Bray, dated September 12, 1995 .
3. Letter from Ms . Alaska Jean Bednar, dated September 21,
1995 .
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Page 2
CCREVW.MST/PZTEXT/3000DV.SV/3200PD.PC/3220CN.US/322000N.95/PET50 .95
eft
September 13, 1995
CONDITIONAL USE REVIEW
PLANNING DEPARTMENT CITY OF ELGIN
I. SUBJECT
Consideration of 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. GENERAL INFORMATION
A. Requested Action Conditional Use Approval
B. Present Zoning CC1 Center City District
C. Proposed Zoning CC1 Center City District CU
eft D. Intended Use Business Services, Light Assembly,
and Manufacturing
E. Property Location 32-52 South Grove Avenue
F. Applicant/Owner City of Elgin
G. Staff Coordinator Veronica Bell
III. EXHIBITS
A. Location Map (see attached) .
B. Zoning Map (see attached) .
C. Parcel Map (see attached) .
D. Petitioner' s Statement (see attached) .
E. Standards Worksheet (see attached) .
IV. CONSIDERATIONS
eft A petition has been filed by the City of Elgin requesting a
conditional use for a planned development in the CC1 business
district (see Exhibits A, B, and C) .
COND.RVW/PZTEXT/3000DV.SV/3200PD.PC/3220CN.US/322000N.95/PET50. 95
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) , while maintaining the underlying zoning (see
Exhibits D and E) .
V. FINDINGS
The following is a summary of the findings of the Planning
Department.
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
e'' 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
containing 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.
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COND.RVW/PZTEXT/3000DV.SV/3200PD.PC/3220CN.US/3220O0N. 95/PET50 . 95
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
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.
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COND.RVW/PZTEXT/3000DV.SV/3200PD.PC/3220CN.US/3220O0N. 95/PET50.95
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I . Conditions for Approval
The approval of Petition 51-95 should be subject to the
following condition:
Compliance with all other applicable codes and
ordinances.
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COND.RVW/PZTEXT/3000DV.SV/3200PD.PC/3220CN.US/322000N.95/PET50.95
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CONDITIONAL USE
STATEMENT OF PURPOSE AND CONFORMANCE
PETITION 50-95
CITY OF ELGIN
Nature and Purpose of Conditional Use
Promac, Incorporated has expressed an interest in purchasing the
property located at 32-52 South Grove Avenue (the former Spiess
building) from the City of Elgin. Promac, Inc. provides
promotional marketing services for their clients, along with
some light assembly and manufacturing operations.
The promotional marketing services, which include graphic
services, product research, inventory management, customer
service and quality control functions, fall within a variety of
use categories listed as permitted uses in the CC1 district.
These categories include offices, advertising, mailing,
reproduction, commercial art, photography, and stenographic
services, and management and public relations services.
The light assembly and manufacturing operations include assembly
of "sample" cellular phones and the manufacturing of "luminite"
signs. Light assembly and manufacturing are not permitted in
the CC1 district. Signs and Advertising Specialties is listed
under Miscellaneous Manufacturing Industries in the Standard
Industrial Classification (SIC) manual. These establishments
are primarily engaged in manufacturing electrical, mechanical,
cutout, or plate signs and advertising displays, including neon
signs, and advertising specialties.
Adding Signs and Advertising Specialties as a component land use
would allow Promac to occupy and operate at the property, while
maintaining the underlying CC1 zoning district.
Standards
Site Characteristics: The subject property is of suitable size
and shape to accomodate the proposed business services, light
assembly and manufacturing uses.
Sewer and Water: The building is served by city sewer and water
and no alterations are anticipated to accomodate the proposed
use.
Traffic and Parking: The subject property is located adjacent
to municipal parking and a designated loading area which are
sufficient to accomodate the proposed use. Promac intends to
EXHIBIT D
STATE.EN/PZTEXT/3000DV.SV/3200PD.PC/3220CN.US/322000N.95/PET50.95
employ approximately 145 people at the site. Promac anticipates
10 to 12 delivery/pick-up trips per day via UPS, Federal
Express, DHL and one company van. Currently, their loading
operation consists of 250 medium size cartons per day. An 11
foot by 15 foot "scissors type" loading dock that retracts on
rails is proposed to facilitate the loading operation. The
retractable dock will be designed and located so that it is
within the existing designated loading area.
Location, Design and Operation: The location, design and
operation of the intended use at the subject property is
suitable in that no alterations are anticipated, except as may
be required by applicable code and ordinances.
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THE PROMAC STORY
Managing People...Managing Resources...Managing Time...Managing Business
Promac,Inc.has grown tremendously over the course of 14 years. This growth has been generated
and sustained by our focus on"management by CUSTOMER objectives." Our well-trained,capable
staff members possess a sense of urgency to insure that our clients'needs are handled in a manner
consistent with their marketing objectives. Be it a rush 7,000-piece mailing or a six-month
manufacturing and assembly project,every opportunity is treated as a fresh challenge to better
ourselves. We take pride in getting the job done and understand that we are only as good as the last
job we completed.
Corporate Merchandise Catalog Programs
A segment of business showing significant growth has been in the development of corporate
identity/promotional merchandise catalog programs. These programs are used by our clients for
internal corporate special events,sales promotional opportunities,employee recognition or,in some
cases,a blend of these uses. We currently administer and warehouse 15 active catalog programs for a
number of high-profile corporations, including Motorola, Inc., R.R. Donnelley&Sons Co., Household
International and John Deere Company. We deal with more than 7,500 Motorola customers and 3,000
or more distributors. Our in-house graphic services,product research,inventory management,
customer service group and experienced fulfillment team formulate an organization capable of
managing a program from catalog development to merchandise delivery.
Warehouse &Shipping Services
Our warehouse services have expanded as quickly as our business. We currently occupy 140,000
square feet of storage and shipping space. Our facility is equipped with state-of-the-art computer
hardware for UPS, Federal Express and DHL freight services. We have invested extensively in
conveyor and flow rack picking to get orders out within 24 hours. Our experienced shipping team
also has extensive knowledge of international shipments,which have become part of our daily routine.
Literature Distribution
Dramatic growth has occurred in the distribution of customer-owned product literature and displays.
We are currently,and for the last eight years have been the worldwide fulfillment center for literature
and promotional items for MOTOROLA CELLULAR In order to effectively manage this growth,we
have greatly increased warehouse space, invested in a freight management computer system,and
added order-packing personnel and professional management to oversee all aspects of daily
operation. The number of shipments has increased annually from 15,000 to 40,000, and on-line stock
keeping units have tripled to more than 4,000.
Manufacturing&Assembly
How does a service company get involved in manufacturing? By developing solutions to a customer's
specific need. A major communications corporation approached us for assistance in managing the
manufacturing and distribution of non-working"sample"phones that are featured in displays at the
retail level. Our abilities to analyze a solution,organize procedures, and coordinate vendor schedules
have resulted in better forecasting,increased efficiency,and reduced per unit cost. Promac actually
controls the assembly and in-house printing, as well as coordinating the supply line with dozens of
manufacturing source companies,thus eliminating the day-to-day monitoring for the client. Our
newest operation is the addition of"Lumunite"sign-making machinery. We are capable of full design
through manufacturing of this exciting new technology.
Promac,Inc.,805 N. State St.,Elgin,IL 60123
Phone: (708) 695-8181 Fax (708) 695-8241
Rev.2/6/95
P • R 0
A C
PROMAC'S ORGANIZATION AND SUPPORT INFORMATION
▪ Business Strategy
• Promac is a service-driven company which strives to offer its clients
the best possible service and product lines available at a fair and
competitive price.
• Promac recognizes the diversity in the business world today and
believes in offering its clients the flexibility to design programs
which meet their needs, enabling them to accomplish their goals
and objectives.
Corporate Structure
Promac is a privately held corporation owned by Jim Rouzer and
Mike Trump. The company has been in business since 1981.
Promac is highly regarded in the Advertising Specialty Industry
with sales in the upper 2% of the industry. The members of
Promac's professional sales force organization work closely with
their clients, assisting them with their day-to-day needs.
▪ Promac Services and Products
• Advertising Specialty Distributor
• Franchised Line Distributor
• Premium Incentive Jobber
• Custom Logo Identified Merchandise Programs
• Custom Premium Incentive Merchandise Programs
• Direct Mail Programs
• Awards and Recognition Programs
• Literature Fulfillment
• Packaging and Fulfillment Programs
• Database Management
• International Freight Services
• Full Assembly Operation
• Print Room Facility for Pad, Hot Stamping and Screen Printing
• In-House Vacuum Form Molding
• In House Sign Manufacturing Using "Luminite"
• Display and Sign Design
• Mac Computer Graphic System
PROMOTIONAL
MARKETING
SERVICES
PROMAC,INC.
Rev.2/8/95 1 805 NORTH STATE
ELGIN,IL 60123
708.695.8181
FAX 708.695.8241
P R O
(4°11..°141A C
■ Promac's Facilities,Support Staff,and In-House Services
• Promac is located at 805 N. State Street, Elgin, Illinois in a facility
that houses 160,000 square feet of office and warehouse space.
• Promac employs 125 full-time employees. The staff includes
various managerial positions overseeing the following areas:
operations, creative services, customer service, data processing,
sales coordination, financial, quality and warehouse operations.
• Promac offers an In-House Graphics Department to aid our clients
with many creative ideas.
■ Quality
A major focus throughout Promac is Quality in every phase of the
business. The statement below was created by our employees to
describe their objectives and promise to our customers.
r
Diversity is the Heart of Promac
Quality is the lifeblood of our business
Our first priority is service to our customer
Our commitment is to go beyond our customers' expectations
Quality is:
• Service • Product • Performance • Commitment
... everything the customer wants
PROMOTIONAL
MARKETING
SERVICES
PROMAC,INC.
Rev.2/8/95 2 805 NORTH STATE
ELGIN,IL 60123
708.695.8181
FAX 708.695.8241
•
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CONDITIONAL USE
STATEMENT OF PURPOSE AND CONFORMANCE
•
PLANNING DEPARTMENT
CITY OF ELGIN
Application for Conditional Use shall include a Statement of
Purpose and Conformance. Complete this form, attaching addition-
al sheets as necessary.
I. Address the nature of the proposed conditional use.
II. Address the reasons for the proposed conditional use.
III. The granting of a conditional use shall be. contingent on
the extent to which affirmative findings are made with
respect to the Standards for Conditional Use. Address
each of the following standards.
A. Site Characteristics. The suitability of the subject
property for the intended conditional use with respect
to its size; shape; significant natural features
including topography, watercourses, and vegetation; and
and existing improvements.
B. Sewer and Water. The suitability of the subject
-- property for the intended conditional use with respect
to the availibility of adequate municipal water.
wastewater treatment, and stormwater control
facilities.
C. Traffic and Parking. The suitability of the subject
property for the intended conditional use with respect
to the provision of safe and efficient on site and off
site vehicular circulation designed to minimize traffic
congestion.
e& 1. Nonresidential land uses should be located central
and accessible to the area or population served
without requiring traffic movements through or
into a residential neighborhood. Nonresidential
land use should not be located within residential
EXHIBIT E
SPCCONDM.USE/PZTEXT/3000DV.SV/3200PD.PC/ALL.MST/STATE _
•
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neighborhoods, but on their periphery as defined
by the arterial street system.
2 . The number of locations for vehicular access to or
from a public right of way should be limited to
those which are necessary for the reasonable use
of the property and consistent with current traffic
engineering standards. Property with two street
frontages should not be permitted access to or from
the street with the higher degree of continuity
within the overall street system or with the higher
traffic volume. With the exception of residential
driveways, locations for vehicular access to or
from a public right of way should be aligned
directly opposite existing or approved locations
across the street.
D. Location, Design, and Operation. The suitability of
the subject property for the intended conditional use
with respect to it being located, designed, and
operated so as to promote the purpose and intent of
this title and chapter.
e00,
E. Historic Preservation. Where applicable, the
suitability of the subject property for the intended
conditional use with respect to making possible an
efficient contemporary use of, or a compatible
improvement to a designated landmark or property
located in a designated historic district while
preserving those portions and features of the property
which are significant to its historic, architectural,
and cultural values to a historic preservation plan and
subject to the provisions of Title 20, Designation and
Preservation of Historically and Architecturally
Significant Property.
Prepared By:
Date:
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RELATED COMMUNICATION
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RELTD.COM/PZTEXT/3000DV.SV/3200PD.PC/3220CN.US/322000N. 95/PET50.95
•
Keystone 23 South Spring Street
Elgin, IL 60120-6415
(Ii tx Realty 708/931-1818
INCORPORATED
September 9, 1995
Mr A. Bruce Trego
The Zoning And Hearing Board
City Of Elgin
801 Brook Street
Elgin, Illinois 60120
Subject : Petition 50-95 requesting conditional use for a planned
development in the Center City District : Property at
32-52 South Grove Ave: by City Of Elgin as applicant
and owner.
Dear Mr Trego:
As a Center City property owner, downtown businessman, and one
who is participating in and acutely interested in the redevelop-
ment of Center City, I am writing you to respectfully request
that you reject the above petition for the following reasons .
Without question, operating costs incurred by the City along with
the loss of tax revenue due to City ownership of this property
have imposed a burden on the taxpayers in this community. It is,
and should be the goal of the City to return this property to the
private sector. However, I suggest the methodology employed in
achieving this transfer should not focus on short term economic
benefits at the expense of the greater economic and social bene-
fits of a revitalized Center City. To allow manufacturing,
wholesale and transportation on this site will trigger a series
of requests for comparable zoning and "the same treatment you
provided for the City" . For example:
1) State Street an entry corridor - - property on the south
west corner of State and Highland - - the owner initiated a
petition for warehouse zoning but didn' t follow through -- possi-
bly awaiting a decision on the above.
2) Ackemann building on Division near the City Hall - - the
owners could get $3 .50 - $4 .00 per Square Foot for warehousing as
is with no improvements and minimum heat . How can these owners,
or an investor, be denied if the above zoning is permitted?
3) Should the investor group who own the Crocker Theater not
be able to acquire a liquor license or should they decide the
additional investment not warranted - - how best to limit further
rh investment in improvements, and turn a profit - - manufacturing, .
wholesale, and transportation. 03\
ug:Mcr
of fterumn.IIII•bols.Ow.
Property Management• Commercial Leasing •Brokerage Services
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Page 2 of 2
The Center City area could well use 150 additional employees
working in the area providing there is an economic benefit to
the community. However, it is difficult to see how moving these
jobs from North State Street to South Grove will provide added
economic benefit to the community . Further the owner of the
State Street property now has vacant space.
Has the City resolved the problem of added parking on what is
currently inadequate parking facilities?? The truck traffic in
and out of the area, the disruption of Riverside Drive traffic
because of loading and unloading in the traffic lane poses a
considerable problem.
In addition, the City has a master plan, approved by the Council,
which specifically calls out how each of these areas are to be
developed. Property owners in Center City have, at considerable
expense, been redeveloping their properties in accordance with
the zoning established by this plan. The proposed rezoning and
the probable resulting proliferation of further zoning changes
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provides an economic disservice to those of us that have invested
time and money to develop our properties in unison with the plan.
I encourage you to please vote against this rezoning.
Thank you.
%Isar
/
- 4,4100
,Agr
.000 T/), 444,
Paul - . aring ge
Broker - Owner /
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ALL WINDOW CLEANING SERVICE, INC.
f1INDOW CLEANING • METAL CLEANING • CONSULTING
P O. BOX 1000
ELGIN, IWNOIS 60121
(708) 6974455 FAX (708) 697-4875
September 12, 1995
Mr. Bruce Trego
801 Brook Street
Elgin, IL 60120
Subject: Petition 50-95 requesting conditional use for a planned developemnt in the
Center City District: Property at 32-52 South Grove Ave: by City Of Elgin as
applicant and owner.
Dear Mr. Trego,
0,111k As a downtown property owner and businessman, you can surmise that I have a more
than casual interest of what is occuring in the downtown Elgin area with regards to the
above petition.
I am respectfully asking that you would reject the same for the following reasons.
While it is in the best interest of myself, city and the taxpayers of Elgin, I applaud the
attempts that trying to rid ourselves of the burdensome economic problem, namely the
Spiess building.
However, in doing so we should keep in mind that we do not want to jeopardize the
strides and efforts that are being made in the South Grove area at this time.
To change the zoning and allow manufacture, wholesale and transportation on this site
will open a Pandora's Box" for similar requests downtown. Especially with the vacant
State and Highland building, Ackeman building and as of yet not determined, Crocker
Theater. And possibly myself if this goes through.
I, along with other investors in the South Grove area have, and are goint to, spend a
substantial amount of money. It would be a shame after all of these efforts that
someone could come in and buy the Spiess building, change the zoning and not
fp• expect to adversely affect other properties in the area.
I am sure that when we allow a zoning change of this nature many more requests will
follow for the same. To totally disregard or ignore the Center Cities Master Plan
•
would be contrary to our goals for Elgin. I think that there would be an adverse
impact on parking and traffic in the area. I'm not sure how this would affect the "River
Walk Esplande" that is projected for this area.
Please take my letter and that of other businesses in the area under close scruitiny. If
I can be of further help in this matter, please feel free to contact me.
Respectfully,
Rollie Bray
Owner
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(00.
PAUL & JEAN BEDNAR
•
I`\ ill
September 21, 199 SEP 61995 :_
X1111' OF ELGIN ..l rf
Kevin Kelly, Mayor - . ,
Elgin City Council Members �'`�'�' �i'G DEPT.
City of Elgin --Y
150 Dexter Court
Elgin, IL 60120
Dear Kevin and City Council Members:
Although I'm a busy mom with two little ones, I try to keep up to date on the latest things
happening here in Elgin. And I don't know how things happened so fast, but this latest develop-
ment with our downtown is very upsetting to me. I feel compelled to write to you with my views
before this goes to vote.
The subject I'm referring to is the proposed change of zoning for the former Speiss building.
When I read about the plans being considered, I could only throw my hands up and ask a myriad
of questions,beginning with, "What in the world are they thinking???!11" Light industrial ware-
housing? On our newly redesigned, award-winning South Grove? Are we that desperate to fill the
building? And a truck dock? On Riverside Drive, in the heart of downtown? It seems like we just
made great strides getting rid of the parking deck--why would we allow a truck dock?
Let me explain my position on this. My husband and I live in an old house, which we consider
to.be a historical treasure. When we put money into repairs or restoration,we know there are two
`" approaches: the cheap,band-aid approach, or the right way. Doing it the right way always takes
more time and more money, but we truly feel it's a worthwhile investment in caring for our archi-
tectural treasure, in the long run and somehow,we find the money. In my way of thinking,this
philosophy should apply to the City of Elgin as well, which is also a historical treasure. Yes, it's
tempting to do the quick and easy thing and fill that building, but in the long run, that is the
band-aid approach, and will not enhance the downtown-- only detract from its charm and poten-
tial.
I also remember a master plan for the City of Elgin which called for a Riverwalk Esplanade to
eventually grace that section of town,with quaint walkways, attractive landscaping, and estival
recreation such as Farmer's Markets, etc. The west side of the buildings along Riverside Drive
would eventually sport improved, beautified facades, and Elgin would finally have a user-friendly,
appealing riverfront. I don't see how this proposed"light industrial"zoning change fits into that
master plan. It sounds like an aesthetic nightmare to me.
Everyone knows that the Speiss building has been a financial drain on the city, but I'm asking
you to look at the big picture. I urge the powers that be not to rush into anything, but to take the
time to seek out or look at all the alternatives, and do what's best for the city in the long run--
keep our downtown zoning intact.
Sincerely,
Alaska Jean Bednar
cc: Rick Helwig
Roger Dahlstrom
Clay Pearson
16 RUGBY PLACE • ELGIN, ILLINOIS 60120 • (708) 741-2837
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) ,
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 :
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A. Site Characteristics
eft.
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
containing 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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FOF50.95/PZTEXT/3000DV.SV/3200PD.PC/3220CN.US/3220OON. 95/PET50.95
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.
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FOF50.95/PZTEXT/3000DV.SV/3200PD.PC/3220CN.US/322000N.95/PET50 . 95
2 . That the sign manufacturing shall not exceed 35% of the
eik 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 .
the vote was five (5) yes and two (2) no.
Therefore, the motion to recommend approval of Petition 50-95
was adopted.
111
l i �.�� I IC 'O i ' A .'
��
Ra ,ph iberi, Chairm- VITA,
- • • a • S
110
v 'earing Board
. - _OWN%
R• • : . K. 'ah strom, Secretary
Z. . i and Subdivision Hearing Board
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