G39-96 (2) Ordinance No. G39-96
AN ORDINANCE
RECLASSIFYING TO PMFR PLANNED MULTIPLE FAMILY
RESIDENCE DISTRICT PROPERTY LOCATED AT 630 CONGDON AVENUE
(SHOE FACTORY PLANNED DEVELOPMENT)
WHEREAS, written application has been made to reclassify
certain property located at 630 Congdon Avenue from AB Area
Business District to PMFR Planned Multiple Family Residence
District for a planned residence district; and
WHEREAS, the Planning and Development Commission has
conducted a public hearing after due notice and submitted its
written findings and recommendations to the City Council; and
WHEREAS, the City Council has reviewed the recommendations
of the Planning and Development Commission and concurs in such
recommendations .
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 Planning and
Development Commission, a copy of which is attached hereto and
made a part hereof by reference as Exhibit A.
Section 2 . That Chapter 19 . 07, Section 19 . 07 . 600
entitled "Zoning District Map" of the Elgin Municipal Code,
1976, as amended, be and the same is hereby further amended by
adding thereto the following paragraph:
"The boundaries hereinafter laid out in the
' Zoning District Map' , as amended, be and are hereby
altered by excluding from the AB Area Business
District and including in the PMFR Planned Multiple
Family Residence District, the following described
property:
BLOCK 5 IN LUDLOW ADDITION TO ELGIN, EXCEPT
THAT PART DESCRIBED AS FOLLOWS: BEGINNING AT THE
NORTHWEST CORNER OF SAID BLOCK 5; THENCE EASTERLY
ALONG THE NORTHERLY LINE OF SAID BLOCK 5 FOR A
DISTANCE OF 10 . 91 FEET; THENCE SOUTHERLY ALONG A
LINE WHICH FORMS AN ANGLE OF 108 DEGREES 18 MINUTES
57 SECONDS TO THE RIGHT OF A PROLONGATION OF THE
LAST DESCRIBED LINE FOR A DISTANCE OF 224 . 61 FEET;
THENCE SOUTHERLY ALONG A LINE WHICH FORMS AN ANGLE
OF 8 DEGREES 19 MINUTES 43 SECONDS TO THE LEFT OF A
PROLONGATION OF THE LAST DESCRIBED LINE FOR A
DISTANCE OF 30 . 57 FEET; THENCE SOUTHEASTERLY ALONG A
LINE WHICH FORMS AN ANGLE OF 43 DEGREES 59 MINUTES
42 SECONDS TO THE LEFT OF A PROLONGATION OF THE LAST
DESCRIBED LINE FOR A DISTANCE OF 23. 84 FEET; THENCE
EASTERLY ALONG A LINE WHICH FORMS AN ANGLE OF 46
DEGREES 57 MINUTES 29 SECONDS (53 DEGREES 39 MINUTES
35 SECONDS MEASURED) TO THE LEFT OF A PROLONGATION
OF THE LAST DESCRIBED LINE FOR A DISTANCE OF 20 .25
FEET ( 14 . 96 FEET MEASURED) TO A POINT ON THE
SOUTHERLY LINE OF SAID BLOCK 5 WHICH IS 69 .44 FEET
EASTERLY OF THE SOUTHWEST CORNER OF SAID BLOCK 5;
THENCE WESTERLY ALONG THE SAID SOUTHERLY LINE OF
BLOCK 5 FOR A DISTANCE OF 69 .44 FEET TO THE SAID
SOUTHWEST CORNER OF BLOCK 5; THENCE NORTHERLY ALONG
THE WESTERLY LINE OF SAID BLOCK 5 FOR A DISTANCE OF
284 . 85 FEET (284 . 27 FEET MEASURED) TO THE POINT OF
BEGINNING, ALL IN THE CITY OF ELGIN, KANE COUNTY,
ILLINOIS. "
Section 3 . The Shoe Factory PMFR Planned Multiple Family
Residence District shall be designed, developed, and operated
subject to:
A. PURPOSE AND INTENT
The purpose and intent of the PMFR District is to provide
a planned urban residential environment for multiple family
dwellings, subject to the provisions of Chapter 19 . 60, Planned
Developments of the Elgin Municipal Code. The PMFR District
is most similar to, but departs from the standard requirements
of the MFR zoning district.
B. SUPPLEMENTARY REGULATIONS
Any word or phrase contained within this ordinance
followed by the symbol " (SR) " shall be subject to the
definitions and the additional interpretative requirements
provided in Chapter 19 . 90 Supplementary Regulations of the
Elgin Municipal Code. The exclusion of such symbol shall not
exempt such word or phrase from the applicable supplementary
regulation. Additionally, any word or phrase contained within
this ordinance followed by the symbol " (PDSR) " shall be
subject to the definitions and the additional interpretative
requirements provided under Planned Development Supplementary
Regulations within this ordinance. The PDSR shall govern over
any other conflicting supplementary regulation within this
ordinance.
C. GENERAL PROVISIONS
In the PMFR District, the use and development of land and
structures shall be subject to the provisions of Chapter 19 . 05
General Provisions of the Elgin Municipal Code.
D. ZONING DISTRICTS
In the PMFR District, the use and development of land and
structures shall be subject to the provisions of Chapter 19 .07
Zoning Districts of the Elgin Municipal Code.
E. LOCATION AND SIZE OF DISTRICT
The location of the PMFR District is in conformance with
the official comprehensive plan. The PMFR District contains
more than two (2) acres of land pursuant to the provisions of
Chapter 19 .25 . 925 Location and Size of District of the Elgin
Municipal Code.
F. LAND USE
In the PMFR District, the use and development of land and
structures shall be subject to the provisions of Chapter 19 . 10
Land Use of the Elgin Municipal Code. The following
enumerated "land uses" (SR) shall be the only land uses
allowed as a "permitted use" (SR) in the PMFR District.
Residences Division
1) "Multiple Family Dwellings" (SR) (UNCL) .
2) "Residential Garage Sales" (SR) (UNCL) .
3) "Residential Storage" (SR) (UNCL) .
4) "Home Businesses" (PDSR)
Finance, Insurance, and Real Estate Division
5) "Development Sales Office" (SR) (UNCL) .
Construction Division
6) "Contractors Office and Equipment Areas" (SR) (UNCL) .
Transportation, Communication, and Utilities Division
7 ) "Radio and Television Antennas" (SR) (UNCL) .
8) "Satellite Dish Antennas" (SR) (UNCL) .
9) "Treatment, Transmission, and Distribution
Facilities : Poles, Wires, Cables, Conduits,
Laterals, Vaults, Pipes, Mains, and Values" (SR)
(UNCL) .
Miscellaneous Uses Division
The following shall be in substantial conformance with
the revised Shoe Factory Development Plan, prepared by
CAPA, dated May 21, 1996 :
10) "Parking Lots" (SR) (UNCL) , exclusively "accessory"
(SR)
11) "Refuse Collection Area" (SR)
12) "Signs" (SR) (UNCL)
13) "Accessory Structures" (SR) , exclusively residential
garages
G. SITE DESIGN
In the PMFR District, the use and development of land and
structures shall be subject to the provisions of Chapter
19 . 12, Site Design, of the Elgin Municipal Code. In the
PMFR District, the lot area, lot width, building street
setbacks, vehicle use area street setbacks, residential floor
area, building coverage, accessory building coverage, and
vehicle use area shall be in conformance with the revised Shoe
Factory Development Plan, prepared by CAPA, dated May 21,
1996 . The Shoe Factory Development Plan shall govern over any
other conflicting regulation within this ordinance.
H. OFF STREET PARKING
In the PMFR District, off street parking shall be subject
to the provisions of Chapter 19 . 45, Off Street Parking, of the
Elgin Municipal Code. In the PMFR District, the location and
design of the off street parking lots shall be in conformance
with the revised Shoe Factory Development Plan, prepared by
CAPA, dated May 21, 1996 . The Shoe Factory Development Plan
shall govern over any other conflicting regulation within this
ordinance.
I . OFF STREET LOADING
In the PMFR District, off street loading shall be subject
to the provisions of Chapter 19 .47 , Off Street Loading, of the
Elgin Municipal Code. In the PMFR District, off street
loading facilities shall be located in conformance with the
revised Shoe Factory Development Plan, prepared by CAPA, dated
May 21, 1996 . The Shoe Factory Development Plan shall govern
over any other conflicting regulation within this ordinance.
J. SIGNS
In the PMFR District, signs shall be subject to the
provisions of Chapter 19 . 50, Signs, of the Elgin Municipal
Code. In the PMFR District, the signs shall be located and
designed in conformance with the revised Shoe Factory
Development Plan, prepared by CAPA, dated May 21, 1996 . The
Shoe Factory Development Plan shall govern over any other
conflicting regulation within this ordinance.
K. AMENDMENTS TO THE PLANNED DEVELOPMENT
In the PMFR District, amendments to the text and map of
the PMFR District, shall be subject to the provisions of
Chapter 19 . 60, Planned Developments, of the Elgin Municipal
Code.
L. APPEALS
Any requirement, determination, or interpretation
associated with the administration and enforcement of the
provisions of this ordinance may be appealed subject to the
provisions of Chapter 19 . 75 Appeals of the Elgin Municipal
Code.
M. PLANNED DEVELOPMENT SUPPLEMENTARY REGULATIONS
In the PMFR District, the Planned Development
Supplementary Regulations shall be as follows :
"Home Businesses" shall mean a "business" (SR) which is
"accessory" (SR) to a "dwelling Unit" (SR) . Home businesses
shall be subject to the following supplementary regulations :
a. Operation - Generally. The operation of a
home business shall be limited to the persons
residing in the dwelling unit plus one to three
additional employee(s ) or subcontractor(s) , working
on the premises, who is not a resident, as may be
approved by the Homeowner 's Association.
The operation of home businesses shall be
limited to a cap of up to a maximum of fourteen ( 14)
businesses, as may be approved by the Homeowner' s
Association.
b. Use of Land and Structures . Home
businesses shall be conducted entirely within a
dwelling unit.
Home businesses may utilize specialized
processes and equipment in the performance of the
home business, which require building, HVAC,
plumbing, or electrical installations which are not
customarily found within a dwelling unit, as may be
approved by the Homeowner' s Association. However,
no home business shall utilize any process or
equipment with any potential for creating a
life/safety hazard, as may be determined by the Code
Official .
The floor area of the home business within the
principal building shall be limited up to a maximum
of thirty (30) percent of the "residential floor
area" (SR) , as may be approved by the Homeowner' s
Association. Home businesses which exceed ten ( 10)
percent of the "fire area" shall be subject to the
provisions for "accessory areas" of Title 16,
Buildings and Construction, as may be amended. No
home business shall be located within an "accessory
building" (SR) .
No merchandise shall be stored on the premises,
except such that can be produced on the premises .
Other merchandise may be kept on the premises
temporarily while waiting to be distributed to the
consumer. No merchandise, goods, supplies,
equipment, or materials shall be displayed or stored
outdoors .
c. Prohibited Alterations . No alterations,
exterior or interior of structures, temporary or
permanent, that change the essential residential
character of the land or structures of a "zoning
lot" (SR) with a home business shall be allowed,
including, but not limited to, additional entrances
and exits, additional bathrooms, accessible doorways
and ramps, etc . No signs other than those in
substantial conformance with the revised Shoe
Factory Development Plan prepared by CAPA, dated May
21, 1996 shall be allowed on a zoning lot with a
home business .
d. Traffic and Parking. No merchandise,
goods, supplies, or materials associated with a home
business shall be received or delivered at the
dwelling unit unless conducted entirely by U.S .
Postal Service, similar parcel delivery service, or
private passenger motor vehicle.
No dwelling unit with a home business shall
generate more demand for off street parking than
exists on the zoning lot or in excess of the number
of off street parking stalls that may be assigned to
a dwelling unit, as may be approved by the
Homeowner' s Association. No more than three to six
persons shall be allowed to visit the premises of a
dwelling unit with a home business for the purpose
of conducting business each day. Such visitations
shall be limited to Monday through Saturday from the
hours of 8 : 00 A.M. to 6 : 00 P.M. , and Sunday from the
hours of 12 : 00 P.M. to 5 : 00 P.M. , as may be approved
by the Homeowner' s Association.
e. Public Nuisance. No home business shall
be operated in such a manner as to cause a public
nuisance including, but not limited to interference
with broadcast radio and television reception;
offensive noise, vibration, smoke, dust, heat,
glare, or odor; excessive pedestrian or vehicular
traffic; or aesthetic problems .
f . Prohibited Home Businesses . No home
business shall involve the detailing, servicing, or
repairing of motor vehicles . No home business shall
involve the grooming, treatment, boarding, or
propagation of animals, poultry, or livestock. No
home business shall involve the personal or medical
care or treatment of persons . No home business
shall involve the handling or preparation of food.
g. Administration and Enforcement. The
homeowners association or their designees shall be
responsible for the administration and enforcement
of the regulations governing home businesses at the
Shoe Factory Planned Development.
Section 4 . That the PMFR District shall be subject to
the following conditions :
1. Conveyance of a Plat of Dedication to the
City of Elgin for property along the north side of
Congdon Avenue for future roadway and intersection
improvements, prior to building permit issuance,
said property to be conveyed being legally described
as follows :
That part of Block 5 in Ludlow Addition to
Elgin described as follows : Beginning at the
Southeast corner of said Block 5; thence West along
the South line of said Block 5, a distance of 428 . 36
feet, to a bend point in said South line; thence
West along a line, said line being the North right
of way of Congdon Avenue, that forms an angle of 2
degrees 19 minutes 57 seconds to the right of last
described course extended a distance of 14 . 96 feet;
thence northwesterly along a line, said line being
the easterly right of way of Illinois Route 25
(Dundee Avenue) , that forms an angle of 53 degrees
39 minutes 35 seconds to the right of the last
described course extended, a distance of 23. 84 feet;
thence northerly along a line, said line being the
easterly right of way of Illinois Route 25 (Dundee
Avenue) , that forms an angle of 43 degrees 59
minutes 42 seconds to the right of the last
described course extended, a distance of 21 . 60 feet;
thence southeasterly along a line, said line being
15 . 00 feet distant and parallel to the easterly
right of way line of Illinois Route 25 (Dundee
Avenue) , that forms an angle of 136 degrees 00
minutes 18 seconds to the right of the last
described course extended, a distance of 38. 00 feet;
thence easterly along a line, said line being 10 . 00
feet distant and parallel to the northerly right of
way line of Congdon Avenue, that forms an angle of
53 degrees 39 minutes 35 seconds to the left of the
last described course extended, a distance of 3 . 52
feet; thence easterly along a line, said line being
10 feet distant and parallel to the North right of
way line of Congdon Avenue, that forms an angle of 2
degrees 19 minutes 57 seconds to the left of the
last described course extended, a distance of 428 . 14
feet, to the East line of said Block 5; thence South
along the East line of said Block 5 a distance of
10 . 00 feet to the place of beginning, in the City of
Elgin, Kane County, Illinois .
2 . Payment of Development Impact Fees at the
time of building permit issuance;
3 . Compliance with all other applicable codes
and ordinances . "
Section 5 . That this ordinance shall be in full force
and effect from and after its passage in the manner provided
by law.
s/ Kevin Kelly
Kevin Kelly, Mayor
Presented: August 14, 1996
Passed: August 14, 1996
Omnibus Vote: Yeas 7 Nays 0
Recorded: August 15, 1996
Published:
Attest:
s/ Dolonna Mecum
Dolonna Mecum, City Clerk
Elm
rik AU-
June 27 , 1996
TO: Mayor and Members of the City Council
FROM: Planning and Development Commission
SUBJECT: Map Amendment Review
PURPOSE
Consideration of Petition 14-95 Requesting a Map Amendment from
AB Area Business District to PMFR Planned Multiple Family
Residence District for a Planned Residence District to be known
as 'The Shoe Factory Residential Community' ; Property Located at
630 Congdon Avenue; by the Ashwood Corporation, as Applicant and
Marion Ginsberg, as Owner.
BACKGROUND
A petition has been filed by the Ashwood Corporation requesting
a map amendment from AB Area Business District to PMFR Planned
Multiple Family Residence District . The subject property is
located at 630 Congdon Avenue.
The applicant proposes to adaptively reuse the existing
commercial structure, develop it into 27 residential units, and
provide for residential occupations . The units will vary in
size from 610 square feet to 2050 square feet, and will vary in
configuration with one, two and three story units . The proposal
is to market up to a maximum of fourteen of the twenty-seven
units to those individuals who may desire to operate a
residential occupation in combination with their home (see
enclosed Map Amendment Review, dated May 31, 1996 ) .
UNRESOLVED ISSUES
None .
E
mk.
RECOMMENDATION
On a motion to recommend approval of Petition 14-95 , subject
to the following condition(s) :
1 . Substantial conformance with the revised planned
development plan prepared by CAPA, dated May 21, 1996 .
2 . Compliance with Petitioners Exhibit 5, the Planned
Development Statement of Purpose, Conformance and
Departures prepared by CAPA, dated May 21, 1996 .
3 . Access to the subject property shall be limited to
five points on Ludlow Avenue, as depicted on the
planned development plan. No additional points of
access to the subject property shall be permitted.
4 . Restoration of curb, gutter and sidewalk along Dundee
and Congdon Avenues .
5 . Conveyance of a Plat of Dedication to the City of
Elgin for property along the north side of Congdon
Avenue for future roadway and intersection
improvements, prior to building permit issuance.
6 . Payment of Development Impact Fees at the time of
building permit issuance.
7 . Submission to and approval by the city of a
Homeowner' s Association Agreement prior to ordinance
approval by the City Council .
8. Compliance with all applicable codes and ordinances .
the vote was five (5) yes and zero (0) no.
Therefore, the motion to recommend approval of Petition 14-95
was adopted (see enclosed Findings of Fact, dated July 1, 1996
and Transcript of Public Hearing, dated June 17 , 1996 ) .
RELATED COMMUNICATION
None.
Page 2
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r
June 27 , 1996
TO: Mayor and Members of the City Council
FROM: Planning and Development Commission
SUBJECT: Map Amendment Review
PURPOSE
Consideration of Petition 14-95 Requesting a Map Amendment from
AB Area Business District to PMFR Planned Multiple Family
Residence District for a Planned Residence District to be known
as 'The Shoe Factory Residential Community' ; Property Located at
630 Congdon Avenue; by the Ashwood Corporation, as Applicant and
Marion Ginsberg, as Owner.
BACKGROUND
A petition has been filed by the Ashwood Corporation requesting
a map amendment from AB Area Business District to PMFR Planned
Multiple Family Residence District. The subject property is
located at 630 Congdon Avenue.
The applicant proposes to adaptively reuse the existing
commercial structure, develop it into 27 residential units, and
provide for residential occupations . The units will vary in
size from 610 square feet to 2050 square feet, and will vary in
configuration with one, two and three story units . The proposal
is to market up to a maximum of fourteen of the twenty-seven
units to those individuals who may desire to operate a
residential occupation in combination with their home (see
enclosed Map Amendment Review, dated May 31, 1996) .
UNRESOLVED ISSUES
None.
r
RECOMMENDATION
On a motion to recommend approval of Petition 14-95 , subject
to the following condition(s) :
1 . Substantial conformance with the revised planned
development plan prepared by CAPA, dated May 21, 1996 .
2 . Compliance with Petitioners Exhibit 5, the Planned
Development Statement of Purpose, Conformance and
Departures prepared by CAPA, dated May 21, 1996 .
3 . Access to the subject property shall be limited to
five points on Ludlow Avenue, as depicted on the
planned development plan. No additional points of
access to the subject property shall be permitted.
4 . Restoration of curb, gutter and sidewalk along Dundee
and Congdon Avenues .
5 . Conveyance of a Plat of Dedication to the City of
em. Elgin for property along the north side of Congdon
Avenue for future roadway and intersection
improvements, prior to building permit issuance.
6 . Payment of Development Impact Fees at the time of
building permit issuance.
7 . Submission to and approval by the city of a
Homeowner' s Association Agreement prior to ordinance
approval by the City Council.
8 . Compliance with all applicable codes and ordinances .
the vote was five (5) yes and zero ( 0) no.
Therefore, the motion to recommend approval of Petition 14-95
was adopted (see enclosed Findings of Fact, dated July 1, 1996
and Transcript of Public Hearing, dated June 17, 1996 ) .
RELATED COMMUNICATION
None.
r
Page 2
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May 31, 1996
MAP AMENDMENT REVIEW
few
PLANNING DEPARTMENT CITY OF ELGIN
I. SUBJECT
Consideration of Petition 14-95 Requesting a Map
Amendment from AB Area Business District to PMFR Planned
Multiple Family Residence District; Property Located at
630 Congdon Avenue; by the Ashwood Corporation, as
Applicant and Marion Ginsberg, as Owner.
II. GENERAL INFORMATION
A. Requested Action Map Amendment
B. Present Zoning AB Area Business District
C. Proposed Zoning PMFR Planned Multiple Family
Residence District
D. Intended Use Residential
E . , Property Location 630 Congdon Avenue
F. Applicant Ashwood Corporation
G. Owner Marion Ginsberg
H. Staff Coordinator Veronica Bell
III . EXHIBITS
A. Location Map (see attached) .
B. Zoning Map (see attached) .
C. Parcel Map (see attached) .
D. Planned Development Plan ( see enclosed) .
E. Petitioner' s Statement (see enclosed) .
F. Standards Worksheet (see attached) .
IV. CONSIDERATIONS
E A petition has been filed by the Ashwood Corporation
requesting a map amendment from AB Area Business District
to PMFR Planned Multiple Family Residence District. The
subject property is located at 630 Congdon Avenue (see
Exhibits A, B, and C) .
The petitioner proposes to adaptively reuse the existing
commercial structure, develop it into 27 residential units,
and provide for residential occupations . The units will
vary in size from 610 square feet to 2050 square feet, and
will vary in configuration with one, two and three story
units . The proposal is to market up to a maximum of
fourteen of the twenty-seven units to those individuals who
may desire to operate a residential occupation in
combination with their home (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 a city block bounded by
. Dundee, Congdon, Preston and Ludlow Avenues and
contains approximately 111, 592 square feet or 2 .5
acres . The subject property is developed with a three
to four story brick commercial building, two accessory
buildings, and several parking areas .
B . Sewer and Water
Sewer and water service is currently provided to the
subject property. The proposed redevelopment will not
impact the provision of sewer and water service to the
subject property.
C . Traffic and Parking
Dundee Avenue ( Illinois Route 25 ) and Congdon Avenue
function as arterial streets serving the east side of
the city. Preston and Ludlow Avenues function as
local streets serving the adjacent neighborhoods .
Five points of access are proposed along Ludlow Avenue
to the subject property for off street parking. The
existing points of access on Dundee and Congdon Avenue
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to the subject property will be removed. Access to
'` Dundee, Congdon, or Preston Avenue will be prohibited.
F The off street parking ordinance requires one stall
per 500 square feet of floor area for residential
dwelling units . (With a minimum of two spaces , not to
exceed four spaces) . Based on the residential floor
area for the twenty-seven units, 84 parking spaces are
required. Additionally, no dwelling unit with a
residential occupation or a conditional residential
occupation shall generate more demand for off street
parking than exists on the zoning lot or in excess of
the number of off street parking stalls that may be
assigned to a dwelling unit.
Ninety-nine off street parking spaces have been
provided at the subject property. The applicant
proposes to assign two parking spaces per unit (one
space within a garage, and one space within a
designated parking lot, for a total of 54 parking
spaces for the residential use of the subject
property. The remaining 45 parking spaces will be
allocated to the residential or conditional
residential occupations for employees and visitors .
Only fourteen of the twenty-seven units are designated
for residential occupations . The residential
occupations and designation of parking stalls will be
monitored by the Homeowners Association.
D. Zoning History
1928 G Industrial District
1950 F Industrial District
1960 F Industrial District
1961 F Industrial District
1962 M-1 Limited Manufacturing District
1992 M-1 Limited Manufacturing District
Present AB Area Business District
E. Zoning Status
Development of the subject property with permitted
land uses in the AB District is considered to be
lawful .
Adaptive reuse of the subject property for residential
requires use a map amendment and a planned development.
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F. Surrounding Land Use and Zoning
The area located to the north of the subject property,
across Ludlow Avenue, is zoned AB Area Business
District and RC2 Residence Conservation District, and
is developed with a gas station and residences .
The area located to the east of the subject property,
across Preston Avenue, is zoned RC2 District and CF
Community Facility District, and is developed with
residences and a church.
The area located to the south of the subject property,
across Congdon Avenue, is zoned RC2 District and AB
District and is developed with residences and a strip
shopping center.
The area located to the west of the subject property,
across Dundee Avenue, is zoned AB Area Business
District and is developed with commercial uses .
G. Trend of Development
The area surrounding the subject property has
developed with commercial and residential uses .
H. Comprehensive Plan
The subject property is designated urban residential
in the Comprehensive Plan. Dundee and Congdon Avenues
are designated as transportation corridors .
VI . CONDITIONS FOR APPROVAL
1 . Substantial compliance with the revised planned
development plan prepared by CAPA, dated May 21, 1996 .
2 . Compliance with Exhibit 5, the Planned Development
Statement of Purpose, Conformance and Departures
prepared by CAPA, dated May 21, 1996 .
3 . Access to the subject property shall be limited to
five points on Ludlow Avenue, as depicted on the
planned development plan. No additional points of
access to the subject property shall be permitted.
4 . Restoration of curb, gutter and sidewalk along Dundee
Avenue and Congdon Avenue.
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5 . Conveyance of a Plat of Dedication to the City of
Elgin for property along the north side of Congdon
l Avenue for future roadway and intersection
improvements, prior to building permit issuance.
6 . Payment of Development Impact Fees at the time of
building permit issuance.
7 . Submission to and approval by the city of a
Homeowner' s Association Agreement prior to ordinance
approval by City Council .
8 . Compliance with all applicable codes and ordinances .
Page 5
MAPREV/PZTEXT/3000DV. SV/3200PD.PC/3261PD.DT/3261PLAN. 95/PET14 . 95
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LEGEND
RESDENCE DISTRICTS BUSINESS DISTRICTS INDUSTRIAL DISTRICT$ 41)1'
SFR1 SINGLE FAMILY RESIDENCE 1 RB RESIDENCE BUSINESS ORI OFFICE RESEARCH INDUSTRIAL
SFR2 SINGLE FAMILY RESIDENCE 2 NB NEIGHBORHOOD BUSINESS GI GENERAL INDUSTRIAL
TFR TWO FAMILY RESIDENCE AB AREA BUSINESS CI COMMERCIAL INDUSTRIAL I
MFR MULTIPLE FAMILY RESIDENCE CCI CENTER CITY 1 PORI PLANNED OFFICE RESEARCH INDUSTRIAL
PSFRI PLANNED SINGLE FAMILY RESIDENCE 1 CC2 CENTER CITY 2 PGI PLANNED GENERAL INDUSTRIAL \` ...;�j
PLANNED SINGLE FAMILY RESIDENCE 2 PM PLANNED RESIDENCE BUSINESS _, .
R PLANNED TWO FAMILY RESIDENCE PNB PLANNED NEIGHBORHOOD BUSINESS CONSERVATION DISTRICTS _� i
MFA PLANNED MULTIPLE FAMILY RESIDENCE PMPLANNED AREA BUSINESS '� -
PCC PLANNED CENTER CITY RC1 RESIDENCE CONSERVATION I \? G
72
COMMUNITY FACILITY DISTRICTS RC2 RESIDENCE CONSERVATION 2 ,••7"
PRESERVATION fISTRICTS RC3 RESIDENCE CONSERVATION 3
CF COMMUNITY FACILITY PRC PLANNED RESIDENCE CONSERVATION
PCF PLANNED COMMUNITY FACILRY HP HISTORIC PRESERVATION 200 0 400 S00
FRP FOX RNER PRESERVATION in:momSCALE IN FEET Exhibit B
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elk SHOE FACTORY RESIDENTIAL COMMUNITY • ELGIN, ILLINOIS
SUBMITTAL FOR PUBLIC HEARING, JUNE 17, 1996
(AS REVISED AT PUBLIC HEARING, JUNE 17, 1996)
Schedule of Exhibits
Exhibit 1 • Application Form
within are:
Exhibit 2 • Consent and Disclosure
Exhibit 4 • Fee Payment Form
Exhibit 3 • Legal Description
Exhibit 5 • Planned Development Application Form
Exhibit 5A • Shoe Factory Project Profile
Exhibit 5B • Comparison to Similar Zoning District
Exhibit 5C • Summary of Departures
Exhibit 5D • Residential Occupation Regulation
Exhibit 5E • Unit Parking Matrix
Exhibit 6 • Development Plan
Exhibit 6A • Site Plan
Exhibit 6B • Landscape Plan
Exhibit 6C • Elevations
Exhibit 6D • Sections
Exhibit 6E • Signage and Identity
Exhibit 6F • 1st and 2nd Floor Plan
Exhibit 6G • 3rd and 4th Floor Plan
Exhibit 6H • Utility Concept Plan
Exhibit 7 • Plat of Survey
Developer Planner/Architect
Ashwood Corporation Chicago Associates
228 S. Wabash Planners and Architects
Chicago, Illinois 60604 1807 W. Sunnyside
312.663.1700 Chicago, Illinois 60640
312.275.1807
SUBMITTED: 05/21/96 EXHIBIT E
EXHIBIT 1, 2 & 4 APPLICATION NO.
�* DEVELOPMENT APPLICATION
f ANNEXATION * ZONING * SUBDIVISION
PLANNING DEPARTMENT
CITY OF ELGIN
GENERAL INFORMATION
Applicant
Name Ashwood Corporation as Nominee Day Phone 312-663-1700
Address 228 South Wabash Ave., Suite 410
Chicago, Illinois 60604
Subject
Property
Location 630 W. Congdon Avenue
(See Attached Legal Description)
Present Zoning AB Area Business District Property Size 111,592 sq. ft., 2.5 acres
Owner
Name Ms. Marion Ginsberg Day Phone 708-741-3386
Address 2285 Tera Drive
Elgin, Illinois 60123
Requested
Action
Annexation with Annexation Agreement
Annexation without Annexation Agreement
Preliminary Plat of Subdivision
Final Plat of Subdivision
Text Amendment (Specify Section)
X Map Amendment (Specify Requested Zoning) PMFR
Planned Multiple Family Residence District
Conditional Use (Specify Use)
Variation (Specify Section)
Appeal (Specify)
FEE SCHEDULE 4
ANNEXATION -WITH AN ANNEXATION AGREEMENT
$750.00 Property Less than 10 Acres
(ow $1,000.00 Property 10-99.99 Acres
$1,500.00 Property 100+ Acres
ANNEXATION -WITHOUT AN ANNEXATION AGREEMENT
$100.00 Property Less than 10 Acres
$250.00 Property 10-99.99 Acres
$500.00 Property 100+ Acres
PRELIMINARY PLAT OF SUBDIVISION
$250.00 Property Less than 10 Acres
$500.00 Property 10-99.99 Acres
$750.00 Property 100+ Acres
TEXT AMENDMENT
$250.00 Text Amendment
MAP AMENDMENT/CONDITIONAL USE
X $250.00 Property Less than 10 Acres
$750.00 Property 10-99.99 Acres
$1,000.00 Property 100+ Acres
VARIATION
$50.00 Property Less than 10,000 sq. ft.
$200.00 Property Greater than 10,000 sq. ft.
APPEAL
$100.00 All Appeals
TRANSCRIPT DEPOSIT
$200.00 Amendments/Conditional Use/ Sub. Plats
X $100.00 Variation/Appeals
PUBLIC HEARING SIGN DEPOSIT
X $135.00 Per Sign Total Number of Signs 4
I, hereby affirm that I have full legal capacity to authorize the filing of this application and that all
information and exhibits herewith submitted are true and correct to the best of my knowledge.
rik Applicant/Agent Signature Owner Signature
(If other than owner)
EXHIBIT 3
LEGAL DESCRIPTION FOR 630 W. CONGDON AVENUE (SHOE FACTORY BUILDING)
BLOCK 5 IN LUDLOW ADDITION TO ELGIN, EXCEPT THAT PART DESCRIBED AS FOLLOWS:
BEGINNING AT THE NORTHWEST CORNER OF SAID BLOCK 5; THENCE EASTERLY ALONG
THE NORTHERLY LINE OF SAID BLOCK 5 FOR A DISTANCE OF 10.91 FEET; THENCE
SOUTHERLY ALONG A LINE WHICH FORMS AN ANGLE OF 108 DEGREES 18 MINUTES 57
SECONDS TO THE RIGHT OF A PROLONGATION OF THE LAST DESCRIBED LINE FOR A
DISTANCE OF 224.61 FEET; THENCE SOUTHERLY ALONG A LINE WHICH FORMS AN ANGLE
OF 8 DEGREES 19 MINUTES 43 SECONDS TO THE LEFT OF A PROLONGATION OF THE LAST
DESCRIBED LINE FOR A DISTANCE OF 30.57 FEET; THENCE SOUTHEASTERLY ALONG A LINE
WHICH FORMS AN ANGLE OF 43 DEGREES 59 MINUTES 42 SECONDS TO THE LEFT OF A
PROLONGATION OF THE LAST DESCRIBED LINE FOR A DISTANCE OF 23.84 FEET; THENCE
EASTERLY ALONG A LINE WHICH FORMS AN ANGLE OF 46 DEGREES 57 MINUTES 29
SECONDS (53 DEGREES 39 MINUTES 35 SECONDS MEASURED) TO THE LEFT OF A
PROLONGATION OF THE LAST DESCRIBED LINE FOR A DISTANCE OF 20.25 FEET (14.96 FEET
MEASURED) TO A POINT ON THE SOUTHERLY LINE OF SAID BLOCK 5 WHICH IS 69.44 FEET
EASTERLY OF THE SOUTHWEST CORNER OF SAID BLOCK 5; THENCE WESTERLY ALONG
THE SAID SOUTHERLY LINE OF BLOCK 5 FOR A DISTANCE OF 69.44 FEET TO THE SAID
SOUTHWEST CORNER OF BLOCK 5; THENCE NORTHERLY ALONG THE WESTERLY LINE OF
SAID BLOCK 5 FOR A DISTANCE OF 284.85 FEET (284.27 FEET MEASURED) TO THE POINT OF
BEGINNING, ALL IN THE CITY OF ELGIN, KANE COUNTY, ILLINOIS.
• EXHIBIT 5
PLANNED DEVELOPMENT
STATEMENT OF PURPOSE, CONFORMANCE AND DEPARTURES
PLANNING DEPARTMENT
CITY OF ELGIN
Planned Development Plans shall include a Statement of Purpose, Conformance and Departures.
complete this form, attaching additional sheets as necessary.
I. Intended Land Use:
Residential with provisions for residential occupations.
II. Intended Lot sizes:
Minimum: Maximum: Average:
NA NA NA
III. Intended Building Setbacks: Existing
Minimum Maximum Average
Street 20'-0" * 74 NA
Interior NA
Transition NA
* except 25'-0" on Dundee
r. IV. Intended Vehicle Use Area Setbacks:
Minimum Maximum Average
Street 10'-0" NA NA
Interior NA
Transition
V. Intended type(s) of principal and accessory buildings:
Adaptive reuse of existing factory buildings and construction of new garages.
VI. Intended Obstructions in Yards:
None.
VII. Intended Total Floor Area of Plan:
27 units = 41,449 sq. ft.
Minimum Maximum Average
Per Dwelling Unit 610 sq.ft. 2050 sq.ft. 1535 sq.ft.
VIII. Intended Total Building Coverage of Plan:
Minimum Maximum Average
Per Lot NA NA NA
Existing Building Footprint: 15,144 sq. ft.
New Garage Footprint: 7,800 sq. ft.
Total Footprint: 24,177 sq.ft.
IX. Intended Vehicle Use Area:
37,800 sq. ft.
X. Intended Off-Street Parking:
99 spaces on site.
Xl. Intended Off-Street Loading:
One space.
XII. Intended Signs: See Exhibit 6A & 6E.
Residential occupations signs on building, community directory at Ludlow and
Dundee, and parking and site directional signs.
XIII. Intended Water Service:
Loop to existing water lines between Congdon Ave. and Dundee Rd.
XIV. Intended Sanitary Sewer Service:
To existing 8" sanitary sewer in Congdon Ave.
XV. Intended Stormwater Control Provisions:
Garage courtyards and parking area drain to on-site manholes with connection to
existing storm sewer at corner of Ludlow Ave. and Prescott.
XVI. Intended Street Improvements:
On Ludlow Ave. curb, gutter and sidewalks will be repaired at existing curb cuts
and new curb cuts. On Preston Ave. new curbs, gutters and sidewalks will be
provided. Congdon Ave. and Dundee Rd. existing curbs, gutters and sidewalk to
remain, patch and repair damaged areas.
XVII. Summarize Intended Departures from the Requirements of the Zoning Ordinance:
See attached Exhibit 5C.
1. Residential occupations regulations.
2. Parking spaces: 99 spaces provided vs. 84 required for residential use.
3. Landscaping location.
4. Accessory structure in the yard.
XVIII. Summarize Intended Departures from the Requirements of the Subdivision Ordinance:
NA
XIX. Address Conformance to the Standards for Planned Developments as Follow:
See attached Exhibit 5A to 5E.
EXHIBIT 5A
SHOE FACTORY RESIDENTIAL COMMUNITY • PROJECT PROFILE
The property is located at the northeast corner of Dundee Road and Congdon Avenue. The property is
e"'" defined on all four sides by streets: to the west, Dundee Road (RT. 25); to the south, Congdon Avenue;
to the east, Preston Avenue; and to the north, Ludlow Avenue. The surrounding uses are a mixture of
residential, commercial, business, and institutional. The property is zoned AB Area Business District.
Properties north and south of it along Dundee Road are also zoned AB. The property to the east is zoned
CF Community Facility with a church. The property surrounding to the northeast and south is zoned RC 2
Residence Conservation.
The Shoe Factory was constructed and occupied in 1891 for the Ludlow Shoe Company. This was part
of an early economic development initiative for Elgin. This included a land improvement association and
the construction of work and living facilities. The building has been used by several shoe companies,
including Selz-Schwartz, until 1952 when portions where converted for retail purposes by The Brody
Company. W.W. Abell, "local wunderkind", was the architect for the building.
The building is approximately 52,000 sq. ft. and sits in the middle of a 2.5 acre (111,592 sq. ft.) city block
bounded by Dundee Road, Preston Avenue, Congdon Avenue and Ludlow Avenue. The building has
masonry exterior walls with a heavy timber structure system. The plan was developed so that natural light
could reach into the interior. This was facilitated by means of a narrow floor plate, high ceilings and tall,
regularly spaced windows.
The existing building is comprised of three connected parts that reflected a program of flexible
manufacturing, office and utility uses.
• A four story office "tower like structure" fronting on a lawn to the south along Congdon Avenue
(Shoe Factory Road).
•* • A three story manufacturing structure 45 feet wide x 300 feet long, oriented long side to the south
[ and north.
• A one story boiler room/garage wing to the north.
There are also two out buildings, a metal garage and a former gas station at the southwest corner.
The proposal is to develop 27 residential units with provision for residential occupations within the existing
three and four story building. The units vary in size from 610 sq. ft. to 2050 sq. ft. and vary in
configuration of between one, two or three stories. The project has units for sale as townhouses and
condominiums, generally ranging in price from $88 to $97 a square foot. The market will be those
individuals who want to own their own house and perhaps operate a business in combination with their
residence. Typically, the business will be owner staffed with few employees and limited visiting
customers. (See exhibit 5D).
The site development concept organizes the block into three parts.
• To the south is the existing lawn area to remain and be enhanced with additional landscaping and
semi-private terraces along the building.
• To the north is the vehicle area consisting of 2 garage courtyards and an open parking court area.
• The center of the site consists of the existing building adapted for residential occupations uses.
The parking side of which is developed with an exterior gallery linking the vehicle areas to the
individual unit entries and connecting to the site perimeter on the east, west and north sides.
The building development concept responds to the qualities and characteristics of the existing building.
• The center tower section of the building is organized into a series of eleven one story and two
rstory units around a common circulation space served by a new elevator.
• The east and west wings on either side of the tower section are organized into three story units
incorporating the full width of the building and the advantages of the high ceilings and windows.
• The boiler house/garage building and gas station will be demolished.
EXHIBIT 5B
COMPARISON TO MOST SIMILAR ZONING DISTRICT
Land Use:
The MFR District (Multiple Family Residential) provides an urban residential environment at
the lowest density provisions of the City of Elgin zoning ordinance. The proposed Shoe
Factory Residential Community sets forth a specific use plan for the existing building and its
complete block site.
MFR District Requires: Shoe Factory Loft Has:
• Zoning lot area minimum 135,000 sq. ft. • 111,592 sq. ft. Does Not
Conform
• Zoning lot width minimum 96 ft. • 254 ft. Conforms
• Building street setback:
Dundee 50 • 25 Does Not
Conform
Congdon 50 • 50 Conforms
Ludlow 30 • 20 Does Not
Conform
Preston 30 • 74 Conforms
• Interior and transitional setbacks. • NA
• Vehicle use area setback:
minimum required - 12 ft. • 10 ft. Ludlow Ave., Preston Ave. • Does Not
Conform
14 ft. Dundee Rd., Congdon Ave. Conforms
• Detached accessory building minimum
10 ft. from nearest wall. • 15 ft. Conforms
• Height of accessory building not
greater than the height of
principal building: 33 ft. • 10 ft. Conforms
• Floor area:
maximum permitted area - 35,062 sq. ft. • 48,152 sq. ft. excluding garages. Does Not
Conform
• Vehicle Use Area Maximum:
maximum permitted area 18,900 sq. ft. • 37,800 sq. ft. Does Not
Conform
• 84 parking spaces required • 99 parking spaces provided Conforms
(see attached chart Exhibit 5E)
(Per unit parking count varies with 54 spaces for residents
the size and type of unit, as per 45 spaces for visitors
City ordinance)
• Residential Occupation, 0 Emp 5 Vis • 1 Emp 3 Vis Does Not
• Conditional Res. Occ., 1 Emp 10 Vis • 3 Emp 6 Vis Conform
r
• ' EXHIBIT 5C
SUMMARY OF DEPARTURES
1. Residential Occupations
The residential occupations as proposed will require a departure from the residential
occupations provisions. The departure from the ordinance would provide for a cap of
up to a maximum of 14 residential or conditional residential occupation units.
Therefore, we request that the approval of the planned development will permit
residential occupations or conditional residential occupations in up to a maximum of 14
units. The cap on the residential or conditional residential occupations shall depend
upon the number of employees/visitors assigned to the 45 parking spaces.
2. Parking Spaces
The required parking for the MFR use is 84 spaces. The proposed plan provides for 99
spaces on the site without adversely affecting the property.
We propose to provide a minimum of one deeded (enclosed garage) parking space and
one assigned (unenclosed) parking space for each unit. These will be organized and
provided in two garage courtyards and one parking court, for a total of 54 spaces (27 in
garages and 27 unenclosed spaces). Additionally, parking spaces will serve up to a
maximum of 14 residential occupations or conditional residential occupation units.
Therefore, we request that the 99 parking spaces provided be approved to meet the
parking requirements for this project and site.
3. Landscaping
The development plan has a landscape plan that responds to the specific nature of the
four street edges, adjacent neighborhoods, new functions and historic vistas. The
landscape plan which proposes 60 trees is a 70% increase of what is required. Of
these, 26 are in relation to the vehicle use area where 15 are required. The plan uses
shrubs for unit privacy, site privacy and vehicle use area screening. The total shrub
planting is a minimum of 20% greater than required. All plant material meets the
standards of the City of Elgin Zoning Ordinance. Therefore, we request that the
placement of the trees can be specific to our unique site and specific use program and
not to the rhythm required by ordinance.
4. Accessory Structures in the Yard
The development plan locates the vehicle use area on the north side of the site. This
includes the garages, parking areas, driveways, courtyards, loading area and recycling
area. Therefore, we request that because the site is bounded on all sides by streets,
we have no other option for placing accessory structures except within the street yard.
EXHIBIT 50
Parking Operations Procedures
The intent of this document is to be incorporated into the condominium documents for Shoe
Factory.
Design
Shoe Factory is a planned residential community that has been designed to include residential
or conditional residential occupations in up to a maximum of 14 of the 27 residential units.
The design organizes the site plan into five parking courts, all accessed from Ludlow Avenue.
Three courts are for residents and two are for employee/visitors. The courts are connected by
a pedestrian gallery along the north facade of the Shoe Factory. The gallery provides direct
individual access to each of the three story residences and to the tower residences. Fourteen
of the three story residences are designated for residential occupation and conditional
residential occupation. The design of these units has taken into account the mixture of the
types of users and uses that the residence occupation might engender. These include the
following:
• Designated clearly defined parking pods, residents vs. employees/visitors.
• Project signage at the corner of Dundee and Ludlow, as well as at the entry points to the
parking courts.
• A landscaped, paved gallery walkway connecting the parking and providing direct access
to the units.
• A three story, toWnhome character, configuration of the units. The design anticipates a
pattern of use that would incorporate residential occupations on the first level and the living
accommodations on the second and third level.
The design further reinforces this clear delineation between public and private by the provision
of semi-private terraces to the south and the restoration of the southern lawn of Shoe Factory,
spatially defining the parking areas by framing the east and west ends of the Shoe Factory and
the landscape of the courts themselves.
Assignment
1. Each unit has one assigned and deeded garage space.
2. Each unit has one assigned unenclosed parking space.
3. The association is responsible for the use and control of the two parking courts designated
employee/visitor.
4. Residents can decide, upon notification of the association, to have employees park in
either or both of their assigned parking spaces.
5. Of the 45 parking spaces to be designated for employees and visitors; Residential
Occupation = 1 parking space per employee, plus 1 parking space for three daily visitors;
Conditional Residential Occupation = 1 parking space per employee, plus 2 parking spaces
for six daily visitors.
Monitoring
The association will be responsible for monitoring the following aspects:
1. Residents use of the residential parking courts.
2. The 14 residential occupation/conditional residential occupation units uses of the
employee/visitors parking courts.
3. Providing employees with identification devices for their vehicles and observing visitor
parking use.
Operation
The association shall form a three person committee to deal exclusively with parking. Their
responsibility is to control the following:
1. The monitoring and assignment of spaces.
2. Maintenance of the parking courts.
3. Conformance of use of the courts.
4. Patterns of use of the parking courts.
5. Reporting to the association twice a year on all of the above responsibilities.
6. The committee is also empowered to report as required to the association of any non-
conformance to the above and recommend actions.
Upon assignment of the 45 parking spaces, additional residential or conditional residential
occupations will not be permitted until additional parking spaces become available.
EXHIBIT 5E UNIT PARKING DATA MATRIX
Unit# Location Type Unit Sq. Ft. Primary Use
1 Corner NW 3 story TH 1,966 RO/CRO
2 Corner SW - 3 story TH 1,966 RES
3 "L" Town Home 3 story TH 1,725 RO/CRO
4 "L"Town Home 3 story TH 1,725 RO/CRO
5 Center Town Home 3 story TH 2,050 RO/CRO
6 Center Town Home 3 story TH 2,050 RO/CRO
7 Center Town Home - 3 story TH 2,050 RO/CRO
8 Tower 1&2 NWest Duplex 1,600 RO/CRO
9 Tower 1&2 SWest Duplex 1,250 RES
10 Tower 3 NWest Flat 920 RES
11 Tower 3 SWest Flat 610 RES
12 Tower 1 &2 NEast Duplex 1,630 RO/CRO
13 Tower 1&2 SEast Duplex 1,400 RES
14 Tower 3 NEast Flat 950 RES
15 Tower 3 SEast Flat 675 RES
r16 Front 1&2 West Duplex 1,310 RES
17 Front 1&2 East Duplex 1,310 RES
18 Front 3&4 West Duplex 890 RES
19 Front 3&4 Mid. Duplex 940 RES
20 Front 3&4 East Duplex 900 RES
21 Center Town Home 3 story TH 2,050 RO/CRO
22 Center Town Home 3 story TH 2,050 RO/CRO
23 Center Town Home 3 story TH 2,050 RO/CRO
24 "L" Town Home 3 story TH 1,725 RO/CRO
25 "L" Town Home 3 story TH 1,725 RO/CRO
26 Corner NE 3 story TH 1,966 RO/CRO
27 Corner SE 3 story TH 1,966 RES
TOTALS 41,449 14 RO/CRO
& 13 RES
RES: Residential
elk RO: Residential Occupation Unit
CRO: . Conditional Residential Occupation Unit
TH: Townhouse
PLANNED DEVELOPMENT
STATEMENT OF PURPOSE, CONFORMANCE AND DEPARTURES •
PLANNING DEPARTMENT
CITY OF ELGIN
Planned Development Plans . shall include a Statement of Purpose,
Conformance and Departures . Complete this form, attaching addi-
tional sheets as necessary.
I . Intended Land Use:
IZ . Intended Lot Sizes :
Minimum: Maximum: Average: •
III . Intended Building Setbacks :
Minimum Maximum Average
Street
Interior
Transition
IV. Intended Vehicle Use Area Setbacks :
Minimum Maximum Average
Street
Interior
Transition
V. Intended type(s) of principal and accessory buildings :
VI . Intended Obstructions in Yards :
VII . Intended Total Floor Area of Plan:
Minumum Maximum Average
Per Dwelling
Unit
VIII . Intended Total Building Coverage of Plan:
Minimum Maximum Average
Per Lot
EXHIBIT F
SPCDPLND.DPT/PZTEXT/3000DV. SV/3200PD .PC/ALL.MST/STATE .CFM
IX. Intended Vehicle Use Area :
X. Intended Off-Street Parking:
- XI . Intended Off-Street Loading:
ZKII . Intended Signs :
XIII . Intended Water Service:
XIV. Intended Sanitary Sewer Service:
XV. • Intended Stormwater Control Provisions :
II . Intended Street IMprovements :
.XVII . Summarize Intended Departures from the Requirements of
the Zoning Ordinance :
*VIII.- Summarize Intended Departures from the Requirements of
the Subdivision Ordinance:
XIX. Address Conformance to the Standards for Planned
Developments as Follow:
A. Site Characteristics : The suitability of the
• subject property for the planned development with
respect to its size, shape, and any existing
improvements .
B . Sewer and Water. The suitability of the subject
property for the planned development with respect to
the availability of adequate water, sanitary
treatment, and stormwater control facilities .
SPCDPLND .DPT/PZTEXT/3000DV. SV/3200PD.PC/ALL .MST/STATE .CFM
•
C. Traffic and Parking. The suitability of the subject
property for the planned development with respect to
the provision of safe and efficient on site and off
site vehicular circulation designed to minimize
traffic congestion.
1 . Nonresidential Land Uses . Nonresidential land
uses should be located central and accessible
to the population served without requiring
traffic movements through or into a residential
neighborhood. Nonresidential land uses should
not be located within residential nieghborhoods
but on their periphery as defined by the
arterial street system.
2 . Vehicular Access . 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 . Locations for
vehicular access to or from a public right of
way should be aligned directly opposite •
existing or approved locations across the
street.
rft
D. . Zoning History. The suitability of the subject
property for the planned development with respect
to the length of time the property has remained
undeveloped or unused in its current zoning
district.
E . Surrounding Land Use and Zoning. The suitability
of the subject property for the planned development
with respect to consistency and compatibility with
surrounding land use and zoning.
F. Trend of Development. The suitability of the
subject property for the planned development with
respect to its consistency with an existing pattern
of development or an identifiable trend of
development in the area.
G. Planned Development District. Where applicable,
the suitability of the subject property for the
intended planned development district with respect
to conformance to the provisions for the purpose
and intent, and the location and size of a planned
zoning district.
H. Conditional Use for a Planned Development. Where
applicable, the suitability of the subject property
for the intended conditional use for a planned
development with respect to the provisions for
SPCDPLND.DPT/PZTEXT/3000DV.SV/3200PD.PC/ALL.MST/STATE .CFM
the purpose and intent of planned developments and
with respect to the provisions of Chapter 19 . 65,
Conditional Uses, Section 19 . 65 . 010, Purpose and
Intent. No conditional use for a planned develop-
ment should be granted for the sole purpose of
introducing a land use not otherwise permitted on
the subject property.
I . Comprehensive Plan. The suitability of the subject
property for the planned development with respect
to conformance to the goals, objectives, and
policies of the official comprehensive plan.
J. Natural Preservation. The suitability of the
subject property for the intended planned
development with respect to the preservation of all
significant natural features including topography,
watercourses, wetlands, and vegetation..
K. Internal Land Use. The suitability of the subject
property for the intended planned development with
respect to the land uses permitted within the
development being located, designed, and operated
so as to exercise no undue detrimental influence
on each other or on surrounding property.
Prepared By:•
•
Date :
SPCDPLND.DPT/PZTEXT/3000DV. SV/3200PD .PC/ALL .MST/STATE .CFM
July 1, 1996
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FINDINGS OF FACT
PLANNING AND DEVELOPMENT COMMISSION CITY OF ELGIN
I. SUBJECT
Petition 14-95 Requesting a Map Amendment from AB Area
Business District to PMFR Planned Multiple Family Residence
District; Property Located at 630 Congdon Avenue; by the
Ashwood Corporation, as Applicant and Marion Ginsberg, as
Owner.
II. CONSIDERATIONS
A petition has been filed by the Ashwood Corporation
requesting a map amendment from AB Area Business District to
PMFR Planned Multiple Family Residence District. The subject
property is located at 630 Congdon Avenue.
The petitioner proposes to adaptively reuse the existing
commercial structure, develop it into 27 residential units,
and- provide for residential occupations . The units will vary
in size from 610 square feet to 2050 square feet, and will
vary in configuration with one, two and three story units .
The proposal is to market up to a maximum of fourteen of the
twenty-seven units to those individuals who may desire to
operate a residential occupation in combination with their
home.
III. FINDINGS
After due notice, as required by law, the Planning and
Development Commission held a public hearing on Petition
14-95 on June 17 , 1996 . The petitioner testified at the
public hearing. No objectors appeared at the public
hearing.
A Petition Review, dated May 31, 1996, was submitted by the
Planning Department, which neither recommended approval nor
denial of Petition 14-95 . This Petition Review, along with
the exhibits attached thereto, and the written transcription
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of the proceedings of the public hearing, are attached hereto
and made a part hereof .
emk.. The Planning and Development Commission has made the
following findings with respect to Petition 14-95 :
A. Site Characteristics
The subject property is a city block bounded by Dundee,
Congdon, Preston and Ludlow Avenues and contains
approximately 111,592 square feet or 2 . 5 acres. The
subject property is developed with a three to four story
brick commercial building, two accessory buildings, and
several parking areas .
B. Sewer and Water
Sewer and water service is currently provided to the
subject property. The proposed redevelopment will not
impact the provision of sewer and water service to the
subject property.
C. Traffic and Parking
Dundee Avenue ( Illinois Route 25) and Congdon Avenue
function as arterial streets serving the east side of the
city. Preston and Ludlow Avenues function as local
streets serving the adjacent neighborhoods .
Five points of access are proposed along Ludlow Avenue to
the subject property for off street parking. The
existing points of access on Dundee and Congdon Avenue to
the subject property will be removed. Access to Dundee,
Congdon, or Preston Avenue will be prohibited.
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The off street parking ordinance requires one stall per
500 square feet of floor area for residential dwelling
units . (With a minimum of two spaces, not to exceed four
spaces) . Based on the residential floor area for the
twenty-seven units, 84 parking spaces are required.
Additionally, no dwelling unit with a residential
occupation or a conditional residential occupation shall
generate more demand for off street parking than exists
on the zoning lot or in excess of the number of off
street parking stalls that may be assigned to a dwelling
unit.
Ninety-nine off street parking spaces have been provided
at the subject property. The applicant proposes to
assign two parking spaces per unit (one space within a
garage, and one space within a designated parking lot,
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for a total of 54 parking spaces for the residential use
of the subject property. The remaining 45 parking spaces
will be allocated to the residential or conditional
emk residential occupations for employees and visitors. Only
fourteen of the twenty-seven units are designated for
residential occupations . The residential occupations and
designation of parking stalls will be monitored by the
Homeowners Association.
D. Zoning History
1928 G Industrial District
1950 F Industrial District
1960 F Industrial District
1961 F Industrial District
1962 M-1 Limited Manufacturing District
1992 M-1 Limited Manufacturing District
Present AB Area Business District
E. Zoning Status
Development of the subject property with permitted land
uses in the AB District is considered to be lawful .
Adaptive reuse of the subject property with residential
requires a map amendment and a planned development.
F. Surrounding Land Use and Zoning
The area located to the north of the subject property,
across Ludlow Avenue, is zoned AB Area Business District
and RC2 Residence Conservation District, and is developed
with a gas station and residences .
The area located to the east of the subject property,
across Preston Avenue, is zoned RC2 District and CF
Community Facility District, and is developed with
residences and a church.
The area located to the south of the subject property,
across Congdon Avenue, is zoned RC2 District and AB
District and is developed with residences and a strip
shopping center.
The area located to the west of the subject property,
across Dundee Avenue, is zoned AB Area Business District
and is developed with commercial uses .
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G. Trend of Development
The area surrounding the subject property has developed
with commercial and residential uses .
H. Comprehensive Plan
The subject property is designated urban residential in
the Comprehensive Plan. Dundee and Congdon Avenues are
designated as transportation corridors.
IV. RECOMMENDATION
On a motion to recommend approval of Petition 14-95 , subject
to the following conditions :
1. Substantial compliance with the revised planned
development plan prepared by CAPA, dated May 21, 1996 .
2 . Compliance with Exhibit 5, the Planned Development
Statement of Purpose, Conformance and Departures prepared
by CAPA, dated May 21, 1996 .
3 . Access to the subject property shall be limited to five
points on Ludlow Avenue, as depicted on the planned
development plan. No additional points of access to the
subject property shall be permitted.
4 . Restoration of curb, gutter and sidewalk along Dundee
Avenue and Congdon Avenue.
5 . Conveyance of a Plat of Dedication to the City of Elgin
for property along the north side of Congdon Avenue for
future roadway and intersection improvements, prior to
building permit issuance.
6 . Payment of Development Impact Fees at the time of
building permit issuance.
7 . Submission to and approval by the city of a Homeowner' s
Association Agreement prior to ordinance approval by City
Council .
8 . Compliance with all applicable codes and ordinances .
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the vote was Five (5) Yes and Zero ( 0) No.
rm. Therefore, the motion to recommend approval of Petition 14-95
was adopted.
Robert W. Siljestr , Chairman
Planning and Development Commission
Roge K. Dahlstrom, Secretary
Planning and Development Commission
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R REPORT OF PROCEEDINGS
1
elk
1 37094
2 STATE OF ILLINOIS )
) SS .
3 COUNTY OF KANE )
4 BEFORE THE PLANNING AND DEVELOPMENT
COMMISSION OF THE CITY OF ELGIN
5
6 In the Matter of : )
7 Petition requesting a Map )
Amendment from AB Area )
8 Business District to PMFR )
Planned Multiple Family ) Petition 14-95
9 Residence District ; )
property located at 630 )
10 Congdon Avenue ; by the )
Ashwood Corporation, as )
11 Applicant , and Marion )
Ginsberg, as Owner . )
rik 12
13 REPORT OF PROCEEDINGS had and
14 testimony taken at the hearing of the
15 above-entitled matter before the Planning
16 and Development Commission of the City of
17 Elgin, in the Elgin Municipal Building, 150
18 Dexter Court , Elgin, Illinois , on the 17th
19 day of June, A. D . 1996 , at the hour of 7 : 00
20 o ' clock p .m.
21
22 PRESENT :
23 MR . ROBERT W. SILJESTROM, Chairman;
24 MR . ERIC M . JOHNSON, Member;
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1 MR. GEORGE M. WOLFF, Member;
2 MR. ROYAL COVEY, Member; and
3 MR . DAN FOX, Member .
4 ALSO PRESENT :
5 MR. ROGER K. DAHLSTROM,
Director, Planning Department ;
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and
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MS . VERONICA R . BELL,
8 Associate Planner, Planning Department .
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REPORT OF PROCEEDINGS
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1 CHAIRMAN SILJESTROM : Good
2 evening, everyone . The time is 7 o ' clock,
3 and the Chair calls this meeting to order .
4 Will the secretary please call the
5 roll?
6 SECRETARY BELL : Mr . Covey?
7 MEMBER COVEY : Here .
8 SECRETARY BELL : Mr . Fox?
9 MEMBER FOX : Here .
10 SECRETARY BELL : Mr . Johnson?
11 MEMBER JOHNSON : Here .
12 SECRETARY BELL : Mrs . Shales?
13 CHAIRMAN SILJESTROM : Excused.
14 SECRETARY BELL : Mr . Wasilowski?
15 (No response . )
16 SECRETARY BELL : Mr . Wolff?
17 MEMBER WOLFF : Here .
18 SECRETARY BELL : Chairman
19 Siljestrom?
20 CHAIRMAN SILJESTROM : Here .
21 * * * * *
22 CHAIRMAN SILJESTROM : The next
23 item on our agenda is a legal necessity.
24 This being a regular public hearing
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1 conducted under the laws of the State of
2 Illinois , one of the requirements is that
3 anyone who wishes to speak at this hearing
4 must be sworn in with the court reporter
5 over here . The only exception is an
6 officer of the court, and you know who you
7 are for that exception . So any of you, all
8 of you who might wish to address any of the
9 proceedings tonight , please now stand up
10 and with grace and dignity be sworn in by
11 the court reporter .
12 (The witnesses were thereupon
13 duly sworn . )
14 CHAIRMAN SILJESTROM: Okay. The
15 first petition to be heard tonight is a
16 consideration of Petition 14- 95 requesting
17 a Map Amendment from AB Area Business
18 District to PMFR Planned Multiple Family
19 Residence District ; property located at 630
20 Congdon Avenue, by the Ashwood Corporation,
21 as applicant , and Marion Ginsberg, as
22 owner .
23 Miss Bell , would you please give us
24 just a brief summary here and then
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1 introduce the applicants , please?
2 SECRETARY BELL : Mr . Chairman,
3 Mr . Bruce Lord, the developer, of Ashwood
4 Corporation is present tonight . Mr . Lord.
5 CHAIRMAN SILJESTROM : Mr . Lord,
6 please introduce yourself and your
7 organization and tell us what you have in
8 mind. And please feel free to call upon
9 any of your support people if you think
10 they' re appropriate . And in view of the
11 arrangement here tonight in terms of the
12 audience , I would suggest that you direct a
13 good portion of that in this direction here
14 so that all of us here can see it .
15 And anybody in the audience , please
16 feel free to stand up and move around to
17 better position yourself to see what it is
18 we ' re talking about .
19 MR . LORD : Can everybody up
20 there see okay?
21 Mr . Chairman, thank you very much . My
22 name is Bruce Lord . I am the president of
23 Ashwood Corporation, and in conjunction
24 with Marion Ginsberg, we ' re very pleased to
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1 be here this evening and tell you a little
2 bit about the idea and plans that we have
3 for the Shoe Factory building .
4 First of all though, I would really
5 like to thank the cooperation that we have
6 received from the City Staff over the last
7 few months that we have gone ahead and
8 worked on this program. I think that it
9 has been a mutually beneficial relationship
10 going back and forth.
11 As part of the program that we wanted
12 to go ahead and do, you may be aware that
13 we did have an open house where we invited
14 a few weeks ago the neighbors in the
15 community to come on over, and we did have
16 an opportunity with a number of people that
17 did come and have some coffee and cookies
18 with us , and we explained the program that
19 we had in mind. We will elaborate on that
20 more with you here this evening .
21 Some of the questions that came up
22 from some of the neighborhood people were
23 about the fact of the type of program that
24 it ' s going to be, and we were pleased to
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1 explain that this is an ownership program,
2 a residential development that we have in
3 mind, a for-sale program, which seemed to
4 frankly receive a favorable response to the
5 neighbors that did attend our open house .
6 I think at this point what I ' d like to
7 do is introduce Marion Ginsberg, and Marion
8 has been an owner of the property for many
9 years , and I ' ll let her tell you a little
10 bit about perhaps the history and where
11 we ' re at here today.
r 12 CHAIRMAN SILJESTROM : Why don ' t
13 you do that?
14 MR . LORD : Marion.
15 CHAIRMAN SILJESTROM: Mrs .
16 Ginsberg? Miss?
17 MS . GINSBERG : Miss , Mrs . ,
18 whatever . Just Marion will do .
19 I ' m Marion Ginsberg, and I live in
20 Elgin, and we have a business in Elgin, and
21 we have property in Elgin, and my children
22 were born and raised here - - not far from
23 the factory actually. I ' ve had the
24 building for 30 years , almost 30 years , and
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1 have been kind of waiting for the right - -
2 the right use, the right fit , something
3 that I felt we could be proud of , and I ' m
4 kind of excited at the thought that it
5 seems that she ' s now on the brink of being
6 channeled into a fine new use . And I was
7 introduced to Mr . Lord as someone who
8 shared my faith and optimism that this
9 could be turned into lovely new homes .
10 Ask away.
11 CHAIRMAN SILJESTROM : Miss
12 Ginsberg, it ' s a custom to subject , if you
13 will , petitioners to questions from the
14 group up here .
15 MS . GINSBERG : That ' s fine .
16 CHAIRMAN SILJESTROM : It is not
17 an inquisition . It is a gathering of
18 information.
19 MS . GINSBERG : I understand.
20 CHAIRMAN SILJESTROM : Does
21 anyone of the commissioners have a question
22 now for Miss Ginsberg as far as she has
23 gone?
24 MEMBER FOX : Would you retain
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1 ownership of the property, or is this - -
2 MS . GINSBERG : No .
3 MR. LORD : It ' s a sale program.
4 It will be individually deeded out to
5 homeowners that would be purchasing units
6 here , so the development group, of which
7 Marion and I are both part , would be
8 eventually losing title to the property as
9 the individual units are sold .
10 MEMBER FOX : And there would be
11 a homeowners ' association?
elk 12 MR. LORD : There will be a
13 homeowners ' association, which will be then
14 taking care of the common areas , rules and
15 regulations for the communal living that
16 would be jointly shared in areas , and so
17 on.
18 CHAIRMAN SILJESTROM : Are there
19 questions for Miss Ginsberg and Mr . Lord as
20 far as they have gone?
21 (No response . )
22 CHAIRMAN SILJESTROM : Please
23 proceed.
24 MS . GINSBERG : Thank you.
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1 MR . LORD : We ' ve been working on
2 this program for almost two years now at
3 this point . We came in and talked to the
4 City and the Planning Department in the
5 earlier stages of this , and over these
6 number of months there has been quite a bit
7 of back and forth, and I think, quite
8 frankly, as a result of that we have ended
9 up with a better product than what we
10 originally walked in with, and I think we
11 were able to explain a number of the ideas
ift 12 to the Planning Department, and I think
4
13 they were quite favorably received.
14 It was a working relationship between
15 all of the parties that were involved, not
16 only the City and the Planning Department
17 and the original ideas that Marion and I
18 had developed, but also with some of the
19 planners and the engineers that helped us
20 out with some of the engineering studies
21 that had to be done with this . But mainly
22 I think the tribute goes to CAPA, the
23 Chicago Associates Planners and Architects ,
24 who were the architectural group that came
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1 up with some of the original concepts that
2 we were able to go ahead and implement and
3 also did all the extensive design work and
4 conceptually what went into it and then
5 worked it into details that we then are
6 starting to bring into fruition at this
7 point .
8 And with your permission, what I ' d
9 like to do now is introduce Tom Forman, who
10 is the principal at CAPA, the architectural
11 firm.
r 12 CHAIRMAN SILJESTROM : Please do
13 that , Mr . Lord.
14 Your name?
15 MR. FORMAN: My name is Tom
16 Forman . I ' m president of Chicago
17 Associates Planners and Architects . We ' re
18 located at 1807 West Sunnyside in the
19 Ravenswood neighborhood of Chicago .
20 I ' d like to take care of - - seeing
21 this is a formal hearing, there ' s one typo
22 that I ' d like to call attention to for the
23 record. In Exhibit 5D, which is
24 highlighted as the parking operations
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1 procedure, under item two, assignment ,
2 the - - in item two, under assignment , the
3 statement there is made - - it ' s describing
4 the unenclosed parking, and it makes a
5 statement , it says , assigned and deeded,
6 and the word deeded was an error . That
7 should not have been there . It ' s supposed
8 to state one of those spaces will be
9 assigned to a resident owner, but not
10 deeded.
11 CHAIRMAN SILJESTROM: Let the
12 record show Mr . Forman ' s correction.
13 MR . FORMAN : Mr . Chairman, I ' d
14 also like to introduce Mr . Michael Newman
15 of Chicago Associates here with me tonight
16 and Mr . Steve Alberts from -- here from
17 Elgin from the civic assigned group, and if
18 there ' s any specific questions that come up
19 either with the architectural or the
20 engineering aspects that I fail to have an
21 answer for, they ' re my support and my
22 teammates in this project .
23 CHAIRMAN SILJESTROM : Please .
24 MEMBER FOX : They have more time
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1 to think of an answer?
2 MR. FORMAN: That ' s right . Try
3 to phrase your questions very slowly so
4 they have a chance .
5 I ' m sure all of you are familiar with
6 the Shoe Factory. I know that you ' ve
7 received quite an extensive set of exhibits
8 and had some time to go through it , so what
9 I ' d like to do is sort of highlight what we
10 think are the key pieces and how that
11 relates to the community as we saw it in
rw 12 putting the program together .
13 The first thing, this is a residential
14 community of 27 units , a very important
15 key . The second side to that , through the
16 course of this entire project , in working
17 with the City Staff , we ' ve been able to
18 cast also a component of this residential
19 project in that 14 of the units are
20 specifically designed in order to
21 incorporate residential occupations in
22 them. And your community has recently
23 passed quite an extensive ordinance - - and
24 I ' m sure all of you are more familiar with
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1 it than I am, but we specifically tailored
2 14 of the units to fit within the context
3 of that residential ordinance .
4 Also, I think that probably the best
5 way to explain this plan is what you ' re
6 going to see . As you drive in either
7 direction, east or west , along Congdon,
8 what you see today is pretty much exactly
9 what you ' re going to see , the wide open
10 lawn, the beauty of the building standing
11 high upon that hill . Of course, it will be
12 cleaned up and repaired in a variety of
13 ways , but the visual image in terms of the
14 mass of the building on the site along
15 Congdon is exactly as you see .
16 As you drive along Dundee in either
17 direction, north or south, what you will
18 begin to see is quite an extensive
19 landscaped area that starts to perhaps give
20 some ideas and clue and emphasis to the
21 revitalization of Dundee as one of the
22 gateways into Elgin, much the way Sherman
23 Hospital has already done with their sort
24 of program down a little bit to the south
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1 of us . So by private ownerships working
2 together with the City, we can begin to
3 start to take Dundee and bring it to its
4 next level of life, perhaps as a very
5 strong gateway leading to the downtown
6 area, as well as to the other areas of
7 Elgin .
8 So that is an area that you ' ll see a
9 great deal of change . The gas station on
10 the corner, which I love , but it will be
11 leaving . We will be replacing it with a
12 bermed area with landscaped trees
13 sheltering the corner of the building,
14 again picking up on the theme of really
15 highlighting the corner of the property to
16 gesture the arrival of Congdon to Dundee ;
17 and the intersection, providing new, clear
18 sight lines for the type of turning around
19 the corner with the heavy traffic situation
20 that exists there .
21 Along Ludlow we will create a series
22 of courtyards for the automobiles . There ' s
23 five of these courtyards . Two of them are
24 residential in character in that they have
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1 one-story, low garages without a peak .
2 They' re more like garden walls . Each of
3 the 27 units has an enclosed garage space
4 that is deeded to their units . Then
5 additionally, there are - - there is a
6 residential parking area with the
7 additional cars that are assigned, so that
8 two cars for every unit will be assigned
9 either in a garage space or in an open
10 parking area . So these areas are for the
11 residents alone . Each of them have their
12 own separate entry and signage that
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13 indicates that very clearly to anyone
14 driving along Ludlow .
15 Also, there are two lots that we call
16 guest/visitor lots , which are for the
17 additional traffic that might be coming - -
18 if I ' m coming to my grandmother ' s house for
19 Thanksgiving dinner or if I ' m coming to my
20 computer salesman, who happens to be
21 running a business out of one of the 14
22 units . Again, these will be very clearly
,
23 designated with signage .
24 We ' ve done an extensive job in
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1 landscaping beyond the City' s ordinances to
2 make this word courtyard real , not just an
3 architectural or a planner ' s kind of word.
4 What we ' ve tried to do is establish a
5 screen of larger trees along the street , a
6 series of trees that run through the
7 midpoint , as well as trees that run along
8 the gallery connection that brings - - ties
9 together in a pedestrian form all of the
10 parking areas .
11 If we swing around to what you see as
12 you drive down Preston, it ' s very much what
13 you see today, a landscaped edge . The
14 parking here will be screened in
15 conformance with your ordinances and beyond
16 in terms of percentage of landscape
17 material , much the way -- if you drive in
18 that area now, it ' s probably a little bit
19 of an improvement seeing that most of the
20 buses from the church are just sitting in
21 this sort of unlandscaped parking
22 situation.
23 So that ' s our journey on the site and
24 around the property, looking and seeing
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1 it . So we really look at this piece of
2 property going from south to north
3 organized in three distinctive pieces . The
4 first is the lawn; the second is the
5 building with new private gardens at the
6 first floor reaching out into the lawn
area, with the - - the lawngoes upon a
7
8P itch like this , as I ' m sure you ' re all
9 familiar, and all we ' re talking about is
10 right by the building, stepping back a
11 little bit and dropping it down to the
12 terrace . So those terraces , in fact , will
�_ II
13 be private behind the natural land form
14 that exists there .
15 A gallery walkway connecting the
16 parking lots , which is available to let the
17 visitors and guests arrive at the different
18 types of housing units that are placed - -
19 the building is organized at each of the
20 two ends in a group of seven units . Those
21 are seven units that have their own entries
22 off of this gallery. They are three
23 stories tall . These are the same units
24 then that are designed for the residential
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1 occupation by providing that kind of
2 separate entrance for the visitors who come
3 for a business type of person program.
4 In the center, which is very much in
5 the area of the building that we see , we
6 call this the tower . It ' s fascinating .
7 The neighborhood meeting was fun, because
8 we learned there were all kinds of things
9 going on in the tower, some of them legal
10 and some of them illegal . One of them I
11 heard was a restaurant - - which I thought
12 was kind of fascinating - - long ago . If
13 you ' ve had an opportunity to go up there,
14 they have quite splendid views back to the
15 City and down the river valley. It really
16 is a tower .
17 That group of units, the remaining 13
18 units , will be organized as condominiums ,
19 because they have a shared elevator and a
20 shared stairwell . So again, the units on
21 the end are the residential occupation
22 units , and the units in the center are the
23 residential units .
24 And finally, the third part of the
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20
eft
1 site is the parking area that I described
2 to you a little bit more in detail
3 earlier .
4 The story of - - excuse me . The story
5 of the elevation and what we ' ll see from
6 the outside is what you see is what you
7 get , but improved, because we ' ll refreshen
8 the masonry work, taking and cleaning it
9 with perhaps a very highly environmental
10 system like corncobbing or like water
11 washes . It won ' t be sandblasted, we won ' t
12 use silicones, because it ' s a very soft ,
13 yellow brick that there ' s many examples of
14 around town, and if you work it too hard,
15 what you ' ll end up with is pits , and then
16 it gets the weather and frost and things
17 like that . It ' s similar to a building we
18 did in Lake Forest , the Lake Forest College
19 Commons . That was done with the same kind
20 of technique of corncobbing .
21 The other thing that will be happening
22 is there will be new windows that will be
23 placed within the existing window openings
24 as you see it , because one of the real
rik
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rm.
1 qualities of this building are the high
2 windows and the light that comes all the
3 way in the building - - again, a function of
4 its role in a past life . When it didn ' t
5 have natural - - artificial light , daylight
6 had to come in for those workers that were
7 sitting there sewing the leather or making
8 the clothes for Brody over the years . So
9 we ' ll keep those . We ' ll keep the same
10 pattern that you see in the facade ; and
11 again, it now starts to be organized, just
12 in a cleaned-up kind of fashion.
13 Just to give you an idea of where some
14 of the ideas come from, each of these sort
15 of every two bays is pretty much a unit .
16 They vary a little bit in terms of window
17 count . But it was when we saw that, this
18 sort of modulation of the building
19 vertically, that we started to have the
20 ideas that we expressed in the floor plan,
21 which I ' ll show you a little bit more
22 detail of .
23 This building could really be thought
24 of as slices of a loaf of bread rather than
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1 a corridor running down the middle of it ,
2 because it ' s a very thin building . It ' s
3 surprisingly thin, which makes it very nice
4 for the type of floor plans that we ' re
5 trying to lay out here, but it ' s very
6 difficult to run a corridor down, because
7 the units start to get too narrow and,
8 therefore , start to become very long, and
9 so for a, you know, small , one-bedroom
10 apartment, you have 50 windows, which is
11 okay if you ' re on the south side, a little
12 hard if you ' re on the north side, depending
13 whether it ' s summer or winter, either way.
14 So that ' s the theme of the elevation, what
15 you see is what you get .
16 Just to also highlight , one change
17 that we will be doing is on the north side
18 of the building there is the old boiler
19 house that sits - - comes out of the
20 building toward Ludlow Street . We will be
21 tearing that down . We will be , as I
22 mentioned before , tearing the corner gas
23 station down seen here, and there ' s a small
24 metal shed building - - it ' s electrical
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1 components - - those will also be cleared
2 from the site .
3 The principal reason that we took this
4 building down is twofold . One , it ' s in
5 very bad shape . The roof has deteriorated
6 over the years . As a matter of fact, today
7 if you go in there , you will see it ' s in
8 places being held up on top of the boiler
9 by wood members . It ' s - - and then in areas
10 it had fire damage and was burned out .
11 But it ' s a charming space , but the key
12 to this in working back and forth with the
13 Staff and trying to get the right balance
14 of number of units to the number of cars on
15 the site, it just became very clear that
16 that piece of footprint was very important
17 in setting up of the series of courtyards
18 we had for parking, so the two worked hand
19 in glove by working with the Staff .
20 Let me take a moment and be a little
21 more detailed about the floor plan and how
22 it ' s organized. The east end and the west
23 end each have seven units . There ' s three
24 basic unit types within those seven . One
flow
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1 of the things that we were trying to do
2 here was not only have a variety of living
3 between where places for residential
4 occupation could be, but we ' re also trying
5 to have different scale housing stock
6 pieces so that you can meet and appeal to
7 different types of people, all within this
8 one big envelope of the Shoe Factory
9 building .
10 These two units on each end - - four
11 ends - - excuse me - - are the largest
12 units . They are over 2 , 000 feet . Then
13 inside of that we have what we call
14 bay-and-a-half units , these three here and
15 these three here , which again, if we look
16 at the facade, are essentially - - when I
17 say bay-and-a-half, it ' s two windows here
18 and half a window there . So this right
19 here equals one unit three stories tall .
20 ( Indicating . )
21 And the way they' re organized in their
22 three-storiness is the character of the
23 space on the first floor, given it has
24 immediate access from the gallery
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25
ew
1 connecting the various parking lots and the
2 garden level to the outside , if one was
3 thinking about it , that would be a natural
4 place that one would put one ' s business , at
5 the lower level . Then rising through the
6 building, you would have the living levels
7 on the second and the third floor . When
8 you get up to the third floor, there are
9 quite marvelous barrel vaulted ceilings
10 with about 18 feet of ceiling height , which
11 is really quite an area of bright space in
'"'' 12 the fall of these units .
13 The remaining units are broken up with
14 a two-bay and a three-bay, so they would
15 have on one side a facade piece that ' s this
16 large , and then on the other side , a facade
17 piece that ' s that large, and that starts to
18 become a smaller unit . That would be a
19 unit of approximately 1700 square feet .
20 (Indicating . )
21 CHAIRMAN SILJESTROM : Mr .
22 Forman, would you clarify the numbers for
23 what each unit would be?
24 MR. FORMAN : Yes . The first
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1 unit is for units 1 , 2 , 26 , and 27 . There
2 is 1966 square feet . For units 21 , 22 , 23 ,
3 5 , 6 , and 7 there is 2050 square feet ; and
4 for units 24 , 25 , 3 , and 4 , there ' s 1725
5 square feet .
6 So, Mr . Chairman, I misspoke earlier
7 when I indicated that the corner unit was
8 the largest . In fact , these through units
9 are the largest by approximately 90 square
10 feet more .
11 CHAIRMAN SILJESTROM : A
12 question, Mr . Johnson?
13 MEMBER JOHNSON : Before you
14 proceed, do you have pricing information
15 for each of those?
16 MR. FORMAN: Yes .
17 MR. LORD : The pricing has not
18 been completed and won ' t be until we finish
19 up with plans and the marketing aspects of
20 the program. Roughly at this point the
21 smallest unit will be running around
22 $65 , 000 , and the largest , most expensive
23 unit will be roughly 189 , 000 . This is our
24 present thinking at this point .
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1 MEMBER JOHNSON : Okay.
2 MR . LORD : The average would be
3 about 142 , 000 .
4 MR. FORMAN: So that the units
5 that we ' ve just explored together, the
6 three-story units , those are the larger
7 units , so they ' re closer to that 189 figure
8 that Mr . Lord - -
9 CHAIRMAN SILJESTROM : Mr .
10 Forman, as long as Mr . Johnson has broken
11 the ice, let me ask if there ' s other
r12 questions from members of the Commission
13 relevant to what we ' ve heard thus far .
14 Does anyone have a question for Mr . Forman
15 on what he has presented us with at this
16 point , anyone at all?
17 (No response . )
18 CHAIRMAN SILJESTROM : Please go
19 ahead .
20 MR. FORMAN: Thank you, Mr .
21 Chairman.
22 The remaining 13 units are in this
23 area of the building right here, which
24 essentially the tower portion is right
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1 here , and then it ' s the units directly
2 behind the tower, and those are organized
3 into a series of two-story units and
4 one-story units .
5 (Indicating . )
6 The smallest unit , the 600 and some
7 square foot unit , which is unit number 11 ,
8 610 square feet , is the unit that would be
9 at the lowest number that Mr . Lord
10 mentioned before at the $65 , 000 range . But
11 when we say 65 to 189 , the size is one
12 degree , the character is another . That
13 610 , it ' s a small , two-story unit . The
14 189 , that ' s a three-story unit with three
15 bays of space .
16 So these units at the tower have in
17 common an elevator, they have in common a
18 common entry lobby that ' s off of the
19 gallery that connects all of the parking
20 lots , and then they have the appropriate
21 code fire com and fire stairs connecting
22 and threading up through the building .
23 The units on the top story are
24 literally - - the first level of it is right
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here at the existingthird floor . Theygo
1
2 up to the level where the restaurant was at
3 one time where the small windows are , and
4 then the areas where the gable roofs are
5 are sort of a trade ceiling that reaches up
6 and brings the light in high up from that
7 type of space . So it ' s a three-story
8 spacial experience, but only two floors of
9 living . And there are three of those
10 across the facade , one to the east with the
11 gable window looking east , one to the west
e"` 12 with the gable window looking west, and one
13 in the center with the gable window looking
14 straight onto Congdon Street .
15 And then below it is another group of
16 townhouses that are - - instead of being
17 three across the facade , they ' re only two
18 across the facade , and then the remainder
19 of the building is taken in either
20 one-or-two- story types of units that fill
21 in the back here with large bedrooms and
22 open space that look either to the north or
23 to the south.
24 That would conclude my remarks . If
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1 there ' s any questions or comments - -
2 CHAIRMAN SILJESTROM : Additional
3 questions for Mr . Forman from members of
4 the Commission?
5 (No response . )
6 CHAIRMAN SILJESTROM : Apparently
II
7 you have answered all their questions at
8 this point .
9 MR . FORMAN : Thank you very
10 much, Mr . Chairman .
11 CHAIRMAN SILJESTROM : Mr . Lord.
rk 12 MR . LORD : We were and are very
13 pleased with what we think this building
14 can become as a residential asset to the
15 community. Frankly, we ' re not sure
if
16 there will be anybody who will be
17 interested in doing a home business here or
18 not , but this is 27 units marketed as a
19 residential program, as Tom said, primarily
20 three-story townhouses on the wings going
21 in and out , two-story duplex units down
22 through the center .
23 We are - - thank you again for hearing
24 us here this evening. We ' d be more than
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1 glad to take any additional questions now
2 or at some point in the future if
3 additional questions should come up at any
4 time , and we ' d at least take any questions
5 at this point .
6 CHAIRMAN SILJESTROM : Mr . Lord,
7 let me ask again, is there any member of
8 the Commission that has a question either
9 for Mr . Lord, Mr . Forman, or Miss Ginsberg,
10 anyone , anything at all , the color of the
11 roof .
rift 12 SECRETARY BELL : Excuse me?
13 CHAIRMAN SILJESTROM : I said the
14 color of the roof .
15 (No response . )
16 CHAIRMAN SILJESTROM : Thank you,
17 sir .
18 MR. LORD : We thank you very
19 much, and we ' re looking forward to seeing
20 if it can be approved here .
21 CHAIRMAN SILJESTROM : Is there
22 anyone in the audience who wishes to
23 comment or to address this petition, anyone
24 at all? This is the time when you may
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ew
1 offer your comments with regard to this
2 petition, if you wish.
3 (No response . )
4 CHAIRMAN SILJESTROM : Let the
5 record show that no one appeared.
6 Miss Bell - -
7 SECRETARY BELL : Yes .
8 CHAIRMAN SILJESTROM : - - can you
9 give us any final Staff comments on this
10 petition?
11 SECRETARY BELL : Yes .
12 CHAIRMAN SILJESTROM : Please do
13 that .
14 SECRETARY BELL : On page four of
15 your petition review we have suggested
16 eight conditions for your consideration:
17 Number one, substantial compliance with the
18 revised planned development plan prepared
19 by CAPA, dated May 21st , 1996 ; number two,
20 compliance with Exhibit 5 , as revised by
21 Mr . Forman, the Planned Development
22 Statement of Purpose , Conformance , and
23 Departures prepared by CAPA, dated May
24 21st , 1996 ; access to the subject property
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1 - - excuse me .
2 Number three, access to the subject
3 property shall be limited to five points on
4 Ludlow Avenue as depicted on the planned
5 development plan; no additional points of
6 access to the subject property shall be
7 permitted; number four, restoration of
8 curb, gutter, and sidewalk along Dundee
9 Avenue and Congdon Avenue; number five,
10 conveyance of a Plat of Dedication to the
11 City of Elgin for property along the north
r12 side of Congdon Avenue for future roadway
13 and intersection improvements prior to
14 building permit issuance ; number six,
15 payment of development impact fees at the
16 time of building permit issuance; number
17 seven, submission to and approval by the
18 City of a homeowners ' association agreement
19 prior to ordinance approval by the City
20 Council ; and number eight , compliance with
21 all applicable codes and ordinances .
22 CHAIRMAN SILJESTROM : Mr . Lord,
23 are you aware of all those things?
24 MR . LORD : Yes , we are .
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1 CHAIRMAN SILJESTROM : Do you
2 have any problem with any of them?
3 MR . LORD : No, Mr . Chairman .
4 CHAIRMAN SILJESTROM : Okay .
5 Yes , Mr . Fox.
6 MEMBER FOX : I was just going to
7 raise a couple - - state a few comments
8 based. upon the conditions . On one of the
9 pages in here there was a list of - - titled
10 Comparison to Most Similar Zoning
11 District . It ' s Exhibit 5B, and it had a
12 list of MFR district requirements and what
13 the Shoe Factory loft has , and there were
14 several in there that according to this
15 does not conform.
16 I ' m just making a comment . I ' m not
17 raising this as an issue . As I look
18 through these , I didn ' t find any in there
19 that - - that I thought were so substantial
20 that we couldn ' t live with or shouldn ' t be
21 - - you know, if they were to come to us
22 with a variance , given the nature of the
23 lot and the nature of the building and the
24 structure and the existence of it , by my
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1 standards, every one of those probably
2 would have been given a variance , but I
3 just wanted to comment for the record that
4 I believe we ' ve looked at those and feel
5 that those are not an issue .
6 The other question I had in my mind
7 was - - and I don ' t know that it ' s an issue
8 - - is the impact of the five entrances .
9 That caught my attention very quickly, in
10 that limited amount of space to have five
11 curb cuts . I ' m not raising this as a
r12 reason to reject this at all , but in the
13 years that I ' ve dealt with this , you know,
14 the idea was to cut as many curb cuts as
15 possible in a condensed area . But given
16 the way it ' s laid out , it makes sense to
17 me , as long as that particular street can
18 handle it . I ' ve traveled Ludlow, because I
19 go to a business that ' s located there quite
20 often, and that ' s a pretty small street
21 with handling the traffic going onto
22 Dundee .
23 Maybe you can comment on that , your
24 thinking on that .
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1 MR . LORD : Mr . Chairman, if I
2 may.
3 CHAIRMAN SILJESTROM : Please,
4 Mr . Lord.
5 MR . LORD : Part of the
6 discussions that we ' ve had with the
7 Planning Department over the number of
8 months were in a good part on the curb cuts
9 and on the amount of parking for this
10 particular development . My personal
11 favorite was the little gas station out in
12 the front that I wanted to turn into a
13 muffin shop for early morning types of
14 things . We could see when the City
15 explained to me why they were interested in
16 streamlining access onto both Congdon and
17 to Dundee - - what we ' re actually doing is
18 reducing all of the - - eliminating all of
19 the existing curb cuts that are there .
20 With the gas station originally, there were
21 a number of curb cuts on that corner .
22 We ' ve also discussed the softening of
23 that corner in order to make the turn
24 easier - - and, therefore, land would have
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1 to be deeded from the property to the City
2 in order to do that - - and the possibility
3 of adding a turning lane in there and other
4 things along this line, all of which were
5 eminently reasonable .
6 But I think what ' s really happening is
7 that on three sides of the property the
8 curb cuts will be eliminated, and that will
9 certainly add to the safety of the traffic
10 going around there . Coming in off of the
11 north side there , this is strictly
rft 12 residential , you know, for getting into the
13 garages , for example, and things along that
14 line . I think it will be much, much less
15 traffic . And frankly, for the layout of
16 the site plan, we had to have that many
17 entrances in order to get that many car
18 spaces in there .
19 Throughout the course of working with
20 the Planning Department , we have ended up
21 reducing the number of units , eliminating
22 the commercial , and adding substantially
23 onto the number of parking spaces here . In
24 addition to the two per unit , we have an
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1 additional 45 extra spaces there . The
2 City ' s concern was to make sure that under
3 any type of usage here that all of the
4 parking would be provided for on-site as
5 opposed to spilling off into the
6 neighborhood, so in one sense , from a
7 normal residential development we have
8 excess parking .
9 CHAIRMAN SILJESTROM : Mr .
10 Dahlstrom.
11 MR. DAHLSTROM: Mr . Chairman, to
r 12 elaborate a bit on both of those points ,
13 with respect to the number of curb cuts on
14 Ludlow, one of the considerations that we
15 focused on was the fact that these are
16 principally residential units in nature;
17 and, therefore, even though there are five
18 points of access , we do not anticipate that
19 much volume in any one of the five at any
20 given time , again, recognizing that the
21 units are principally residential in
22 character .
23 In addition, with respect to
24 departures from standard ordinance
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1 requirements , I think it ' s important to
2 note for the record that the City' s zoning
3 ordinance specifically provides for greater
4 latitude in planned developments that
5 feature an adaptive use of an existing
6 structure .
7 CHAIRMAN SILJESTROM: Other
8 questions or comments from the Committee?
9 George , any at all?
10 MEMBER WOLFF : (Shaking head . )
11 CHAIRMAN SILJESTROM : Eric?
12 MEMBER JOHNSON : I thought the
(514
13 presentation was quite thorough.
14 CHAIRMAN SILJESTROM : Royal?
15 MEMBER COVEY : That ' s what I was
16 going to comment on was the presentation .
17 CHAIRMAN SILJESTROM : And have
18 you finished your presentation, Miss Bell?
19 SECRETARY BELL : Yes .
20 CHAIRMAN SILJESTROM : Roger,
21 anything else?
22 MR . DAHLSTROM : No, sir .
23 CHAIRMAN SILJESTROM : Then the
24 Chair will entertain a motion on 14-95 .
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1 MEMBER FOX: Mr . Chairman, I
2 move that we accept Petition - - or approve
3 Petition 14-95 with the conditions as
4 listed.
5 MEMBER WOLFF : Second .
6 CHAIRMAN SILJESTROM : Any
7 discussion on that?
8 (No response . )
9 CHAIRMAN SILJESTROM: All
10 right . I ' m going to ask the secretary to
11 call the roll , and I am going to ask each
rbk 12 person to of course indicate their vote and
13 to explain why they are voting the way they
14 are, please .
15 SECRETARY BELL : Mr. Covey?
16 MEMBER COVEY : Yes . I think
17 this is going to be a very, very important
18 thing that is being done on the north side
19 of Elgin, and I think it ' s a tremendous
20 step forward for the City of Elgin. That ' s
21 the reason I ' m for it .
22 SECRETARY BELL : Mr . Fox?
23 MEMBER FOX: Yes . It ' s just - -
24 to me this is amazingly creative . I bought
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41
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1 a lot of clothes there and never thought it
2 could be turned into something like this .
3 If you can do it , I ' m really impressed with
4 this . Good luck.
5 SECRETARY BELL : Mr . Johnson?
6 MEMBER JOHNSON : Yes . And I
7 originally had a concern about the traffic ,
8 but given the comparison to having that as
9 some sort of commercial space, as it ' s been
10 previously, and with the redesign as you' ve
11 explained with the parking, et cetera, I
ew 12 think it ' s going to be an excellent ,
13 shining star on the hill if this concept
14 comes completely to fruition, and it will
15 be a good example of a common gateway to
16 our city.
17 SECRETARY BELL : Mr . Wolff?
18 MEMBER WOLFF : Yes . I was with
19 the group - - I did not physically look at
20 it , but I was with a group that considered
21 the possibility of some space in here a
22 couple years ago, and things did not come
23 together, but my interest then was what can
24 be done with this building . I ' m very
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42
1 pleased to see something as innovative and
2 creative as this . I ' m just trying to think
3 if I could retire and what I could do to
4 live there .
5 SECRETARY BELL : Chairman
6 Siljestrom?
7 CHAIRMAN SILJESTROM : My vote is
8 yes . I don ' t generally comment on
9 petitions . I need to maintain as much
10 neutrality as I can on these issues , but in
11 this particular case , I feel that I must
12 comment favorably on Miss Ginsberg ' s
13 discipline in holding this property until
14 she could come up with a use that is as
15 imaginative and creative as I perceive this
16 one to be . I also want to compliment her
17 on her choice of colleagues , both in
18 developers and architects , in coming up
19 with this in my judgment very innovative
20 plan .
21 Madam Secretary, what is the final
22 tally on this?
23 SECRETARY BELL : Five yes , zero
24 no .
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43
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1 CHAIRMAN SILJESTROM : It will be
2 our recommendation to the council on the
3 basis of five to nothing that they consider
4 favorably your plan .
5 MR. LORD : Thank you very much.
6 CHAIRMAN SILJESTROM : The Chair
7 declares a five-minute recess .
8 (Which were all the
9 proceedings had and
10 testimony taken in the
11 above-entitled matter at the
12 time and place aforesaid,
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13 and the proceedings were
14 adjourned at the hour of
15 7 : 45 p .m. )
16
17
18
19
20
21
22
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•
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1 STATE OF ILLINOIS )
SS .
2 COUNTY OF LASALLE )
3
4 I , GLENNA J . BLOOMFIELD , Certified Shorthand
5 Reporter No . 084-001893 , a Notary Public in and
6 for the County of LaSalle , State of Illinois , do
7 hereby certify that I reported in shorthand the
8 proceedings had in the above-entitled matter and
9 that the foregoing is a true , correct , and
10 complete transcript of my shorthand notes so
11 taken as aforesaid .
12 IN TESTIMONY WHEREOF I have hereunto
ew 13 set my hand and affixed my notarial seal this
14 — day of , A. D . 1996 .
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No ary Public
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20 OFFICIAL SEAL
21 GLENNA BLOOMFIELD
NO IAP'? PUt31.IC,STATE Oi=ILLINOIS
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