G14-03 Ordinance No. G14-03
AN ORDINANCE
RECLASSIFYING PROPERTY FROM
CC1 CENTER CITY DISTRICT AND CC2 CENTER CITY DISTRICT TO
PCC PLANNED CENTER CITY DISTRICT
(96 , 100 , 122 , and 155 South Grove Avenue)
WHEREAS, written application has been made to reclassify
certain property located at 96, 100, 122 , and 155 South Grove
Avenue from CC1 Center City District and CC2 Center City District
to PCC Planned Center City District; and
WHEREAS, the Planning and Development Commission has
conducted a public hearing concerning said application and has
submitted its written findings and recommendation that the subject
property be reclassified; and
WHEREAS, the City Council of the City has reviewed the
findings and recommendation 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, dated January 6, 2003 , 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 . 08 , Section 19 . 08 . 020 entitled
Zoning District Map of the Elgin Municipal Code, 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
including in the PCC Planned Center City District the
following described property:
LOTS 13 , 14, AND 15 IN BLOCK 21 OF JAMES T.
GIFFORD=S ORIGINAL PLAT OF ELGIN, KANE COUNTY,
ILLINOIS .
ALSO
LOTS 3 THROUGH 18 , BOTH INCLUSIVE, IN BLOCK 1 OF
O. DAVIDSON'S ADDITION TO ELGIN; AND LOTS 1 THROUGH 16,
BOTH INCLUSIVE, IN DAVIDSON' S GROVE AVENUE SUBDIVISION,
TOGETHER WITH THE PUBLIC ALLEY ADJOINING SAID LOTS 2
rah THROUGH 13 , BOTH INCLUSIVE, AND LOT 16 IN SAID
DAVIDSON=S GROVE AVENUE ADDITION AND BEING BOUNDED ON
THE NORTH BY THE SOUTH LINE OF PRAIRIE STREET AND ON
THE NORTHEAST BY THE SOUTHWEST LINE OF WELLINGTON
AVENUE, ALONG WITH THE RIGHTS OF WAY OF WELLINGTON
AVENUE AND THE FORMER CHICAGO AND NORTHWESTERN RAILWAY
LYING NORTHEASTERLY OF AN ADJOINING THE AFOREDESCRIBED
PROPERTY AND BOUNDED ON THE NORTH BY THE SOUTH LINE OF
PRAIRIE STREET AND BOUNDED ON THE SOUTHEAST BY A LINE
DRAWN FROM THE MOST EASTERLY CORNER OF AFORESAID LOT 10
IN BLOCK 1 OF O. DAVIDSON=S ADDITION TO ELGIN TO A
POINT ON THE NORTHEASTERLY RIGHT OF WAY LINE OF THE
FORMER CHICAGO AND NORTHWESTERN RAILWAY THAT IS 577 . 83
FEET SOUTHEAST OF, MEASURED ALONG SAID NORTHEASTERLY
RIGHT OF WAY LINE, THE SOUTH LINE OF PRAIRIE STREET, IN
THE CITY OF ELGIN, KANE COUNTY, ILLINOIS (PROPERTY
COMMONLY KNOWN AS 96, 100, 122, AND 155 SOUTH GROVE
AVENUE) .
Section 3 . That the City Council of the City of Elgin hereby
grants the rezoning from CC1 Center City District and CC2 Center
City District to PCC Planned Center City District for the property
commonly known as 96, 100, 122, and 155 South Grove Avenue, and
legally described above, which shall be designed, developed, and
operated subject to the following provisions :
A. Purpose and Intent. The purpose of the PCC Planned Center
eft City District is to facilitate the implementation of the
official comprehensive plan for the center city, as focused
on a distinctive sub area of the city with a common urban
fabric . This PCC Zoning District is most similar to, but
departs from the standard requirements of the CC1 and CC2
Zoning Districts . The PCC District is subject to the
provisions of Chapter 19 . 60, Planned Developments.
In general, the purpose and intent of the provision for
planned developments is to accommodate unique development
situations .
B. Supplementary Regulations. Any word or phrase contained
herein, followed by the symbol ASR @, shall be subject to the
definitions and the additional interpretive requirements
provided in Chapter 19 . 90, Supplementary Regulations, of the
Elgin Municipal Code, as amended. The exclusion of such
symbol shall not exempt such word or phrase from the
applicable supplementary regulation.
C. General Provisions . In this PCC 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, as may be amended from time to time .
D. Zoning Districts - Generally. In this PCC Planned Center
City District, the use and development of land and structures
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shall be subject to the provisions of Chapter 19 . 07, Zoning
Districts, as may be amended from time to time .
E. Land Use. In this PCC Planned Center City 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, as amended. The following enumerated "land
uses" [SR] shall be the only land uses allowed as a
"permitted use" [SR] , in this PCC Planned Center City
District :
1. Residences Division:
"Multiple-family dwellings" [SR] (UNCL) .
"Residential garage sales" [SR] (UNCL) .
"Residential occupations" [SR] (UNCL) .
"Residential parking areas" [SR] (UNCL) .
"Residential storage" [SR] (UNCL) .
2 . Municipal Services Division:
Public parks, recreation, open space (UNCL) on a
"zoning lot" [SR] containing less than two (2) acres of
land.
3 . Finance, Insurance, and Real Estate Division:
"Development sales office" [SR] (UNCL) .
4 . Services Division:
"Family residential care facility" [SR] (8361) .
"Residential care facility" [SR] .
5 . Construction Division:
"Contractor' s office and equipment areas" [SR] (UNCL) .
6 . Transportation, Communication and Utilities Division:
"Amateur radio antennas" [SR] (UNCL) .
"Commercial antennas and antenna structures mounted on
existing structures" [SR] (UNCL) .
"Radio and television antennas" [SR] (UNCL) .
"Satellite dish antennas" [SR] (UNCL) .
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"Treatment, transmission, and distribution facilities :
poles, wires, cables, conduits, laterals, vaults,
pipes, mains, and valves" [SR] (UNCL) .
7 . Miscellaneous Uses Division:
"Accessory uses" [SR] (UNCL) to the permitted uses
allowed in this PCC Planned Center City District,
subject to the provisions of Section 19 . 10 . 400 of the
Elgin Municipal Code, as amended.
"Fences and walls" [SR] (UNCL) .
"Parking lots" [SR] (UNCL) , exclusively "accessory"
[SR] , subject to the provisions of Chapter 19 .45 of the
Elgin Municipal Code, as amended.
"Refuse collection area" [SR] .
"Signs" [SR] (UNCL) , subject to the provisions of
Chapter 19 . 50 of the Elgin Municipal Code, as amended.
"Temporary uses" [SR] (UNCL) .
In this PCC Planned Center City 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, 1976, as amended. The following enumerated
"land uses" [SR] shall be the only land uses allowed as a
"conditional use" [SR] in this PCC Planned Center City
District :
1. Residences Division:
"Conditional residential occupations" [SR] (UNCL) .
2 . Municipal Services Division:
"Municipal facilities" [SR] (UNCL) on a zoning lot
containing less than two (2) acres of land.
3 . Transportation, Communication, and Utilities Division:
"Conditional commercial antenna tower" [SR] (UNCL) .
"Conditional commercial antennas and antenna structures
mounted on existing structures" [SR] (UNCL) .
"Other radio and television antennas" [SR] (UNCL) .
"Other satellite dish antennas" [SR] (UNCL) .
Pipelines, except natural gas (461) .
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"Treatment, transmission and distribution facilities :
equipment, equipment buildings, towers, exchanges,
substations, regulators" [SR] (UNCL) .
4 . Miscellaneous Uses Division:
"Accessory uses" [SR] (UNCL) to the conditional uses
allowed in this PCC Planned Center City District,
subject to the provisions of Section 19 . 10 .400 of the
Elgin Municipal Code, as amended.
"Master signage plan" [SR] , subject to the provisions
of Chapter 19 . 50 of the Elgin Municipal Code, as
amended.
"Parking structures" [SR] (UNCL) , exclusively
"accessory" [SR] .
"Planned developments" [SR] (UNCL) on a zoning lot
containing less than two (2) acres of land, subject to
the provisions of Chapter 19 . 60 of the Elgin Municipal
Code, as amended.
F. Site Design. In this PCC Planned Center City District, the
use and development of land and structures shall be subject
to the provisions of Section 19 . 12 , Site Design, of the Elgin
Municipal Code, as amended. The development of land and
structures shall be in substantial conformance with the
following:
1 . Substantial conformance to the exhibits contained
within the 25-page River Park Place development binder,
prepared by Par Development and Rental Systems, dated
January 29, 2003 . The overall site plan located on
Page 25 is to be revised to include additional
pedestrian walkways on the condominium site so as to
provide linkage of the condominium development site
towards the townhome development and festival park.
2 . Substantial conformance to the Preliminary Engineering
Plan, prepared by Haeger Engineering, dated October 4 ,
2002 .
3 . Substantial conformance to the Hardscape Plan,
Landscape Plan, Lighting Plan, and Irrigation Plan,
prepared by Haeger Engineering, dated November 4 , 2002 ,
with the following revisions, which will be subject to
the review and approval of the Development
r"' Administrator:
5
a. The Landscape Plan is to include a mix of deciduous
and coniferous plant material .
b. The entire landscaped entryway to the townhome
development is to be included in the phase one A of
development .
4 . Substantial conformance to the Floor Plans and Building
Elevations, prepared by Pappageorge/Haymes Ltd. , dated
November 4 , 2002 , with the following revisions, which
will be subject to the review and approval of the
Development Administrator:
a. The Condominium building is to have a canopy over the
pedestrian areas of the main entrance to the
building.
b. The elevations of the townhomes are to include a
stone header over the windows instead of a brick
header.
5 . Substantial conformance to the Grove Street Elevation,
prepared by Pappageorge/Haymes, dated December 9, 2002 .
6 . Satisfactory resolution of all issues stated in the
(ow letter from Todd Wyatt to Par Development, dated
November 27, 2002 .
7 . The Declaration of Covenants and Restrictions to be
recorded for the condominium development shall include
a stipulation that the condominium association reserves
the right to convert land to be devoted to surface
parking spaces immediately adjacent to Grove Avenue
into commercial retail or office space . Any such
commercial retail or office space shall require
approval of the City of Elgin and compliance with all
applicable zoning regulations and other applicable
regulations of law.
8 . Substantial conformance to the side elevation (street
wall) exhibit, undated, depicting the eastern side of
the condominium development, prepared by
Pappageorge/Haymes, Ltd.
9 . Satisfactory resolution with the Development
Administrator in determining how the facade materials
salvaged from the Crocker Theater can be utilized in
the design of a street wall for the condominium
development along Grove Avenue .
10 . Conformance to all other applicable codes and
ordinances .
6
G. Off Street Parking. In this PCC Planned Center City
District, off street parking shall be subject to the
provisions of Chapter 19 .45, Off Street Parking, of the Elgin
Municipal Code, as may be amended.
H. Off Street Loading. In this PCC Planned Center City
District, off street loading shall be subject to the
provisions of Chapter 19 . 47, Off Street Loading, as may be
amended from time to time.
I. Signs. In this PCC Planned Center City District, signs shall
be subject to the provisions of Chapter 19 . 50, Signs, as may
be amended from time to time .
J. Planned Developments. In this PCC Planned Center City
District, the use and development of the land and structures
shall be subject to the provisions of Chapter 19 . 60, Planned
Developments, as may be amended from time to time . A
conditional use for a planned development may be requested by
an individual lot or property owner for a zoning lot without
requiring an amendment to this PCC zoning district and
without necessitating that all other property owners
authorize such an application.
K. Conditional Uses. In this PCC Planned Center City District,
application for conditional uses shall be subject to the
provisions of Chapter 19 . 65, Conditional Uses, as may be
amended from time to time . A conditional use may be
requested by an individual property owner for a zoning lot
without requiring an amendment to this PCC zoning district
and without necessitating that all other property owners
authorize such an application.
L. Variations. In this PCC Planned Center City District,
application for variation shall be subject to the provisions
of Chapter 19 . 70, Variations, as may be amended from time to
time . A variation may be requested by an individual property
owner for a zoning lot without requiring an amendment to this
PCC zoning district and without necessitating that all other
property owners authorize such an application.
M. 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, as may be amended from
time to time .
elm
7
Section 4 . That this ordinance shall be in full force and
effect immediately after its passage in the manner provided by
law.
Ed Schock, Mayor
Presented: February 26, 2003
Passed: February 26, 2003
Vote : Yeas : 5 Nays : 1
Recorded: February 27, 2003
Attest :
M-e.c.(44,--
Dolonna Mecum, City Clerk
eft
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•
January 6, 2003
FINDINGS OF FACT
Planning and Development Commission City of Elgin,Illinois
SUBJECT
Consideration of Petition 69-02 Requesting a Map Amendment from CC1 Center City District and
CC2 Center City District to PCC Planned Center City District and Preliminary Plat Approval to
Permit the Construction of a Condominium Building and a Townhome Development; Property
Located at 96, 100, 122,and 155 South Grove Avenue,by Par Development and the City of Elgin as
Applicants, and the City of Elgin, as Owner.
GENERAL INFORMATION
Requested Action: Map Amendment
Preliminary Plat Approval
Current Zoning: CC1 Center City District
CC2 Center City District
Proposed Zoning: PCC Planned Center City District
Intended Use: Multiple Family Residences
Property Location: 96, 100, 122, 155 South Grove Avenue
City of Elgin
Applicants: Par Development
City of Elgin
Owners: Clifford Heverly
Staff Coordinator: Todd Wyatt, Associate Planner
LIST OF EXHIBITS
A. Location Map (see attached)
B. Zoning Map (see attached)
rik C. Parcel Map (see attached)
Exhibit A
Findings of Fact Planning and Development Commission
r Petition 69-02 January 6, 2003
D. Aerial Map (see attached)
E. Site Photos (see attached)
F. Statement of Purpose and Conformance (see attached)
G. Development Plan (see attached)
H. Draft Planned Development Ordinance (see attached)
I. Correspondence (see attached)
BACKGROUND
An application has been filed by the City of Elgin and Par Development, requesting Map
Amendment from CC1 Center City District and CC2 Center City District to PCC Planned Center
City District and Preliminary Plat Approval to permit the construction of a condominium building
and a townhome development.The subject property is located at 96, 100, 122,and 155 South Grove
Avenue (reference Exhibits A, B, C,D, and E).
r
The applicants are proposing to construct 116 new townhome units and a 66-unit condominium
building on a total of 7.24 acres of land. The masonry condominium building will be located at the
northwest corner of South Grove Avenue and Prairie Street and will contain 66 units on 6 floors.The
units will range in size from 686 square feet for a studio to 1,551 square feet for a 3-bedroom unit.
An underground parking garage containing 54 parking spaces and a parking lot containing 66
parking spaces will be constructed on site. Additionally,there will be a commercial space available
on the first floor adjacent to South Grove Avenue.
The townhomes will be located on South Grove Avenue between Prairie Street on the north and Lake
Street on the south. The townhomes will range in size from 2,250 square feet for a 2 bedroom to
2,800 square feet for a 3-bedroom unit. The buildings will be of masonry construction and will
include architectural enhancements. Each unit will have a 2 car attached garage(reference Exhibits
F, G, H, and I).
FINDINGS
After due notice, as required by law, the Planning and Development Commission held public
hearings in consideration of Petition 69-02 on December 2nd and 16th, 2002. The Planning and
Development Commission had further consideration regarding the petition on January 6,2003.The
r applicant testified at the public hearing and presented documentary evidence in support of the
application. Objectors to the petition were present at the public hearings. The Community
Development Group submitted a Map Amendment Review,dated November 11,2002,and a Memo
to the Planning and Development Commission, dated January 6, 2003.
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Findings of Fact Planning and Development Commission
r Petition 69-02 January 6, 2003
The Planning and Development Commission has made the following findings concerning the
standards for planned developments:
A. Site Characteristics Standard. The suitability of the subject property for the intended
zoning district with respect to its size, shape, significant natural features (including
topography,watercourse and vegetation), and existing improvements.
Findings. The subject property is suitable for the intended zoning district with respect to the
site characteristics standard.
The subject property consists of two irregularly shaped parcels containing 7.24 acres of land.
The parcels are currently developed with two commercial buildings,parking lots, and open
space.Topography on the site ranges from a high point of 721 feet at the northeastern portion
to a low of 706 feet at the western portion of the site,for a maximum relief of 15 feet.There
are no natural features on either site that are worthy of preservation.
B. Sewer and Water Standard. The suitability of the subject property for the intended zoning
district with respect to the availability of adequate municipal water, wastewater treatment,
and storm water control facilities.
Findings. The subject property is suitable for the intended zoning district with respect to the
sewer and water standard.
The subject property will be served by municipal water and sanitary sewer facilities. Storm
water will be controlled in compliance with all local, state, and federal requirements.
C. Traffic and Parking Standard. The suitability of the subject property for the intended
zoning district with respect to the provision of safe and efficient on-site and off-site vehicular
circulation designed to minimize traffic congestion.
Findings. The subject property is suitable for the intended zoning district with respect to the
traffic and parking standard.
The subject property is located at the northwest and southeast corners of Prairie Street and
South Grove Avenue. South Grove Avenue is a collector street serving the east side of the
downtown area between National Street and Highland Avenue.
Access to the property at the northwest corner will be provided from South Grove Avenue,
Prairie Street, and Riverside Drive. Access to the property at the southeast corner will be
provided from Prairie Street and Lake Street, a local street.
Parking for both lots will be provided in conformance with the off street parking ordinance.
3
Findings of Fact Planning and Development Commission
r Petition 69-02 January 6, 2003
D. Zoning History Standard. The suitability of the subject property for the intended zoning
district with respect to the length of time the property has remained undeveloped or unused in
its current zoning district.
Findings. The subject property is suitable for the intended zoning district with respect to the
length of time the property has remained undeveloped or unused in its current zoning district.
The subject property has been zoned as follows for the years listed:
1927 E and G Commercial District
1950 E Commercial District
1960 E Commercial District
1962 B2 and B3 Central Business District
1992 B3 Service Business District
Present CC1 and CC2 Center City District
E. Surrounding Land Use and Zoning Standard. The suitability of the subject property for
the intended zoning district with respect to consistency and compatibility with surrounding
land use and zoning.
Findings. The subject property is suitable for the intended zoning district with respect to
consistency and compatibility with surrounding land use and zoning.
The area north of the subject property is zoned CC1 Center City, and is developed with
commercial uses.
The area west of the subject property is zoned CF Community Facility and is undeveloped.
The area south of the subject property is zoned PCC Planned Center City is developed with
the Grand Victoria Casino and an accessory parking garage.
The area east of the subject property is zoned RC3 Residence Conservation and is developed
with residential uses.
F. Trend of Development Standard. The suitability of the subject property for the intended
zoning district with respect to consistency with an existing pattern of development or an
identifiable trend of development in the area.
Findings. The subject property is suitable for the intended zoning district with respect to
consistency with an existing pattern of development or an identifiable trend within the area.
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Findings of Fact Planning and Development Commission
Petition 69-02 January 6, 2003
The subject property is located on the edge of the downtown in an area that has experienced
some redevelopment in the last 10 years with a mix of commercial, entertainment, and
residential uses.
G. Zoning District Standard. The suitability of the subject property for the intended zoning
district with respect to conformance to the provisions for the purpose and intent, and the
location and size of a zoning district.
The purpose of the PCC Planned Center City District is to facilitate the implementation of
the official comprehensive plan for the center city,as focused on a distinctive sub area of the
city with a common urban fabric. The PCC District is subject to the provisions of Chapter
19.60, Planned Developments.
In general, the purpose and intent of the provision for planned developments is to
accommodate unique development situations. For planned development districts, the
planned development should demonstrate the following characteristics:
1. An opportunity to realize a development of demonstrated need with respect to the
types of environment available to the public that would not be possible under the
strict application of the other chapters of this title.
2. A creative approach to the use of land and related improvements resulting in better
design and construction of aesthetic amenities.
3. The preservation of significant natural features including topography,watercourses,
wetlands, and vegetation.
A PCC Planned Center City District should be located in substantial conformance to the
official comprehensive plan. The amount of land necessary to constitute a separate PCC
zoning district exclusive of rights of way, but including adjoining land or land directly
opposite a right of way shall not be less than two acres. No departure from the required
minimum size of a PCC Planned Center City District shall be granted by the City Council.
Findings. The subject property is suitable for the intended zoning district with respect to
conformance to the provision for the purpose and intent, and the location and size of a PCC
Planned Center City District.
The proposed map amendment is in substantial conformance with the purpose and intent of
the planned development provisions. The introduction of townhomes and condominiums to
the downtown area will create an opportunity for the public which would not otherwise be
possible in the absence of planned development approval. This project represents a creative
approach to the use of the land and will be an amenity to the downtown.
The condominium building and the townhomes will be constructed of masonry and will
include ornamental architectural features which will enhance the project's appearance. The
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Findings of Fact Planning and Development Commission
Petition 69-02 January 6, 2003
project will feature newly landscaped areas and decorative fencing.
H. Comprehensive Plan Standard. The suitability of the subject property for the intended
zoning district with respect to conformance to the goals, objectives, and policies of the
official comprehensive plan.
Findings. The subject property is suitable for the intended zoning district with respect to the
Comprehensive Plan Standard.
The subject property is designated as "Downtown Commercial Center"by the 1983 Elgin
Comprehensive Plan. Additionally, the Riverfront/Center City Master Plan identifies the
subject property as "Downtown Retail District" and"Entertainment District."The primary
goal of the Elgin Riverfront/Center City Master Plan is to create a comprehensive vision and
implementation strategy for the development and economic restructuring of downtown Elgin.
The proposed townhome development lies within the area identified as the Entertainment
District, as identified by the Riverfront/Center City Master Plan. This district encompasses
the Grand Victoria Pavilion,Festival Park, and the subject property. The plan recommends
that the subject property be programmed primarily for downtown residential housing targeted
toward upscale, market rate, owner-occupied housing. Additionally, the plan recommends
that commercial opportunities and adequate parking facilities be provided to serve the mixed
uses in this district.
The Community Development Group believes that the proposed development substantially
adheres to the key elements of the plan for the Entertainment District. The proposed
townhome development will bring upscale, market rate, owner occupied housing to the
district, as sought by the plan. Adequate parking will be provided for the residences.
Additionally, a separate parking facility is scheduled to be built in the area to serve
surrounding commercial uses and further redevelopment of the area.
The proposed condominium development lies within the Crocker Theater/Downtown
Entertainment District, as identified by the Elgin Riverfront/Center City Master Plan. The
plan recommends that this area be investigated to serve as an entertainment venue, linking
the street level shops with the Grand Victoria Pavilion and the Prairie Rock Brewery,while
providing adequate parking facilities.
The Community Development Group believes that the proposed development substantially
adheres to the plan's recommendations and guidelines for the Crocker Theater/Downtown
Entertainment District.The adaptive reuse of the Crocker Theater has been investigated and
studied by both the city and private developers. The adaptability of the Crocker Theater is
limited by its present condition and the large financial commitment required to ensure its
redevelopment and continued sustainability(reference memo to Mark Biernacki from Ray
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Findings of Fact Planning and Development Commission
Petition 69-02 January 6, 2003
Moller,dated December 10,2002).However,portions of the facade of the Crocker Theater
will be preserved and incorporated into a decorative street wall proposed for the west side of
Grove Avenue, between the Crocker Theater site and the north edge of the proposed
condominium building (reference letter to Ray Moller from Kimberly Smith, dated
December 6, 2002).
Additionally, the plan recommends street-level shops for Grove Avenue in this area. The
developer has incorporated this recommendation into their proposal by including a street
level tenant space in the Grove side of the condominium building. The condominium
building will provide adequate parking facilities for its tenants. Additional parking will be
provided in the parking facility proposed for the area.
Natural Preservation Standard. 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.
Findings. The subject property is suitable for the intended planned development with
respect to the Natural Preservation Standard.
rk There are no natural features on the site worthy of preservation.
J Internal Land Use Standard. 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.
Findings. The subject property is suitable for the intended planned development with
respect to the internal land use standard.
No evidence has been submitted or found that the proposed planned development will be
located,designed,or operated in a manner that will exercise undue detrimental influence on
itself or surrounding property.
ITEMS WORTHY OF NOTE
1. Crocker Theater Materials. During the public hearing, concerns were raised by citizens
and members of the Planning and Development Commission regarding the best way of
preserving elements of the Crocker Theater. Recognizing that the structure will be razed as
part of this proposal, the Planning and Development Commission recommended that the
Downtown Neighborhood Association Design Committee and the Heritage Commission
participate with the developer in determining the best use of the facade materials salvaged
from the Crocker Theater. The developer has agreed with this recommendation.
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Findings of Fact Planning and Development Commission
Petition 69-02 January 6, 2003
2. Development Process. The Elgin Riverfront/Center City Master Plan was adopted in the
spring of 2000. The central focus of the plan is to capitalize on the development potential of
the riverfront and downtown areas of the city,and to provide a general guideline for realizing
this potential.
In an attempt to facilitate the plan, the city issued a Request for Proposals (RFP) for the
subject property.Three proposals were received in response to the RFP.The proposals were
reviewed by members of city staff and the Project Management Team.A unanimous decision
was made to engage in further discussions with Par Development Group for the possible
development of the subject site (reference attached Memo to Mark Biernacki from Ray
Moller, dated December 10, 2002).
The City Council entered into a Development Agreement with Par Development, Inc, on
February 13,2002,for the development of a residential condominium and townhome project.
The Community Development Group, the Project Management Team (PMT), the
Riverfront/Center City Master Plan Project Team, and the developer have agreed on the
fundamental characteristics and general terms of this project. Since the approval of the
Development Agreement,Par Development,Inc.,has been working with the PMT to further
refine and implement the development proposal.
Additionally, the Planning and Development Commission has expressed an interest in the
qualifications and credentials of the Par Development team. A representative from
Pappageorge/Haymes addressed this issue during the public hearing(see attached letter and
brochure to Ray Moller, and the Grove Street Elevation, from George Pappageorge, dated
December 9, 2002).
PLANNED DEVELOPMENT DEPARTURES AND EXCEPTIONS
A planned development may be granted certain departures from the normal standards,regulations,
requirements, and procedures of the zoning ordinance. For the purposes of this section, the most
similar zoning districts are the CC 1 and CC2 Center City Districts. The applicant is requesting the
following departures from the standard requirements of the CC1 and CC2 Districts:
A. Section 19.12.300E,Principal Buildings Per Zoning Lot.In the CC Center City Districts,
one principal building per zoning lot is allowed. The proposed planned development
contemplates 1 condominium building on lot 1 and 12 townhome buildings on lot 2.
B. Section 19.35.535D Setbacks—Generally. In the CC Center City Districts, the principal
building should be built to the street and side lot lines. If a setback is provided,the setback
should be a minimum of 5 feet. The condominium building will be built 3 feet from the
South Grove Avenue and Riverside Drive lot lines (a 40% departure).
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Findings of Fact Planning and Development Commission
Petition 69-02 January 6, 2003
Additionally, in the CC 1 Center City District, the street facing façade should cover a
minimum of 100%of the lot width. The street facing façade for the condominium building
covers 63%along South Grove Avenue(a 37%departure), 99%along Prairie Street(a 1%
departure), and 36% along Riverside Drive(a 63%departure).
C. Section 19.35.535E Vehicle Use Area Setbacks. In the CC Center City Districts, the
minimum setback for a parking lot is 8 feet from a street lot line and 6 feet from an interior
lot line. The parking lot for the proposed condominium building is setback 2 feet from the
street lot line (a 25% departure) and 2 feet from the side lot line (a 33% departure).
D. Section 19.35.535J Building Height. In the CC 1 Center City District, the building height
shall fall within 20% of the average building height found within the block, up to a
maximum of 100 feet high.The proposed condominium building will be the highest building
on the block. The average height of the buildings on the block has not been determined.
E. Section 19.35.535K Building Coverage. In the CC Center City Districts, the minimum
required building coverage for a zoning lot is 50%. The building coverage for the entire
proposed development is 24% (a 48% departure).
SUMMARY OF FINDINGS,UNRESOLVED ISSUES,AND ALTERNATIVES
The Planning and Development Commission has developed or identified the following findings,
unresolved issues, and alternatives:
A. Summary of Findings.
1. Positive Attributes. The development of the subject property will be consistent with the
overall goals set forth in the Elgin Riverfront/Center City Master Plan.The subject property
is a predominant site among the riverfront and center city areas. The introduction of upscale
residential housing into the downtown will establish a 24-hour presence in the area. The
increase in residents will help sustain the commercial component of the downtown and will
likely encourage future commercial development to serve the residential community in the
downtown.
The condominium building and the townhomes will be constructed of masonry and will
include ornamental architectural features which will enhance the project's appearance. The
project will feature newly landscaped areas and decorative fencing.As a result of the planned
development,the city is assured of an upscale residential neighborhood in an urban setting.
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Findings of Fact Planning and Development Commission
Petition 69-02 January 6, 2003
2. Comprehensive Plan. The subject property is designated as"Downtown Commercial Center"
by the 1983 Elgin Comprehensive Plan.Additionally,the Riverfront/Center City Master Plan
identifies the subject property as"Downtown Retail District"and"Entertainment District."
The primary goal of the Elgin Riverfront/Center City Master Plan is to create a
comprehensive vision and implementation strategy for the development and economic
restructuring of downtown Elgin.
The proposed townhome development lies within the area identified as the Entertainment
District, as identified by the Riverfront/Center City Master Plan. This district encompasses
the Grand Victoria Pavilion,Festival Park, and the subject property. The plan recommends
that the subject property be programmed primarily for downtown residential housing targeted
toward upscale, market rate, owner-occupied housing. Additionally, the plan recommends
that commercial opportunities and adequate parking facilities be provided to serve the mixed
uses in this district.
The Community Development Group believes that the proposed development substantially
adheres to the key elements of the plan for the Entertainment District. The proposed
townhome development will bring upscale, market rate, owner occupied housing to the
rft district, as sought by the plan. Adequate parking will be provided for the residences.
Additionally, a separate parking facility is scheduled to be built in the area to serve
surrounding commercial uses and further redevelopment of the area.
The proposed condominium development lies within the Crocker Theater/Downtown
Entertainment District, as identified by the Elgin Riverfront/Center City Master Plan. The
plan recommends that this area be investigated to serve as an entertainment venue, linking
the street level shops with the Grand Victoria Pavilion and the Prairie Rock Brewery,while
providing adequate parking facilities.
The Community Development Group believes that the proposed development substantially
adheres to the plan's recommendations and guidelines for the Crocker Theater/Downtown
Entertainment District. The adaptive reuse of the Crocker Theater has been investigated and
studied by both the city and private developers. The adaptability of the Crocker Theater is
limited by its present condition and the large financial commitment required to ensure its
redevelopment and continued sustainability(reference memo to Mark Biernacki from Ray
Moller,dated December 10,2002). However,portions of the façade of the Crocker Theater
will be preserved and incorporated into a decorative street wall proposed for the west side of
Grove Avenue, between the Crocker Theater site and the north edge of the proposed
condominium building (reference letter to Ray Moller from Kimberly Smith, dated
December 6, 2002).
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Findings of Fact Planning and Development Commission
Petition 69-02 January 6, 2003
Additionally, the plan recommends street-level shops for Grove Avenue in this area. The
developer has incorporated this recommendation into their proposal by including a street
level tenant space in the Grove side of the condominium building. The condominium
building will provide adequate parking facilities for its tenants. Additional parking will be
provided in the parking facility proposed for the area.
3. Housing Density in the Downtown Area. The density of this project (25 dwelling units per
acre) is comparable to other smaller scale residential projects recently approved for the
downtown.These developments include 158-160 Symphony Way,comprised of 4 residential
units above a retail space (33 dwelling units per acre equivalent), and 221 East Chicago
Avenue, comprised of 6 residential units (32 dwelling units per acre equivalent).
Additionally, an 8-unit residential proposal is currently being considered for the northwest
corner of Kimball Street and Douglas Avenue(20 dwelling units per acre equivalent).
4. Zoning District Standard. The proposed map amendment is in substantial conformance with
the purpose and intent of the planned development provisions. The introduction of
townhomes and condominiums to the downtown area will create an opportunity for the
public which would not otherwise be possible in the absence of planned development
approval. This project represents a creative approach to the use of the land and will be an
amenity to the downtown.
B. Summary of Unresolved Issues.
There are no unresolved issues.
C. Summary of Alternatives.
Other than an approval,a denial,or an approval with some combination of conditions,there
are no substantive alternatives.
RECOMMENDATION
The Planning and Development Commission recommends the approval of Petition 69-02. On a
motion to recommend approval, subject to the following conditions, the vote was four(4)yes,one
(1) no, and two (2) abstentions:
1. Substantial conformance to the Preliminary Engineering Plan, prepared by Haeger
Engineering, dated October 4, 2002.
2. Substantial conformance to the Hardscape Plan, Landscape PIan, Lighting Plan, and
Irrigation Plan, prepared by Haeger Engineering, dated November 4, 2002.
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Findings of Fact Planning and Development Commission
enft Petition 69-02 January 6, 2003
3. Substantial conformance to the Floor Plans and Building Elevations, prepared by
Pappageorge/Haymes Ltd., dated November 4, 2002.
4. Substantial conformance to the Grove Street Elevation,prepared by Pappageorge/Haymes,
dated December 9, 2002, subject to review and approval of the Community Development
Group.
5. Satisfactory resolution of all issues stated in the letter from Todd Wyatt to Par Development,
dated November 27, 2002.
6. The developer shall include in their Declaration of Covenants and Restrictions a stipulation
that the Condominium Association reserves the right to convert land presently devoted to the
surface parking spaces immediately adjacent to Grove Street into commercial retail or office
space.
7. The land plan for the condominium site be revised to include additional pedestrian paths to
link the site with the adjoining townhome and proposed Festival Park sites.
8. Substantial conformance to the Side Elevation (Street Wall) Exhibit, prepared by
Pappageorge/Haymes,Ltd.
9. The applicants should make the best use of the Crocker façade to maintain its function as a
landmark within the downtown area of the City of Elgin.This effort should include the active
participation of representatives of the Downtown Neighborhood Association Design
Committee and the Heritage Commission in the final determination of the use of the façade
materials.
10. Conformance to all other applicable codes and ordinances.
Therefore, the motion to recommend approval of Petition 69-02 was adopted.
s/David Sundland s/George Wolff
David Sundland, Secretary George Wolff, Chairman
Planning and Development Commission Planning and Development Commission
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