G93-06 Ordinance No. G93-06
AN ORDINANCE
RECLASSIFYING PROPERTY FROM
CF COMMUNITY FACILITY DISTRICT TO
PCC PLANNED CENTER CITY DISTRICT
(Water Street Place - 200 North Grove Avenue)
WHEREAS, written application has been made to reclassify certain property located at 200
North Grove Avenue from CF Community Facility 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 August 7, 2006, 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 herein before 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:
Parcel One:
That Part Of The Northeast Quarter Of Section 14, Township 41 North, Range 8
East Of The Third Principal Meridian, Described As Follows: Commencing At
The Intersection Of The Northerly Line, Extended Easterly Of Kimball Street
With The Easterly Line, Extended Northerly Of North Grove Avenue; Thence
Southerly Along The Easterly Line Extended Northerly Of North Grove Avenue
And Along Said Easterly Line, A Distance Of 266.42 Feet; Thence Westerly
Along A Line That Forms An Angle Of 90 Degrees 45 Minutes To The Right
With The Prolongation Of The Last Described Course, Being At Right Angles To
The Easterly Line, Extended Northerly From The Northerly Line Of North Street,
Of Douglas Avenue A Distance Of 70.0 Feet For The Point Of Beginning; Thence
Continuing Westerly, Along Said Perpendicular Line, A Distance Of 390.0 Feet;
Thence Southerly Parallel With The Easterly Line Of North Grove Avenue, A
Distance Of 15.06 Feet; Thence Southeasterly Along A Line That Forms An
Angle Of 29 Degrees 19 Minutes To The Left With The Prolongation Of The Last
Described Course, A Distance Of 316.51 Feet; Thence Easterly, Along A Line
That Forms An Angle Of 59 Degrees 56 Minutes To The Left With The
Prolongation Of The Last Described Course, Being At Right Angles To The
Easterly Line, Extended Southerly, Of Douglas Avenue; (From Its Intersection
With The Northerly Line Of North Street), A Distance Of 235.0 Feet To A Point
On A Line That Is 70.0 Feet Westerly Of (Measured At Right Angles Thereof)
And Parallel With The Easterly Line Of North Grove Avenue; Thence Northerly
Along Said Parallel Line, A Distance Of 289.0 Feet To The Point Of Beginning,
In The City Of Elgin, Kane County, Illinois.
Parcel Two:
That Part Of The Fox River Manufacturing Company's Addition To Elgin,
Described As Follows: Beginning At The Intersection Of The South Line Of
Kimball Street With The West Line Of River Street Also Known As Grove
Avenue In Said City Of Elgin; Thence South Along The West Line Of River
Street Also Known As Grove Avenue To A Point 132 Feet North Of The North
Line Of North Street, Extended; Thence West On A Line Parallel With The South
eft Line Of Kimball Street To The East Margin Of Fox River; Thence Northwesterly
Along The Said East Margin Of Fox River To The South Line Of Kimball Street;
Thence East Along Said South Line Of Kimball Street To The Place Of
Beginning; Also Lot 62 Of Phineas J. Kimball's 2nd Addition To Elgin (Except
Part Lying In Grove Avenue) (Also Except Parts Lying In Kimball Street Or
Grove Avenue As Dedicated By The Plat Document 1066947 Recorded April 5,
1966) (Also Except That Part Of The Northeast Quarter Of Section 14, Township
41 North, Range 8 East Of The Third Principal Meridian, Described As Follows:
Commencing At The Intersection Of The Northerly Line, Extended Easterly Of
Kimball Street With The Easterly Line, Extended Northerly Of North Grove
Avenue; Thence Southerly Along The Easterly Line Extended Northerly Of North
Grove Avenue And Along Said Easterly Line, A Distance Of 266.42 Feet; Thence
Westerly Along A Line That Forms An Angle Of 90 Degrees 45 Minutes To The
Right With The Prolongation Of The Last Described Course, Being At Right
Angles To The Easterly Line, Extended Northerly From The Northerly Line Of
North Street Of Douglas Avenue A Distance Of 70.0 Feet For The Point Of
Beginning; Thence Continuing Westerly, Along Said Perpendicular Line, A
Distance Of 390.0 Feet; Thence Southerly Parallel With The Easterly Line Of
North Grove Avenue, A Distance Of 15.06 Feet; Thence Southeasterly Along A
Line That Forms An Angle Of 29 Degrees 19 Minutes To The Left With The
Prolongation Of The Last Described Course, A Distance Of 316.51 Feet; Thence
Easterly, Along A Line That Forms An Angle Of 59 Degrees 56 Minutes To The
Left With The Prolongation Of The Last Described Course, Being At Right
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Angles To The Easterly Line, Extended Southerly, Of Douglas Avenue; (From Its
Intersection With The Northerly Line Of North Street), A Distance Of 235.0 Feet
To A Point On A Line That Is 70.0 Feet Westerly Of(Measured At Right Angles
Thereof) And Parallel With The Easterly Line Of North Grove Avenue; Thence
Northerly Along Said Parallel Line, A Distance Of 289.0 Feet To The Point Of
Beginning) In The City Of Elgin, Kane County, Illinois (Property Commonly
Known As 200 North Grove Street).
Section 3. That the City Council of the City of Elgin hereby grants the rezoning from CF
Community Facility District to PCC Planned Center City District at 200 North Grove Avenue
which shall be designed, developed, and operated subject to the following provisions:
A. Purpose and Intent. 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. This
PCC Zoning District is most similar to, but departs from the standard requirements
of the CC1 Zoning District. 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
rik the symbol [SR], 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. The "Preliminary Plat
of Subdivision" referred to in this ordinance shall mean the Preliminary Plat of
Subdivision prepared by Bolinger, Lock and Associates, Inc., dated last revised
August 31, 2006. The "Subject Property" referred to in this ordinance shall mean
the property legally described above in Section 2 of this ordinance. The "Outlots"
shall mean Lots 2, 3, 4 and 5 in the Preliminary Plat of Subdivision for the Subject
Property.
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 shall be subject to the provisions of Chapter
19.07, Zoning Districts, as may be amended from time to time.
E. Location and Size of District. PCC Planned Center City Districts should be
located in substantial conformance to the official comprehensive plan for the center
city. No additional CC 1 zoning district shall be mapped subsequent to the effective
date of this title, unless such property to be mapped adjoins an existing CC1 zoning
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district. There shall be no maximum or minimum area of land, which shall be
necessary to constitute the CC1 Center City District.
F. 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], a "conditional use"
[SR], in this PCC Planned Center City District:
1. Permitted Uses: The following enumerated land uses shall be the only
land uses allowed as a permitted use in this PCC Planned Center City
District but not including that portion of the Subject Property identified as
the Outlots. Non-residential uses shall be limited to those portions of the
building designated for such uses.
a. Residences Division:
"Attached single family dwellings" [SR] (UNCL).
"Multiple-family dwellings" [SR] (UNCL).
"Residential occupations" [SR] (UNCL).
"Residential storage" [SR] (UNCL).
b. Municipal Services Division:
Public parks, recreation, open space (UNCL) on a "zoning lot" [SR]
containing less than two (2) acres of land.
c. Offices Division:
"Offices" [SR] (UNCL).
d. Finance, Insurance, and Real Estate Division:
"Development sales office" [SR] (UNCL).
Finance, insurance, and real estate (H).
e. Services Division:
Advertising (731).
Barbershops (724).
Beauty shops (723).
Computer programming, data processing and other computer-
related services (737).
Computer rental and leasing(7377).
Engineering, accounting, research, management and related
services (87).
Home health care services (808).
Legal services (811).
Mailing, reproduction, commercial art and photography, and
stenographic services (733).
"Management and public relations services (874).
Offices and clinics of dentists (802).
Offices and clinics of doctors of medicine (801).
Offices and clinics of doctors of osteopathy(803).
Offices and clinics of other health practitioners (804).
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Photographic studios, portrait (722).
Shoe repair shops and shoeshine parlors (725).
Watch, clock and jewelry repair(763).
f. Retail Trade Division:
Apparel and accessory stores (56).
Carryout restaurants (5812)
Direct selling establishments (5963).
Drugstores and proprietary stores (591).
Eating places (5812).
Florists (5992).
General merchandise stores (53).
Home furniture, furnishings and equipment stores (57).
Miscellaneous retail stores not elsewhere classified (5999).
Miscellaneous shopping goods stores (594).
News dealers (5994).
Optical goods stores (5995).
g. Construction Division:
"Contractor's office and equipment areas" [SR] (UNCL).
h. Transportation, Communication And Utilities Division:
"Amateur radio antennas" [SR] (UNCL).
Arrangement of passenger transportation (472).
"Commercial antennas and antenna structures mounted on existing
/�► structures" [SR] (UNCL).
"Radio and television antennas" [SR] (UNCL).
"Satellite dish antennas" [SR] (UNCL).
"Treatment, transmission, and distribution facilities: poles, wires,
cables, conduits, laterals, vaults, pipes, mains, and valves" [SR]
(UNCL).
i. Miscellaneous Uses Division:
"Parking structures" [SR] (UNCL), subject to the provisions of
Chapter 19.45 of this Title.
2. Conditional Uses: The following enumerated land uses shall be the only
land uses allowed as a conditional use in this PCC Planned Center City
District but not including that portion of the Subject Property identified as
the Outlots. Non-residential uses shall be limited to those portions of the
building designated for such uses.
a. Residences Division:
"Conditional residential occupations" [SR] (UNCL).
b. Services Division:
Child daycare services (835).
c. Retail Trade Division:
Drinking places (alcoholic beverages) (5813).
Food stores (54).
"Outdoor eating and drinking facilities" [SR] (UNCL).
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Package liquor sales establishments" [SR] (5921).
Tobacco stores (5993).
d. Transportation, Communication, and Utilities Division:
"Conditional commercial antenna tower" [SR] (UNCL).
"Conditional commercial antennas and antenna structures mounted
on existing structures" [SR] (UNCL).
Courier services (4215).
"Loading facilities" [SR], exclusive "accessory" [SR] to a use
allowed in the district, subject to the provisions of chapter 19.47,
"Off Street Loading", of this title.
"Other radio and television antennas" [SR] (UNCL).
"Other satellite dish antennas" [SR] (UNCL).
"Treatment, transmission and distribution facilities: equipment,
equipment buildings, towers, exchanges, substations, regulators"
[SR] (UNCL).
e. Miscellaneous Uses Division:
"Accessory package liquor sales establishment" [SR] (UNCL).
"Program for Graphics" [SR], subject to the provisions of chapter
19.50, "Street Graphics", of this title.
"Planned developments" [SR] (UNCL) on a zoning lot containing
less than two (2) acres of land, subject to the provisions of chapter
19.60, "Planned Developments", of this title.
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3. Permitted Uses for Outlots: The following enumerated "Land Uses"
[SR] shall be the only land uses allowed as a "permitted use" [SR] or a
"conditional use" [SR] on the portion of the Subject Property identified as
the Outlots. The following enumerated land uses shall be the only land
uses allowed as a permitted use on the portion of the Subject Property
identified as the Outlots:
a. Retail Trade Division:
"Eating places" (5812)
"Outdoor eating and drinking facilities" [SR] UNCL
"Drinking places" (alcoholic beverages) (5813) operated in
conjunction with and accessory to an Eating Place.
4. Additional Use Restrictions and Regulations: Notwithstanding the
foregoing provisions of Sections of 3F1, 3F2 and 3F3 providing for the
listing of permitted uses and conditional uses, the following shall
constitute prohibited uses on the Subject Property: video stores;
laundromats; currency exchanges; payday and loan businesses; nail salons
which are not accessory to a beauty shop; tanning salons which are not
accessory to a beauty shop; tax preparation business; dollar-type discount
stores; rental furniture stores; automotive related uses including, but not
limited to, motor vehicle service stations [SR] (554); car washes and
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"motor vehicle repair shops" [SR] (753); and fast food/quick service
restaurants including, by way of example, but not limited to, McDonald's,
Burger King, Wendy's, White Castle, Taco Bell, Subway, Kentucky Fried
Chicken, Pizza Hut, A & W and Long John Silvers.
G. 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 Statement of Purpose and Conformance,
prepared by Peter C. Bazos, Esq., Schnell, Bazos, Freeman, Kramer,
Schuster&Vanek, dated received April 4, 2006.
2. Substantial conformance to the "Water Street Place" Preliminary Plat of
Subdivision prepared by Bollinger, Lach & Associates, Inc., dated last
revised August 31, 2006.
3. Substantial conformance to the preliminary engineering for Water Street
Place, prepared by Bollinger, Lach & Associates, Inc., dated last revised
September 14, 2006.
4. Substantial conformance to the development plans for Water Street Place
dated September 27, 2006, prepared by Legat Architects, consisting of a
cover sheet, planting plan dated revised September 20, 2006; site
amenities plan dated revised September 20, 2006; elevation plans
consisting of three (3) pages depicting among other matters view from Fox
River, Water Street view, typical townhouse, aerial view, Grove Street
view, west elevation and east elevation, dated received September 27,
2006, consisting of three (3) pages; floor plans for basement plan through
16th floor plans for Water Street Place dated August 7, 2006; PD signage
submittal and sign location plan issued October 4, 2006, and sign plans
dated issued October 4, 2006, containing sheet title Sign A, Sign B, Sign C
and Sign D.
5. Compliance with the development agreement between the City of Elgin
and Water Street Place LLC dated October 25, 2006.
6. Submission and approval of construction drawings and specifications. All
building elevations shall indicate the design of and material used. Details
shall be provided for cornices, windows and doors, entryways to the
townhomes, storefronts and common areas, landscape features, parking
stalls, retaining walls and stairways, and any improvements on the public
right of way, and shall be approved by the Development Administrator.
7. A minimum of 162 public parking spaces shall be provided.
8. Conformance to all other applicable codes, ordinances and requirements of
law.
H. 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
r` Municipal Code, as may be amended, except as provided within this ordinance.
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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.
J. Signs. In this PCC Planned Center City District, signs shall be subject to the
provisions of 19.50, Street Graphics, as may be amended from time to time,
except as may be provided within this section. In this PCC zoning district, signs
shall be developed in conformance with following condition:
1. Substantial conformance to the graphic elevation drawings contained in
the Sign Plan prepared by the Hitchcock Design Group, dated October 4,
2006. The kiosk sign and archway sign depicted in such sign plan shall be
required by the City of Elgin and shall constitute street graphics required
by law as provided in Section 19.50.120A1 of the Elgin Municipal Code,
1976, as amended. The specific text and messages in the kiosk sign shall
be limited to way finding and public information as approved by the city's
development administrator.
K. 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.
L. 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.
M. 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.
N. 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.
Section 4. That this ordinance shall be in full force and effect immediately after its passage
in the manner provided by law.
Ed Sc Schock,Mayor
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Presented: December 6, 2006
Passed: December 6, 2006
Vote: Yeas: 4 Nays: 2
Recorded: December 7, 2006
Published:
Attest:
Dolonna Mecum, City Clerk
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August 7, 2006
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FINDINGS OF FACT
Planning and Development Commission City of Elgin, Illinois
SUBJECT
Consideration of Petition 33-06 Requesting a Map Amendment from CF Community Facility
District to PCC Planned Center City District and Preliminary Plat Approval; for a Mixed Use
Residential and Commercial Development in the ARC Arterial Road Corridor Overlay District;
Property located at 200 North Grove Avenue by Water Street Place, LLC, an Illinois Limited
Liability Company, as Applicant, and the City of Elgin, as Owner.
BACKGROUND
Requested Action: Map Amendment
Preliminary Plat Approval
CF Community Facility District
Current Zoning: ARC Arterial Road Corridor Overlay District
Proposed Zoning: PCC Planned Center City District
Intended Use: Mixed Use Residential and Commercial Development
Property Location: 200 North Grove Avenue
Applicant: Water Street Place, LLC
Owners: City of Elgin
Staff Coordinator: Lydia Treganza, Associate Planner
LIST OF EXHIBITS
A. Location Map (see attached)
B. Zoning Map (see attached)
C. Parcel Map (see attached)
D. Aerial Map (see attached)
Findings of Fact Planning and Development Commission
Petition 33-06 August 7, 2006
E. Environmental Map (see attached)
F. Site Photos (see attached)
G. Statement of Purpose and Conformance (see attached)
H. Development Plan (see attached)
I. Draft Planned Development Ordinance (see attached)
BACKGROUND
An application has been filed by Water Street Place, LLC, requesting a map amendment from CF
Community Facility District to PCC Planned Center City District and preliminary plat approval to
permit the construction of a mixed use development comprised of residential condominiums and
townhomes, retail and restaurant land uses, and public and private parking facilities. The subject
property is located at 200 North Grove Avenue and will be known as"Water Street Place"(reference
Exhibits A, B, C, D, and E).
The applicant proposes to redevelop the site at the southwest corner of North Grove Avenue and
Kimball Street with a sixteen-story residential condominium building that will be part of a planned
development comprised of residential condominiums and townhomes,retail and restaurant land uses,
and public and private parking facilities. The condominium building will be constructed ofbrick. It
will contain a total of 154 residential units that will include 146 condominiums and 8 townhomes.
The condominium building will contain approximately 18,400 square feet of retail and restaurant
space in the street level of the building and a five-story parking garage will be built above this level.
Pedestrian orientated amenities will be added on site,including foundation landscaping,an overhead
arcade sign feature, and a public plaza accented with a fountain. As an added note, four stand-alone
buildings will also be located along the river as part of this development. A minimum of 18,000
square feet of floor area and at least two of these four buildings will be used for restaurant space.
These buildings will be reviewed and approved at a later date and built on an individual basis
separate from the residential condominium building (reference Exhibits F, G, and H).
FINDINGS
After due notice, as required by law, the Planning and Development Commission held a public
hearing in consideration of Petition 33-06 on August 7, 2006. The applicant testified at the public
hearing and presented documentary evidence in support of the application. The Community
Development Group submitted a Map Amendment Review, dated July 25, 2006.
The Planning and Development Commission has made the following findings concerning the
standards for planned developments:
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•
Findings of Fact Planning and Development Commission
Petition 33-06 August 7, 2006
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 a total of 3.75
acres of land. The property is currently developed with a parking lot and a vacant building
previously occupied by the Gail Bordon Library. The vacant building will be demolished as
part of the redevelopment of the subject property.
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 proposed planned development with
respect to the sewer and water standard.
The subject property will be served by municipal sanitary sewer, storm sewer, and water
services.
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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 corner of North Grove Avenue and Kimball Street.
Kimball Street is an arterial roadway connecting State Street (IL Route 31) and Dundee
Avenue. North Grove Avenue is a local street serving the center city and its surrounding
neighborhoods.
The proposed development includes a total of 399 parking spaces. The proposed parking
garage contains 327 parking spaces. An additional 72 parking spaces are proposed on the
street. Of these parking spaces,a total of 237 spaces are reserved for the residential units and
will provide a ratio of 1.6 parking spaces per dwelling unit. A total of 162 will be available
to the public.
There are municipal parking lots within close proximity to the subject property.
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.
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Findings of Fact Planning and Development Commission
Petition 33-06 August 7, 2006
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 was zoned as follows for the years listed:
1927: H Industrial District
1950: G Industrial District
1960: G Industrial District
1962: Ml Limited Manufacturing District
1992: ACR Administrative, Cultural and Recreation District
Present: CF Community Facility District
ARC Arterial Road Corridor Overlay 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 subject property is located within the Civic Center Complex and is currently zoned CF
Community Facility District. Other uses within the Civic Center Complex include the
Hemmens Cultural Center,the US Post Office, the Appellate Court Building, and the Elgin
Municipal Building.
The Gail Borden Library is located to the north of the subject property. The library property
is zoned PCF Community Facility District.
The Centre community facility is located to the east of the subject property. The Centre
property is zoned PCF Community Facility District.
The Fox River and the Fox River Trail are located to the west of the subject property. The
river and regional bicycle and pedestrian trail system are zoned CF Community Facility
District.
The proposed mixed-use development will expand the supply of housing available in this
area and will add commercial and restaurant uses that will attract pedestrian orientated
activity into the Center City area.
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
eltbk identifiable trend of development in the area.
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Findings of Fact Planning and Development Commission
Petition 33-06 August 7, 2006
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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.
The subject property is located within Elgin's downtown in an area that has developed with a
mix of retail,office,restaurant,community facility,entertainment and recreational land uses.
The development of rowhomes northeast of the subject property and condominiums and
townhouses further south of the subject property have introduced additional residential land
uses to the mix of land uses in the Center City District. The proposed planned development
is compatible with this trend of development.
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. This zoning district provides for a concentration of
finance,service,retail,civic,office and cultural uses in addition to complementary uses such
as hotels,entertainment and housing. The development standards are intended to encourage
a mix of activity in the area while providing for quality development that maintains a sense
of history, human scale and pedestrian-oriented character.
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.
The subject property is also located in the ARC Arterial Road Corridor. The purpose of the
ARC district is to ensure quality development along the arterial road corridors in the City of
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Findings of Fact Planning and Development Commission
Petition 33-06 August 7, 2006
elk Elgin. The building design should demonstrate high quality architecture on all elevations,
with the use of primarily masonry building materials on the exterior.
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 applicant is requesting departures from the standard requirements of the PCC District.
The proposed establishment of a planned development will allow the construction of the
mixed residential and commercial development.
The purpose of the ARC district is to ensure quality development along the entryway
corridors into the City of Elgin. The tower building will be constructed of brick and will
demonstrate high quality architecture on all elevations. The property will be landscaped with
materials in excess of what the zoning ordinance requires. Pedestrian orientated amenities
will be added on site, including an overhead arcade sign feature and a public plaza accented
with a fountain.
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 "Community Mixed-Use Center" by the City's
Comprehensive Plan and Design Guidelines dated 2005. The proposed planned
development is a mixed-use residential and commercial development in accordance with the
objectives of the comprehensive plan. Furthermore,the project promotes the goals,policies,
and objectives of the Riverfront/Center City Master Plan, dated 2000.
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.
Findings. The subject property is suitable for the intended planned development with
respect to the Natural Preservation Standard.
The subject property contains mature landscaping, including large trees along the south
property line. This landscaping that will be preserved if possible.
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.
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Petition 33-06 August 7, 2006
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Findings. The subject property is suitable for the intended planned development with
respect to the internal land use standard.
The proposed development will be regulated by the terms and conditions of the planned
development ordinances controlling the use and development of this mixed-use residential
and commercial area (PCC District). The proposed planned development ordinance will
prevent undue detrimental influence on the proposed internal land uses and on the
surrounding properties.
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 district is the CC2 Center City District. The applicant is requesting the following
departures from the standard requirements of the CC2 District:
SITE DESIGN DEPARTURES
A. Section 19.35.735(D) Setbacks. In the CC2 zoning district, if a building setback is
provided from an interior lot line,the setback should be a minimum of five feet.The building
pad on Lot 4 is setback one linear foot from the west interior lot line (an 80% departure).
Also note that in the CC2 zoning district,building setbacks are not allowed from a street lot
line,except as approved in a planned development. This planned development does include
building setbacks from the street lot lines.
B. Section 19.35.735(J)Building Coverage. In the CC2 zoning district,the minimum building
coverage for a zoning lot is fifty percent(50%)of the zoning lot area. The building coverage
for Lot 2 in the planned development should,therefore,be a minimum 10,114 square feet of
building area. The proposed building pad on Lot 2 measures approximately 8,525 square feet
in building area (a 16 % departure).
C. Section 19.35.735(I) Building Height. In the CC2 Center City District, the maximum
height of a building should be 80 feet. The proposed building will be 13 stories high and will
include a 16 story tower with an approximate 168 foot height (a 110% departure).
D. Section 19.35.735(L) Ground Level Storefronts. On ground level storefronts within the
CC2 Center City District, all ground level storefronts should be broken into an uneven
number of vertical bays,with all bays having a uniform width. The ground level storefronts
within this development have an even number of bays with varying widths.
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Findings of Fact Planning and Development Commission
Petition 33-06 August 7, 2006
PROPOSED GRAPHICS PLAN
In summary:
The zoning ordinance allows the development to have five freestanding monument style graphics,
with each graphic being a maximum 40 square feet in surface area and a maximum 10 feet in height.
The applicant is proposing that one of the freestanding graphics be 70 square feet in surface area and
14 feet in height.
With regards to shopping center identification graphics, no departures are required.
The zoning ordinance allows up to four subdivision entrance graphics for this development, each
being a maximum of 80 square feet in surface area and 10 feet in height. The applicant proposes to
have three subdivision entrance graphics ranging from 10.5 square feet in surface area with a 2 foot,
4 inch height to 162 square feet in surface area with a 17 foot height.
The zoning ordinance does not limit the number of directional graphics. Based on the ordinance,
directional graphics can be a maximum 2 square feet in surface area. The applicant proposes to have
one 8.8 square foot directional graphic.
Note that flushmounted wall graphics are not addressed in the Sign Plan prepared by the Hitchcock
r' Design Group, dated October 4, 2006. The applicant wants to have flushmounted wall graphics
approved on an individual basis at a later date. These graphics will meet Elgin Municipal Code
ordinance Chapter 19.50 Street Graphics requirements.
The Sign Plan prepared by the Hitchcock Design Group,dated October 4,2006,proposes the
following graphics:
Freestanding Monument Style Graphics
Allowed Surface Area and One 40 S.F. freestanding monument style graphic with a
Maximum Height of maximum height of 10 ft. is allowed per principal
Graphics building.
Number of Graphics and One area map and on site directory graphic, flushmounted
Location of Graphics to a decorative column, located at the entrance to the
development adjacent to the Riverwalk.
Proposed Surface Area Surface Area: 70 S.F.
and Proposed Height of Height: 14 ft.
Graphics
Shopping Center Identification Graphics
Allowed Surface Area and One shopping center graphic per street frontage, each a
Maximum Height of maximum 200 S.F and a maximum 20 foot height, is
Graphics permitted in the NB, AB and CC2 Districts.
Number of Graphics and Sign 1) One monument style graphic adjacent to
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Petition 33-06 August 7, 2006
Location of Graphics Kimball Street;
Sign 2) One monument style graphic at the southwest
corner of North Grove Avenue and Kimball
Street;
Sign 3) One monument style graphic at the end of
North Grove Avenue facing Symphony Way.
Proposed Surface Area Sign 1) Surface Area: 150 S.F
and Proposed Height of Height: 10 ft.
Graphics Sign 2) Surface Area: 172.5 S.F.
Height: 15 ft.
Sign 3) Surface Area: 150 S.F
Height: 10 ft.
Subdivision Entrance Graphics
Allowed Surface Area and One 80 S.F. graphic with a maximum structural height of
Maximum Height of 10 feet is allowed per street corner of a major entrance to
Graphics subdivisions.
Number of Graphics and Sign 1) One graphic placed on the decorative
Location of Graphics arcade feature located over the street
entrance adjoining Kimball Street;
Sign 2 &3) Two "Water Street Place" graphics,
flushmounted on a decorative column,
located at the entrance to the development
adjacent to the Riverwalk.
Proposed Surface Area Sign 1) Surface Area: 162 S.F
and Proposed Height of Height: 17 ft.
Graphics Sign 2 &3) Surface Area of each: 10.5 S.F.
Height of each: 2 ft 4 in.
Directional Graphics
Allowed Surface Area A 2 S.F. graphic may be placed at the exit/entrance of the
planned development.
Number of Graphics and One public information graphic or way finding graphic,
Location of Graphics flushmounted on a decorative column, located at the
entrance to the development adjacent to the Riverwalk.
Proposed Surface Area Surface Area: 8.8 S.F
Landscaping Requirement for Graphics
Landscaping Requirement An area of landscaping is required around the base of a
ground graphic equal to 2.5 square feet for each square foot
of ground graphics area.
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Petition 33-06 August 7, 2006
Landscaping Departure The proposed ground graphics in this planned development
include landscaped areas around the bases of the proposed
graphics but these landscaped areas will not always meet the
size specifications required.
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 proposed development furthers the general goals,policies,
and objectives of the Comprehensive Plan and Design Guidelines and the Riverfront/
Center City Master Plan. These adopted policy documents identify the downtown
Elgin area as a "mixed-use center". The introduction of mixed-use development
projects,including a significant number of residential units,is a key implementation
strategy in the revitalization efforts underway in the downtown area.
2. Zoning District. The proposed PCC District is consistent with the "mixed-use
center" land use designation illustrated on the Land Use Plan Map in the
Comprehensive Plan and Design Guidelines.
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 hereby recommends the approval of Petition 33-06.
On a motion to recommend approval, subject to the following conditions, the vote was five(5)yes
and one (1) no:
1. Substantial conformance to the Statement of Purpose and Conformance,prepared by Peter C.
Bazos, Esq., Schnell, Bazos, Freeman, Kramer, Schuster&Vanek, dated received April 4,
"` 2006.
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Petition 33-06 August 7, 2006
2. Substantial conformance to the "Water Street Place" Preliminary Plat of Subdivision
prepared by Bollinger, Lach & Associates, Inc., dated last revised August 31, 2006.
3. Substantial conformance to the preliminary engineering for Water Street Place,prepared by
Bollinger, Lach & Associates, Inc., dated last revised September 14, 2006.
4. Substantial conformance to the development plans for Water Street Place dated September
27, 2006, prepared by Legat Architects, consisting of a cover sheet, planting plan dated
revised September 20,2006;site amenities plan dated revised September 20,2006;elevation
plans consisting of three (3) pages depicting among other matters view from Fox River,
Water Street view,typical townhouse,aerial view,Grove Street view,west elevation and east
elevation, dated received September 27, 2006, consisting of three(3)pages; floor plans for
basement plan through 16th floor plans for Water Street Place dated August 7, 2006; PD
signage submittal and sign location plan issued October 4,2006,and sign plans dated issued
October 4, 2006, containing sheet title Sign A, Sign B, Sign C and Sign D.
5. Substantial conformance to the graphic elevation drawings contained in the Sign Plan
prepared by the Hitchcock Design Group, dated October 4, 2006. The kiosk sign and
archway sign depicted in such sign plan shall be required by the City of Elgin and shall
constitute street graphics required by law as provided in Section 19.50.120A1 of the Elgin
Municipal Code, 1976, as amended. The specific text and messages in the kiosk sign shall
be limited to way finding and public information as approved by the city's development
administrator.
6. Compliance with the development agreement between the City of Elgin and Water Street
Place LLC dated October 25, 2006.
7. Submission and approval of construction drawings and specifications. All building
elevations shall indicate the design of and material used. Details shall be provided for
cornices, windows and doors, entryways to the townhomes, storefronts and common areas,
landscape features, parking stalls, retaining walls and stairways, and any improvements on
the public right of way, and shall be approved by the Development Administrator.
8. A minimum of 162 public parking spaces shall be provided.
9. Conformance to all other applicable codes, ordinances and requirements of law.
Therefore, the motion to recommend approval of Petition 33-06 was adopted.
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Petition 33-06 August 7, 2006
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Respectfully Submitted,
John Hurlbut, Chairman
Planning and Development Commission
Lauren Pruss, Secretary
Planning and Development Commission
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