G1-14 Ordinance No. G 1-14
AN ORDINANCE
RECLASSIFYING TERRITORY FROM RC3 RESIDENCE CONSERVATION DISTRICT TO
PMFR PLANNED MULTIPLE FAMILY RESIDENCE DISTRICT
(120 and 132 S. State Street—Housing Authority of Elgin)
WHEREAS, the territory herein described has been classified within an RC3 Residence
Conservation District in the City of Elgin; and
WHEREAS, written application has been made to reclassify said territory within a PMFR
Planned Multiple Family Residence District; and
WHEREAS, after due notice in the manner provided by law the Planning & Zoning
Commission conducted a public hearing concerning said application and has submitted its
written findings and recommendations; and
WHEREAS, the City Council of the City of Elgin, Illinois, has reviewed the findings and
recommendations of the Planning & Zoning Commission.
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 September 3, 2013, made by the Planning & Zoning 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 PMFR Planned Multiple Family Residence District,
the following described property:
Parcel 1
That Part Of Lot 11 Of William C. Kimball's Addition To Elgin, Described As Follows;
Commencing At The Northeast Corner Of Said Lot, Thence Southeasterly Along The
Easterly Line Of Said Lot 128.04 Feet For The Point Of Beginning; Thence
Southwesterly, Parallel With The Northerly Line Of Said Lot, 291.06 Feet; Thence
Northerly Parallel With The Easterly Line Of Said Lot, 128.04 Feet To The Northerly
Line Of Said Lot; Thence Westerly, Along Said Northerly Line, 19.80 Feet; Thence
Southerly At Right Angles To Said Northerly Line, 128.04 Feet; Thence Westerly,
Parallel To Said Northerly Line, B66 Feet; Thence Southerly At Right Angles To The
Last Described Course, 91.08 Feet; Thence Westerly At Right Angles To The Last
Described Course, 22.50 Feet; Thence Southerly At Right Angles To The Last Described
Course, To The Southerly Line Of Said Lot, Thence Easterly Along Said Southerly Line
To An Angle In Said Southerly Line; Thence Northeasterly Along Said Southerly Line,
76.56 Feet To A Point 291.05 Feet Southwesterly From The Southeast Corner Of Said
Lot; Thence Northwesterly Parallel With The Easterly Line Of Said Lot, 66 Feet; Thence
Northeasterly Parallel With The Southeasterly Line Of Said Lot, 291.06 Feet To The
Easterly Line Thereof, Thence Northwesterly Along Said Easterly Line 201.96 Feet To
The Point Of Beginning In The City Of Elgin, Kane County, Illinois.
Parcel 2
The Northerly 19 Feet Of The Easterly 193.60 Feet Of Lot 10 And The Southerly 66 Feet
Of The Easterly 291.06 Feet Of Lot 11, All In William C. Kimball's Addition To Elgin,
In The City Of Elgin, Kane County, Illinois
(Property commonly known as 120 and 132 S. State Street).
Section 3. That the City Council of the City of Elgin hereby classifies the subject
property in the PMFR Planned Multiple Family District in accordance with the following
provisions:
A. Purpose and Intent. The purpose and intent of this PMFR zoning district is to
provide a planned environment for senior rental apartment dwelling units for the
elderly and near elderly, subject to the provisions of Chapter 19.60 Planned
Developments of the Elgin Municipal Code, 1976, as amended.
B. Supplementary Regulations. Any word or phrase contained herein, followed by
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, 1976, as amended. The exclusion of such symbol
shall not exempt such word or phrase from the applicable supplementary
regulation.
C. General Provisions. In this PMFR zoning 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, 1976, as amended.
D. Zoning Districts - Generally. In this PMFR zoning 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, 1976, as amended.
E. Land Use. In this PMFR zoning 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 in this PMFR zoning district:
Permitted uses. The following enumerated land uses shall be the only land uses
allowed as permitted uses in this PMFR zoning district:
Residence Division.
1. "Dwelling, Multiple-family" [SR] (UNCL).
2. "Residential garage sales" [SR] (UNCL).
3. "Residential occupations" [SR] (UNCL).
4. "Residential parking areas" [SR] (UNCL).
5. "Residential storage" [SR] (UNCL).
Offices Division
6. "Office" [SR] but only for the Housing Authority of Elgin, or any future
owner or operator of the senior housing facility established within this
PMFR zoning district.
Construction Division.
7. "Contractors office and equipment areas" [SR] (UNCL).
Transportation, Communication, and Utilities Division.
8. "Radio and television antennas" [SR] (UNCL).
9. "Satellite dish antennas" [SR] (UNCL).
10. "Treatment, transmission, and distribution facilities: poles, wires, cables,
conduits, laterals, vaults, pipes, mains, and valves" [SR] (UNCL).
Miscellaneous Uses Division.
11. "Fences and walls" [SR] (UNCL).
12. "Signs" [SR] (UNCL), subject to the provisions of Chapter 19.50, Signs.
13. "Temporary uses" [SR] (UNCL).
14. "Accessory uses" [SR] (UNCL), to the permitted uses allowed in this
PMFR zoning district, subject to the provisions of Section 19.10.100,
Component Land Uses.
F. Site Design. In this PMFR zoning district, the use and development of land and
structures shall subject to the provisions of Section 19.12, Site Design, and
Section 19.25.700 et seq., MFR Multiple-Family Residence District, of the Elgin
Municipal Code, as amended, except:
1. Two (2) principal buildings are permitted on the zoning lot whereas
Section 19.12.300.E. would limit the number of principal buildings upon
this zoning lot to one (1).
2. The new building may be setback from the State Street lot line thirty (30)
feet whereas Section 19.12.400.A. would require a fifty-seven (57) foot
setback from the State Street lot line.
3. The new building may be approximately seven (7) feet from the southern
driveway (that driveway which connects to State Street) whereas Section
19.12.400.D. would require a 20-foot setback.
4. The allowable density is one (1) dwelling unit per approximately 674
square feet of land area whereas Section 19.25.735.B. would require at
least 5,000 square feet for every one (1) dwelling unit.
5. The interior vehicle use area setback along the south lot line may be
reduced to five (5) feet whereas Section 19.25.735.E.2.b. would require
six (6) feet.
6. The allowable residential floor area may be approximately 138,000 square
feet whereas Section 19.25.735H. would limit the residential floor area to
34,814 square feet.
In this PMFR zoning district, the use and development of land and structures shall
also be in substantial conformance with the following documents:
1. The application and statement of purpose contained within the following
documents:
a. Application form and signed consent and disclosure submitted by
the Housing Authority of Elgin dated received on August 20, 2013.
b. Project narrative prepared by Excel Engineering dated August 5,
2013.
2. Development plan entitled "New Six Story Building for: The Housing
Authority of Elgin," consisting of the following documents prepared by
Excel Engineering:
a. Site Plan, floor plans, massing studies, dwelling unit and parking
summary (dated September 3, 2013)
b. Building Elevations and Views (dated December 10, 2013)
C. Schematic Landscape Plan and freestanding signage proposal
(dated September 3, 2013)
d. Street view looking Northwest (dated December 10, 2013)
3. Preliminary Engineering and Site plans entitled "Proposed Senior Housing
for Elgin Housing Authority," consisting of the following drawings,
prepared by Excel Engineering:
a. Sheet C1.0 — Civil Cover and Specifications Sheet (dated August
5, 2013 and last updated August 27, 2013)
b. Sheet C1.1 — Existing Site and Demolition Plan (dated August 5,
2013 and last updated August 27, 2013)
C. Sheet C1.2 —Site Plan (dated December 12, 2013)
d. Sheet C1.3 — Grading, Utilities and Erosion Control Plan (dated
August 5, 2013 and last updated August 27, 2013)
G. Supplementary Regulations. In this PMFR zoning district, the use and
development of land and structures shall also be subject to the following
supplementary regulations:
1. The purpose and intent of this PMFR zoning district is to provide senior
rental apartment dwelling units for elderly or near elderly persons and
elderly and near elderly families. An elderly person is a person who is at
least sixty-two years old. A near elderly person is a person who is at least
fifty years old, but less than sixty-two years old. An elderly family means
a family whose head, spouse, or co-head is at least sixty-two years old. A
near elderly family means a family whose head, spouse, or co-head is at
least fifty years old, but less than sixty-two years old. Only elderly and
near elderly persons, or elderly or near elderly families may occupy rental
units on the property. No rental unit on the property shall be occupied by
any person under the age of twenty-two. Guests are defined as a person
temporarily staying in a rental dwelling unit with the consent of a tenant or
other member of the household who has express or implied authority to so
consent on behalf of the tenant. Guests shall be required to register with
the Owner and to the extent permitted by law the duration a guest can
remain in a rental dwelling unit is no longer than fourteen (14) consecutive
days or a total of thirty (30) cumulative calendar days during any twelve
month period.
2. The Housing Authority of Elgin, or any future owner or operator, and/or
assigns of the senior housing facility established by or within this PMFR
zoning district (all such entities are hereinafter collectively referred to as
the "Owner"), shall contract with and shall call and otherwise utilize a
qualified private ambulance service to provide for all non-emergency
medical transportation to and from the facility. For the purposes of this
section, terms shall be defined as provided in the Emergency Medical
Services (EMS) Systems Act at 210 ILCS 50/1, et seq. "Emergency"
means a medical condition of recent onset and severity that would lead a
prudent layperson, possessing an average knowledge of medicine and
health, to believe that urgent or unscheduled medical care is required.
(210 ILCS 50/3.5, as amended). "Non-Emergency Medical Services" means
medical care or monitoring rendered to patients whose conditions do not
meet the definition of an emergency, before or during transportation of
such patients to or from health care facilities visited for the purposes of
obtaining medical or health care services which are not emergency in
nature, using a vehicle regulated by the Emergency Medical Services
Systems Act. (210 ILCS 50/3.5, as amended). The Owner and/or operator
of the property shall provide the Fire Chief each year a copy of such a
contract with a qualified private ambulance service providing for all non-
emergency medical transportation to and from the property.
3. Off-street parking on the subject property shall be regulated by the Owner
by issuing resident parking passes to be displayed in resident vehicles. No
more than one resident parking pass shall be issued per dwelling unit on
the subject property.
4. The Owner shall make available at least two (2) off-street parking spaces
for car-sharing, even if such vehicles are provided by a third party. The
Owner shall collect no compensation from such third party to provide
these car-sharing services, such third party is not precluded from requiring
compensation from persons for the use of their services, and the car-
sharing services are not limited to use only by persons living or working
on site.
5. With the exception of the offices for the Housing Authority, no non-
residential occupant or tenant space is permitted to have a street graphic.
6. No architectural, building, or landscaping or other form of"up-lighting" is
permitted on the north, west, and south sides of the building.
7. Any new site lighting shall be directed and shielded such that the light
source is not visible from any off-site location.
8. Compliance with all other applicable codes and ordinances.
H. Off-street Parking. In this PMFR zoning district, off-street parking shall be
subject to the provisions of Chapter 19.47, Off-street Loading, of the Elgin
Municipal Code, 1976, as amended.
I. Off-street Loading. In this PMFR zoning district, off-street loading shall be
subject to the provisions of Chapter 19.47, Off-street Loading, of the Elgin
Municipal Code, 1976, as amended.
J. Signs. In this PMFR zoning district, signs shall be subject to the provisions of
Chapter 19.50, Signs, of the Elgin Municipal Code, 1976, as amended, except that
the maximum surface area for a monument graphic is increased from 40 square
feet to 83 square feet.
K. Planned Developments. In this PMFR zoning district, the use and development
of the land and structures shall be subject to the provisions of Chapter 19.60,
Planned Developments, of the Elgin Municipal Code, 1976, as amended.
L. Conditional Uses. In this PMFR zoning district, application for conditional uses
shall be subject to the provisions of Chapter 19.65, Conditional Uses, of the Elgin
Municipal Code, 1976, as amended.
M. Variations. In this PMFR zoning district, application for variation shall be
subject to the provisions of Chapter 19.70, Variations, of the Elgin Municipal
Code, 1976, as amended.
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, of the Elgin
Municipal Code, 1976, as amended.
Section 4. In the event of any conflict between the specific and express provisions of this
ordinance and the documents and plans referred to in this ordinance, the specific and express
provisions of this ordinance shall supersede and control.
Section 5. That this ordinance shall be full force and effect immediately after its passage
in the manner provided by law.
David J. Ka n, yor
Presented: January 8, 2014
Passed: January 8, 2014
Vote: Yeas: 6 Nays: 3
Recorded: January 8, 2014
�NBS�HIIS
Published: January 10, 2014 '
Attest:
Kimberly Dewis, ity er
September 3, 2013
PLANNING AND ZONING COMMISSION
Recommendation and Findings of Fact
Planning and Zoning Commission City of Elgin
OVERVIEW
The Housing Authority of Elgin requests a Map Amendment and Planned Development approval to
allow for the construction of a new six story residential building to accommodate affordable senior
housing.
GENERAL INFORMATION
Petition Number: 08-13
Recommendation: APPROVE
Requested Action: Map Amendment as a Planned Development
Current Zoning: RC3 Residence Conservation District
ARC Arterial Road Corridor Overlay District
Proposed Zoning: PMFR Planned Multiple Family Residence District
Existing Uses: Multiple Family Residences within an Eleven Story Building and
Vacant Three-Story Residence
Proposed Use: Multiple Family Residences within an Eleven Story Building and a
New Six-Story Building
Property Location: 120 and 132 South State Street
Applicant and Owner: The Housing Authority of Elfin
Staff Coordinator: Sarosh Saher, AICP, Senior Planner
LIST OF EXHIBITS
A. Aerial Photo/Location Map
B. Zoning Map
C. Parcel Map
D. Site Photos
E. Application, Statement of Purpose and Development Plan
Exhibit A
Findings of Fact Planning and Zoning Commission
Petition: 08-13 September 3, 2013
F. Draft Zoning Ordinance
G. Related Correspondence
BACKGROUND & PROJECT DETAIL
An application has been filed by The Housing Authority of Elgin (HAE), requesting approval to rezone
the properties located at 120 and 132 South State Street. The current residential zoning of the property
does not allow the proposed development to be contemplated on the property. The applicant is therefore
requesting a map amendment to a PMFR Planned Multiple Family Residence District to be able to
complete the development as proposed.
HAE proposes to rehabilitate and reconfigure the residential units within the 150-unit, eleven-story
building containing affordable senior housing. The reconfiguration will involve the conversion of 100
studio apartments currently located within the existing building to 50 one-bedroom apartments to create
a more livable environment for the residents. HAE also proposes to demolish the existing three-story 8-
unit frame residential structure to the south on the property currently known as 132 South State Street,
and develop a new six-story mid-rise building containing 60 new studio, one- and two bedroom
affordable senior apartments. The ground level will house the HAE central offices and a retail space for
lease. The unit mix will also include fourteen market rate apartment units within the new building. The
new development and rehabilitation will increase the unit count from 150 units within the existing tower
to 164 units within the existing tower and new building. All units within both buildings will be designed
to be fully accessible, energy efficient, individually metered, and occupant controlled.
The building on the property has been designed to project a character of contemporary market-rate
housing. Its physical characteristics are designed to reduce its impact on State Street as well as on
adjacent residential homes to the south. The east elevation facing State Street is designed with a four-
story fagade that is divided into four vertical bays that are delineated not only through the rhythm and
pattern of openings, but also with changes in the massing, materials, textures, colors, and the use of
features such as balconies that break up the monotony of the fagade.
The character of delineating the fagade into multiple bays is carried throughout the four sides of the
building, all of which are visible to users and passers-by of the property. The character of non-residential
retail and office space on the ground floor is depicted through the use of larger windows giving it a
"storefront" or commercial character. The various materials proposed to be used on the facades include
brick masonry, fiber cement siding in two spacing details, and fiber cement block in a horizontal pattern.
The higher stories of the building are located towards the rear of the building in two steps up from the
four-story State Street fagade to accommodate the proposed number of units within the building. The
roof surfaces resulting from the stepping back of the fagade will be developed with amenities for the
residents with roof top gardens and outdoor terraces.
The southwest corner bay of the building is designed as an accent compared to the rest of the building
elevations with a sloping roof, building sign and bolder color scheme. The horizontal pattern of material
color is carried through on the fagade of the fifth and sixth stories. The main entrance to the building is
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Findings of Fact Planning and Zoning Commission
Petition: 08-13 September 3, 2013
located on the south side and is announced by a large canopy over-hanging the entryway so as to
increase its visibility from the street.
The site is proposed to be landscaped with amenities such as courtyards and water fountains. Landscape
material will be planted in the form of trees, shrubs and perennial plantings around the foundation of the
new building, as well as within the courtyards and around newly established vehicle use areas.
Stormwater facilities are proposed to be constructed in the form of an underground detention system
located within the parking lot immediately to the rear of the new building, and will be designed to
accommodate the run-off from the entire property.
FINDINGS OF FACT
After due notice, as required by law, the Planning & Zoning Commission held a public hearing in
consideration of Petition 08-13 on September 3, 2013. The applicant testified at the public hearing and
presented documentary evidence in support of the application. The Community Development
Department submitted a Map Amendment Review, dated September 3, 2013.
The Planning & Zoning Commission has made the following findings regarding this application against
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 amendment to the zoning district with respect
to the site characteristics standard.
The subject property is irregularly shaped containing approximately 2.54 acres of land on two
parcels. The northerly parcel comprising of approximately 2 acres is improved with the existing
eleven-story building containing the offices and rental residential apartment dwelling units of the
Housing Authority of Elgin, as well as the paved vehicle use areas in the form of the existing
parking lot and access driveways. The unpaved areas of the parcel located primarily along the
easterly portion comprise of lawns with berms and trees dispersed within the grass area.
The southerly parcel comprising of approximately 0.5 acres is currently improved with a three
story vacant residential building, an access driveway and parking area located at the rear of the
building. The rear of this parcel contains trees located within the unpaved area of the property.
The property is relatively flat with a gentle downward slope towards the westerly (rear) portion.
Elevations on the site range from a high point of 772 feet around the southeasterly portion of the
site to a low point of 760 feet along the westerly and southwesterly portion of the site, for a
maximum relief of 12 feet.
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Findings of Fact Planning and Zoning Commission
Petition: 08-13 September 3, 2013
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 amendment to the zoning district with respect
to the sewer and water standard.
The subject property is served with municipal sanitary sewer and water systems.
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
Off-
designed to minimize traffic congestion.
Findings. The subject property is suitable for the amendment to the zoning district with respect
to the traffic and parking standard.
The subject property has frontage along State Street (IL Route 31) along its east lot line. The
primary access point to the property is provided from State Street. The southerly 0.5 acre parcel
also has access to State Street and was established when the parcel was an independent zoning
lot. State Street is a regional arterial street serving Elgin and the communities located to the north
and south of Elgin. The two existing access points will be removed and replaced with a new
primary access point that will be located at the southerly end of the development.
The subject property has one additional point of access from Locust Street located to the north.
This secondary access to the property from the north is provided through shared access with the
residential apartment building to the north. Locust Street is a local collector street serving the
residential streets within the southwest neighborhood.
Parking will be provided in conformance with the Off-Street Parking Ordinance. The property
currently contains 70 vehicular parking stalls, including six accessible stalls. The parking
calculations for the new development are based on a requirement of 1 stall per 2 dwelling units
for elderly public housing amounting to 82 stalls (164 units x 0.5), plus 20 additional stalls for
employees and visitors, for a total of 102 stalls. The new development will add 33 new parking
stalls including 8 accessible stalls for a total of 103 parking stalls proposed on the 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.
Findings. The subject property is suitable for the amendment to the 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 annexed to Elgin in 1845 as part of William C. Kimball's Addition to
Elgin. In 1927, the property was zoned "B" and "C" Residential District. The property was
Page 4 of 10
Findings of Fact Planning and Zoning Commission
Petition: 08-13 September 3,2013
reclassified to RC3 Residence Conservation District as part of the comprehensive amendment to
the zoning ordinance in 1992.
The property was originally developed with three single-family homes similar in character to
those located further south along State Street. The eleven-story building on the property was
constructed in 1969 for the Housing Authority of Elgin's "High-rise Apartments for the Elderly,"
and is currently known as Central Park Tower. It should be noted that the building located to the
north at 104 South State Street; known as "Westwind Tower High-rise for the Elderly" was
completed in 1974. Even through this project is designed in the same architectural style as that of
the Central Park Tower it was constructed independently of the Housing Authority of Elgin.
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 amendment to the zoning district with respect
to consistency and compatibility with surrounding land use and zoning.
The areas to the north and northwest are zoned RC3 Residential Conservation District and are
developed with multi-story residential apartment buildings with frontage along State Street, and
single-family homes within the southwest neighborhood. The area to the south is also zoned RC3
Residence Conservation District and is improved with multiple-unit dwellings that were
originally developed as single-family homes. The properties to the east and west are zoned CF
Community Facility District. The property to the west comprises of the campus of St. Edwards
Central Catholic High School and that on the east comprises of a single family home, open space
owned and maintained by the City of Elgin, and the railroad rights-of-way of the Union Pacific
Railroad and the RTA (Metra).
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 amendment to the zoning district with respect
to consistency with an existing pattern of development or an identifiable trend within the area.
The subject property is located at the edge of a mature residential neighborhood with a mix of
high-rise apartment buildings, single-family residences and a school, all within walkable distance
of downtown Elgin.
G. Planned Development 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 applicant is requesting rezoning of the entire property through approval of a planned
development within a PMFR Planned Multiple Residence District. The purpose and intent of the
provision of planned developments is to accommodate unique development situations. For
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Findings of Fact Planning and Zoning Commission
Petition: 08-13 September 3, 2013
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; and
3. The preservation of significant natural features including topography, watercourses,
wetlands, and vegetation.
Findings. The subject property is suitable for the intended zoning district with respect to
conformance to the provision for the purpose and intent, the location and size of MFR Multiple
Family Residence District.
The proposed map amendment is in substantial conformance with the purpose and intent of the
planned development provisions of the ordinance. The map amendment to a PMFR Planned
Multiple family Residence District will allow the property continue to operate as a high density
residential development.
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 amendment to the zoning district with respect
to the Comprehensive Plan Standard.
The property is designated as Urban/Traditional Residential in the adopted 2005 Comprehensive
Plan and Design Guidelines. The Urban/Traditional Residential designation is suitable for any
area where urban density land use, including detached and attached single family homes, and
higher density multiple family dwellings exists or is desired. These areas generally include that
part of the community that developed between the 1850's and early 1960's, but are also
recommended around the mixed use centers and along the transportation corridors identified on
Figure 3.4 Land Use Plan. Appropriate locations offer neighborhood access to local, collector
and arterial roads, access to water and sanitary sewer systems, and proximity to public safety
services. The provision of park and open space is encouraged to provide opportunities for
recreation and access to bicycle and pedestrian trail networks. Other uses allowed in this
category may include neighborhood commercial centers, churches, and schools in locations
deemed appropriate by the City.
I. 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 amendment to the planned development with
respect to the Natural Preservation Standard.
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Findings of Fact Planning and Zoning Commission
Petition: 08-13 September 3, 2013
There are no significant natural features including topography, watercourses, or wetlands located
on the property. The existing vegetation on the property includes a total of 34 trees currently
maintained by the HAE. Of these, 7 trees are located at the northerly and easterly portion of the
property with a diameter at breast height (DBH) of between 18 and 28 inches. To accommodate
the proposed development, the applicant proposes to remove three trees on the northeast portion
of the property with a DBH of between 20 and 24 inches. The condition of these trees ranges
from excellent to fair. However, the more prominent trees that are readily visible from the street
ranging in DBH from 20 to 28 inches are proposed to be maintained.
The remaining 27 trees are located along the southerly and easterly portion of the property and
range in DBH of less than 10 inches to 21 inches. The applicant proposes the removal of 7 trees
with a DBH of between less than 10 inches to 21 inches. The condition of these trees ranges
from excellent to poor. The trees not affected by any change in development on the site will
continue to remain on the site.
The applicant proposes to add six new evergreen and deciduous trees and a variety of shrubs
throughout the property, and proposes to meet the replacement requirements of the tree
ordinance.
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 amendment to the 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.
PLANNED DEVELOPMENT DEPARTURES AND EXCEPTIONS
A planned development may be granted certain departures from the normal standards, regulations,
requirements, and procedures of the Elgin Zoning Ordinance and Subdivision Ordinance. The applicant
is requesting zoning classification within a PMFR Planned Multiple Family Residence District. For the
purposes of this section,the most similar zoning district is the MFR Multiple Family Residence District.
The purpose of the PMFR Planned Multiple-Family Residence District is to provide a planned urban
residential environment for multiple-family dwellings. However, when the classification was created
during the comprehensive amendment to the zoning ordinance in 1992, the provisions contemplated
multiple family residential development in the form of low density townhouse development consisting
of approximately four to six units per building ranging in height from two to four stories. The departures
Page 7 of 10
Findings of Fact Planning and Zoning Commission
Petition: 08-13 September 3, 2013
being requested by the subject project would allow for development that is of a density that has been
demonstrated by a number of approved projects within the urban environment of Elgin.
The applicant is requesting the following departure from the standard requirements of the MFR Multiple
Family Residence District:
• Section 19.12.300.E: Principal Buildings per Zoning Lot. The zoning ordinance allows only
one principal building per zoning lot within residential zoning districts. The proposed planned
development contemplates a total of 2 principal buildings on the zoning lot.
• Section 19.12.400.D: Setbacks from a Private Street or Driveway. The zoning ordinance
requires a minimum building setback of 20 feet from a private street or driveway. The applicant
is proposing a minimum setback of 7 feet from the proposed private drive along the southerly
portion of the property.
• Section 19.25.735.B: Lot Area (based on Gross Density). In the MFR Multiple Family
Residence District, the minimum allowable density is one dwelling unit per 5,000 square feet of
land area. The applicant is proposing a density of one dwelling unit per 674 square feet square
feet of land area. It should be noted that the current density of the site is 586 square feet per
dwelling unit. With the addition of the parcel to the south to accommodate the proposed
development,the density of the site will decrease by 88 square feet per dwelling unit.
• Section 19.25.735.E: Street Setbacks. In the MFR Multiple Family Residence District, a 50
foot setback is required from an arterial street, while the average street setback along State Street
is 57 feet. The applicant is proposing a 30 foot setback from State Street. It should be noted that
on the block on which the subject property is located, there are 3 additional buildings that are
built with a 30 foot street setback. The applicant has proposed to mitigate the impact of the
reduced setback by stepping down the building as it gets closer to the street.
• Section 19.25.735.H: Residential Floor Area. In the MFR Multiple Family Residence District,
the maximum allowable residential floor area is 34,813.8 square feet. The total floor area
proposed within the two buildings is approximately 138,000 square feet.
• Section 19.25.735.E.2.b: Vehicle Use Area Interior Setback. In the MFR Multiple Family
Residence District, the minimum vehicle use area interior setback is 6 feet. The applicant is
proposing a minimum setback of 5 feet for the driveway proposed along the southerly portion of
the property. The area within the setback will be landscaped with trees, shrubs and perennial
plantings.
• 19.50.070.D.3.a: Maximum Surface Area of Monument Graphics. The maximum surface
area of monument graphics is determined by the speed limit of the public roadway adjoining the
yard within the zoning lot on which the graphic is located. The speed limit of State Street along
the frontage of the subject property is 30 miles per hour. The zoning ordinance allows for a sign
no greater than 40 square feet. The applicant is requesting approval to install a monument
graphic with a total surface area of 82.66 square feet.
Page 8 of 10
Findings of Fact Planning and Zoning Commission
Petition: 08-13 September 3, 2013
UNRESOLVED ISSUES
Staff is not aware of any unresolved issues.
ALTERNATIVES
There are no substantive alternatives to the proposal other than an approval with no conditions, approval
with additional conditions, or denial.
RECOMMENDATION
On the issue of the request for rezoning and approval of a planned development of the subject property,
the Planning and Zoning Commission recommended approval, with a vote of five (5) yes, zero (0) no
and one (1) abstention, and subject to the following conditions:
1. Substantial conformance with the application and statement of purpose contained within the
following documents:
a. Application form and signed consent and disclosure submitted by the Housing Authority
of Elgin dated received on August 20, 2013.
b. Project narrative prepared by Excel Engineering dated August 5, 2013.
2. Development plan entitled "New Six Story Building for: The Housing Authority of Elgin,"
consisting of the following documents prepared by Excel Engineering dated September 3, 2013_
a. Site Plan, floor plans, massing studies, dwelling unit and parking summary
b. Building Elevations and Views
C. Schematic Landscape Plan and freestanding signage proposal
d. Street view looking Northwest
3. Preliminary Engineering and Site plans entitled "Proposed Senior Housing for Elgin Housing
Authority,"consisting of the following drawings,prepared by Excel Engineering dated August 5,
2013 and last updated August 27, 2013.
a. Sheet C 1.0—Civil Cover and Specifications Sheet
b. Sheet C1.1 —Existing Site and Demolition Plan
C. Sheet C1.2— Site Plan
d. Sheet C1.3 —Grading, Utilities and Erosion Control Plan
4. The residential units within the existing eleven story building and the proposed six story building
will be restricted for use by persons at or above 50 years of age. Residency within the each unit
will be limited to a maximum of two individuals, one of whom may be permitted to reside within
the unit as a live-in aid, with doctor's approval and permission of the Housing Authority of
Elgin. The designation and use of the residences on the subject property as "Senior Housing"
shall remain following the 15-year compliance period required for the use of tax credits for the
construction of the proposed building.
5. Compliance with all other applicable codes and ordinances.
Page 9 of 10
Findings of Fact Planning and Zoning Commission
Petition: 08-13 September 3, 2013
Respectfully Submitted,
s1
Sarosh Saher,AICP
Senior Planner
Page 10 of 10
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Subject Property
120-132 S State St
Petition 08-13
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IN,
0614476020
0614476023
EXHBIlT C Parcel Map
City of Elgin 0 30 50 120 180 240
Department of Community Development F=t
SITE LOCATION EXHIBIT
120 South State Street
Petition 08
Site Location
Perspective View
1
•
4 ..tea
SITE LOCATION EXHIBIT
120 South State Street
Petition 08-13
Site Pictures - 1
SITE LOCATION EXHIBIT
120 South State Street
Petition 08-13
i
View of Tower from State Street(East) View of Tower from South
R 1
IF' 1
View of building at 132 S State from rear(west) View of St.Edwards high School ball field(to the south)
View of existing signage View of existing parking lot at the rear
Additional Site Pictures - 2
SITE LOCATION EXHIBIT
120 South State Street
Petition 08-13
View of homes to the south of subject property View of 138-140 S.State Street
View of 148-148 S.State Street View of 150 S.State Street
Additional Site Pictures - 3