Zoning & Planning Commission Report

Case # 17P-04 & 5

Downtown Rezoning
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residentialdensity,increasedbuildingheight,reducedresidentialparkingrequirements,andreduced
buildingsetbacksforstructuresthatexceededfortyfive(45)feet.

BasedonarecommendationbytheDPZCommittee,theCityCouncilhiredHousealLavigneAssociatesto
prepareanupdatetothe2006DowntownPlan.TheDPZCommitteerequestedtheZ&PCommissionto
facilitatethecollectionofstakeholderinputandholdpublichearingsforanupdatedDowntownplan.
TheDPZspecificallyrequestedtheZ&PCommissionreviewbuildingheight,residentialdensity,
residentialparking,andsetbackrequirementsintheDowntownarea.

InAprilof2015,theZ&PCommissionheldaworkshoptokickofftheprocessofupdatingthe
DowntownPlan.TheZ&PCommissionemphasizedtheimportanceofstakeholderinputandagreedto
thefollowinginformationgatheringtools:

May1112,2015:DowntownFocusGroupsbusinessowners,propertyowners,brokers,
residentialandcommercialdevelopers,ElmhurstCollegestudents,longtermandnewresidents
alongwithkeystakeholderinterviews.

May28,2015:DowntownCommunityWorkshop.

May2015toJune2016:Communityoutreachthruwebsite,surveyandsMap.

SummerthroughFall2015:Assessed2006DowntownPlanandthecurrentZoningOrdinance
andMaptodetermineweak,problematic,andoutdatedcomponents.

January7,2016:OpenhousetopresentDraftDowntownPlantothecommunity.

February25,2016:PublicHearingonupdatedDraftDowntownPlan.

April25,2016:Z&PCommissionrecommendedtheCityCouncilapprovetheDowntownPlan.

April26,2016: ElmhurstEconomicDevelopmentCommissionendorsedDowntownPlanand
encouragestheCityCounciltomovequicklytoupdatetheCityszoningcodetoalignwiththe
Plan.

May11,2016: ElmhurstChamberofCommerceandIndustryendorsedDowntownPlan.

TheElmhurstCityCouncilapprovedOrdinanceO472016inJune2016adoptingthenewrevised
DowntownPlanwhichaimstocreateaunique,exciting,andvibrantpedestrianorientedDowntown
atmosphere.Bydefinition,Downtownshouldlookandfeeldifferentthantherestofthecommunity.A
mixoflanduses,tallerbuildings,publicart,interestingarchitecture,publicspaces,andentertainment
anddiningoptionsareallvitalpiecesoffosteringthatatmosphere.Atthecore,allofthePlans
recommendationssupportandreinforcethenotionthatDowntownshouldbeaspecialplaceforallto
enjoy(p51).
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Downtown Rezoning
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Elmhursthaslongutilizedtheprinciplesoftransitorienteddevelopment(TOD)initsdowntown
planning.TheimportanceofTODinDowntownElmhurstistorecognizethestrongandmutually
reinforcingrelationshipbetweenmultimodaltransitfacilitiesandredevelopmentpossibilities.Residential
andcommercialdevelopmentisdrawntoDowntownElmhurstinpartduetoitstransitaccessibility.
StrongmultimodaltransitservicesarealsoimportanttotheDowntownbusinesscommunityand
Elmhurstcommuterpopulation.Thecommuterreliesnotonlyonthestationforaccesstoemployment,
butoftenutilizesretailandserviceproximateandconvenienttothedowntownalongtheirdaily
commuterroute.TransitOrientedDevelopmentprinciplescanbeorganizedaroundthethree
dimensions,orthe3Dsoftransitorienteddevelopment.Theyinclude:Density,Design,andDiversity
(p70).

ImplementationoftheDowntownPlan
AchapterinthenewDowntownPlan,titledRegulatoryStrategiesFramework,identifiesspecific
sectionsoftheCityzoningordinancethatshouldbechangedinordertofacilitatetherecommendations
oftheupdatedElmhurstDowntownPlan(pp.143147).

TheZoningandPlanningCommissionreviewedtheElmhurstZoningOrdinancewithrespecttothe
recommendedchangesoutlinedintheRegulatoryStrategiesFrameworkchapteronthreeoccasions:
August25,September8andSeptember22,2016.Amajorfocusofthediscussionsrevolvedaroundthe
Development,Planning,andZoningCommitteesrecommendationtoaddressDensity,Height,Parking,
andSetbacks.
(Note:NotallofthestrategiesoftheRegulatoryFrameworkChapterarebeingimplementedatthis
time.)

Four(4)MajorThemesoftheDowntownRezoningEffort(Background)

1. Density
2. BuildingHeight
3. Parking
4. Setbacks

1. Density

OverthepasttwodecadestheCityhasprocessednumerousdowntowndevelopmentprojectswith
requestsforvariationstoallowdensitieshigherthantheallowed29dwellingunitsperacre.

RecentresidentialdevelopmentsinDowntownElmhurstthathavebeenthesubjectofanapplicationfor
zoningreliefhavethefollowingdensities:

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CrescentCourt 40DwellingUnits/Acre
MuseumSquare 58DwellingUnits/Acre
MarketSquare 44DwellingUnits/Acre
HahnStreet 87DwellingUnits/Acre
WilderCrossing 85DwellingUnits/Acre(approvedbutnotconstructed)
Opus(underconstruction) 130DwellingUnits/Acres

TheCommissionreviewedtheconceptofusingminimumunitsizeratherthandwellingunitsperacreof
buildingsite.Theconceptofminimumunitisthatabuildingcanbebuiltonapropertyofgivensizewith
amaximumbuildingheightandminimumparkingrequirements.Ifthebuildingisabletomeetall
applicablecoderequirementsforminimumunitsize,minimumparkingrequirements,minimum
ingress/egresshallways/paths,etc.,thenthenumberofunitswillvarybasedonwhichunittypes
(studios,onebedroom,etc.)aredesired.Inotherwords,thiswouldallowthemarkettodrivetheunit
types,whiletheZoningOrdinancecontrolsthebulkofthebuilding.

2. BuildingHeight

Transitorienteddevelopment,orTOD,isatypeofcommunitydevelopmentthatincludesamixtureof
housing,office,retailand/orotheramenitiesintegratedintoawalkableneighborhood,locatedwithina
halfmileofqualitypublictransportation.TheCommissiondiscussedthebenefitsofhavingmasstransit
intheDowntown,andtheeffectsofmarketdemandsandhowchangesincommunitydemographics
presenttheopportunitytoincreasedensityandthevibrancyoftheCentralBusinessDistrict.

TheCommissiondiscussedtheimportanceofnewdevelopmentmeetingmarketdemands,allowingfor
successfuldevelopment.Thediscussionofbuildingheightfocusedonwhatisanappropriateceiling
heightinretailandresidentialunitsalongwithconstructability.

TheCommissionalsorecognizedtheimportanceofallowingthetallestbuildingsinthecoreofthe
CentralBusinessDistrictandtransitioningheightastheCBDmovestowardstheresidentialdistrictsthat
surroundthedowntown.

ThecurrentbuildingheightsinC4andC4Aareasfollows:
4storiesor45feet
5storiesor55feet
6storiesor65feet
7storiesor75feet
8storiesor90feet

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3. Parking

TheCityofElmhurstwasoneofthefirstsuburbancommunitiestonotrequireoffstreetparkingfor
commercialandofficeusesinthedowntownarea.Today,thetrendinurbanandsuburbandowntowns
istohavenooffstreetparkingrequirementor,insomecases,offstreetparkingmaximums.

Overthepasttwodecadestheparkingrequirementfordowntownresidentialuseswasreducedfrom
2.5spacesperunitto2spacesperunitinresponsetothereduceddemandforresidentialparkingin
TransitOrientedDevelopmentAreas.TheApplicantswhohaverequestedparkingreliefoverthepast
twodecadeshavebeenabletoprovidesufficientevidencetoindicatethattheactualparkingneedisin
therangeof1.0to1.5parkingspacesperdwellingunit.

Therefore,basedontheCommissionsdesiretoencourageTransitOrientedDevelopmenttheproposed
parkingrequirementsforresidentialuseswithintheCoreandOuterCoreareasweremodifiedbasedon
theDevelopmentsdistancefromtheMetraStation.ThecloseraDevelopmentisinproximitytothe
MetraStation,thelowertheparkingdemandandparkingrequirements

Withinthefirst1/8mileoftheMetraStation,orTier1,theparkingrequirementwillbeone(1)parking
spaceperdwellingunit;Tier2,between1/8and1/4mile,requires1.25parkingspacesperdwellingunit;
andTier3,between1/4and3/8mile,requires1.5parkingspacesperdwellingunit.

Therewillcontinuetobenooffstreetparkingrequirementfornonresidentialuses.

TheparkingrequirementfortheNeighborhoodTransitionDistrictwillbetwo(2)parkingspacesperunit,
downfromthecurrentrequirementof2.5parkingspacesperunit.

TheparkingrequirementsfortheCivic/InstitutionalDistrictareunchangedfromthecurrent
Office/Institutional/CulturalDistrict.

4. Setbacks

Currently,thepropertieslocatedwithintheproposedCorehavezerosetbacksunlessbuildingheight
exceeds45feet.Thisrequirementwasthesubjectofnumerousapplicationsforzoningreliefandwas
counterproductivetothestreetwallconceptofhavingthebuildingsinthedowntownareabuilttothe
frontpropertyline.

TheCommissionidentifiedtheimportanceofmaintainingastreetwallalongthemainstreetsofthe
CentralBusinessDistrict(CBD)butalsodiscussedtheneedforsetbacksastheCBDtransitionsintothe
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Downtown Rezoning
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residentialareasadjacenttotheCBD.

5. ZoningMap

TheDowntonareacurrentlyconsistsofnine(9)separatezoningdistricts.TheDowntownPlan
recognizesthatalthoughalloftheareaisconsidereddowntownElmhurst,therearedifferent
neighborhoods,eachwiththeirowndistinctcharacter.Furthermore,eachhasitsownuses,traffic
patterns,designcharacteristicsandpotentials.TheDowntownPlanrecommendsdividingdowntown
into4differentFunctionalLandUseZones:Core,OuterCore,NeighborhoodTransitionZoneandCivic
InstitutionalZone.

Core:Thecorezoneistheheartofdowntownandtheareathateveryoneconsiderstobeapartof
downtown.Mixeduseinnature,itincludesmostofDowntownsshopping,dining,andentertainment
uses.

OuterCoreZone:TheOuterCoresurroundstheCoreareaandplaysauniqueroleinthefunctionof
Downtown.ItsinteriorareasprovideanopportunityforCoreexpansion,whileitsouterareasprovidea
uniqueenvironmenttoincreasethedensityofDowntownemployeesandresidents.

NeighborhoodTransitionZone:NeighborhoodTransitionareashelpDowntowndecreaseitsintensity
movingawayfromtheCoreandOuterCoretowardquitesinglefamilyneighborhoods.Itshould
continuetoconsistofmoderateresidentialdensity.

Civic/InstitutionalZone:TheCivic/InstitutionalCampusareaisaspecialareadefinedbyitsuniquemix
ofpublic,institutional,andquasipublicuseswithinaconcentratedlocation.

Basedontheirdiscussions,reviewofthecurrentZoningCode,andtherecommendationsofthe2016
DowntownPlantheCommissiondirectedStafftoprepareareportoutliningtheneededtextandmap
amendments.

PROPOSEDAMENDMENTS

CentralBusinessCoreDistrict
TheCoreistheheartofdowntownandtheareathateveryoneconsiderstobeapartofDowntown.
Mixeduseinnature,itincludesmostofDowntownsshopping,diningandentertainmentuses.

TheCorewillconsistofpropertiesthatarecurrentlyzonedC4andC4A.

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Density
Currentlyresidentialdensityislimitedtotwentynine(29)dwellingunitsperacreasofright.
Theproposedresidentialdensitylimitationswillbeexpressedinminimumunitsizesareasfollows:

Studio 500squarefeet
1Bedroom 700squarefeet
2Bedroom 1,000squarefeet
3Bedroom 1,200squarefeet

BuildingHeight
CurrentbuildingheightregulationsinthedowntownC4andC4Adistrictsisfour(4)storiesorfortyfive
(45)feet,withaprovisionthatwouldallowbuildingheightsuptoeight(8)storiesorninety(90)feet.

TheproposednewbuildingheightsfortheCoreDistrictaresix(6)storiesorseventyseven(77)feetas
ofright,andupto10storiesor125feetifapprovedbyCityCouncilasaConditionalUse.Theproposed
buildingheightsarebasedonthefirstfloorofamixedusebuildingwithaclearceilingheightof15feet,
upperfloorsof10feetand2feetbetweeneachstory.

Parking
Noparkingrequirementfornonresidentialuses.Proposedresidentialparkingrequirementsare:Inthe
first1/8mile,orTier1,theparkingrequirementwillbe1parkingspaceperdwellingunit,Tier2,
between1/8and1/4mile,requires1.25parkingspacesperdwellingunitandTier3,between1/4and
3/8mile,requires1.5parkingspacesperdwellingunit.

Setbacks
Nosetbacksrequired.

UseLists
TheusesallowedinthecurrentC4andC4ADistricts,eitherasofrightorconditionally,willbe
essentiallythesamewiththefollowingchanges:
Audiovisualsalesandrentalisaddedtothepermitteduselist
Carpet,rugs,linoleum,tile,wallandfloorcovering/salesandserviceaddedtothepermitteduse
list
Cateringestablishmentswereremovedfromthepermitteduselistandaddedtotheconditional
uselist
Childrensindoorplaygroundandclassesaddedtothepermitteduselist
Departmentstoresaddedtothepermitteduselist
Entertainment,dancing,livemusic,comedyclubusesremovedfromtheconditionaluselistand
addedtothepermitteduselist
Furniturestores,includingupholsteryaddedtothepermitteduselist
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Furriershopsincludingtheincidentalstorageandconditioningoffursaddedtothepermitted
uselist
Meetinghallsaddedtothepermitteduselist
Restaurantswithentertainment,dancing,livemusic,comedyclubremovedfromtheconditional
uselistandaddedtothepermitteduselist
Transportationdepotsaddedtothepermitteduselistandremovedfromtheconditionaluselist
Petgroomingestablishmentsaddedtothepermitteduselist
Masseur/masseuseservicesaddedtotheconditionaluselist
MuseumsandCulturalFacilitiesaddedtotheconditionaluselist
Nonalcoholicdrinkingandentertainmentestablishmentsaddedtotheconditionaluselist
Radioandtelevisionstationsandstudiosaddedtotheconditionaluselist
Recreationbuildingsandcommunitycenters,noncommercialaddedtotheconditionaluselist
Tavernsandcocktailloungesaddedtotheconditionaluselist
Outdoortheatresaddedtotheconditionaluselist
Othermiscellaneouscleanupitems

DwellingUnitsarenotallowedonthefirstfloorexceptifapprovedbyCityCouncilasaConditionalUse.

CentralBusinessOuterCoreDistrict
TheOuterCoresurroundstheCoreareaandplaysauniqueroleinthefunctionofDowntown.Its
interiorareasprovideanopportunityforCoreexpansion,whileitsouterareasprovideaunique
environmenttoincreasethedensityofDowntownemployeesandresidents.

TheOuterCorewillconsistofpropertiesthatarecurrentlyzonedR1,R2,R3,R4,R5,C4andO1.

TheOuterCorelistsresidentialusesonthefirstfloorofabuildingascompatible,whereastheCore
discouragesresidentialonthefirstfloorofabuilding.

Density
Theproposedresidentialdensitylimitationswillbeexpressedinminimumunitsizesareasfollows:

Studio 500squarefeet
1Bedroom 700squarefeet
2Bedroom 1,000squarefeet
3Bedroom 1,200squarefeet

BuildingHeight
CurrentbuildingheightregulationsinthedowntownC4districtisfour(4)storiesorfortyfive(45)feet,
withaprovisionthatwouldallowbuildingheightsuptoeight(8)storiesorninety(90)feet.
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CurrentbuildingheightregulationsfortheO1,R1,R2,R3,R4andR5districtsisbetween2and3
stories.

TheproposednewbuildingheightsfortheOuterCoreDistrictarefour(4)storiesor53feetandsix(6)
storiesorseventyseven(77)feetifthepropertydoesnotabutsinglefamilyresidences(eitherdetached
orattached)

Parking
Noparkingrequirementfornonresidentialuses.Proposedresidentialparkingrequirementsare:Inthe
first1/8mile,orTier1,theparkingrequirementwillbe1parkingspaceperdwellingunit,Tier2,
between1/8and1/4mile,requires1.25parkingspacesperdwellingunitandTier3,between1/4and
3/8mile,requires1.5parkingspacesperdwellingunit.

Setbacks
Nosetbacksrequired.

UseLists
TheusesallowedinthecurrentC4andC4ADistricts,eitherasofrightorconditionally,willbe
essentiallythesamewiththefollowingchanges:
AudioVisualsalesandrentalisaddedtothepermitteduselist
Carpet,rugs,linoleum,tile,wallandfloorcovering/salesandserviceaddedtothepermitteduse
list
CateringEstablishmentswereremovedfromthepermitteduselistandaddedtotheconditional
uselist
Childrensindoorplaygroundandclassesaddedtothepermitteduselist
DepartmentStoresaddedtothepermitteduselist
Entertainment,dancing,livemusic,comedyclubusesaddedtothepermitteduselist
Furniturestores,includingupholsteryaddedtothepermitteduselist
Furriershopsincludingtheincidentalstorageandconditioningoffursaddedtothepermitted
uselist
Meetinghallsaddedtothepermitteduselist
Restaurantswithentertainment,dancing,livemusic,comedyclubremovedfromtheconditional
uselistandaddedtothepermitteduselist
Addedpetgroomingestablishmentstothepermitteduselist
Masseur/masseuseservicesaddedtotheconditionaluselist
MuseumsandCulturalFacilitiesaddedtotheconditionaluselist
Nonalcoholicdrinkingandentertainmentestablishmentsaddedtotheconditionaluselist
Radioandtelevisionstationsandstudiosaddedtotheconditionaluselist
Recreationbuildingsandcommunitycenters,noncommercialaddedtotheconditionaluselist
Tavernsandcocktailloungesaddedtotheconditionaluselist
Outdoortheatresaddedtotheconditionaluselist
Othermiscellaneouscleanupitems
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Dwellingunitsareallowedonallfloors,includingthefirstfloor.

NeighborhoodTransitionDistrict
NeighborhoodTransitionareashelpDowntowndecreaseitsintensitymovingawayfromtheCoreand
OuterCoretowardquietsinglefamilyneighborhoods.Itshouldcontinuetoconsistofmoderate
residentialdensity.

TheneighborhoodtransitiondistrictwillconsistofpropertiesthatarecurrentlyzonedR2,R3andR4.

Density
Theproposedresidentialdensitylimitationswillbeexpressedinminimumunitsizesareasfollows:

Studio 500squarefeet
1Bedroom 700squarefeet
2Bedroom 1,000squarefeet
3Bedroom 1,200squarefeet
BuildingHeight
Three(3)storiesor35feetasofright,4storiesor45feetifapprovedbyCityCouncilasaConditional
Use.

Parking
Two(2)parkingspacesperdwellingunit.

Setbacks
TheproposedsetbacksfortheNeighborhoodTransitionDistrictare:
FrontSetback Zero
SideSetback Zero
RearSetback 25feet

UseLists
Theusesproposedtobepermittedasofrightaresinglefamilyattached(townhomes),multifamily
buildings(condominiumsandapartments).BedandBreakfastusesareallowedifapprovedbyCity
CouncilasaConditionalUse.
Existingsinglefamilyresidenceswillbecomegrandfatheredconditionaluses,andnewsinglefamily
homescouldonlybebuiltifapprovedbyCityCouncilasaConditionalUse.

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Civic/InstitutionalDistrict
TheCivic/Institutionalcampusareaisaspecialareadefinedbyitsuniquemixofpublic,institutional,
andquasipublicuseswithinaconcentratedlocation.

TheCivicInstitutionalZonewillconsistofpropertiesthatarecurrentlyzonedO/I/C,C4,R2andR5.

TheCivic/InstitutionalDistrictissimilartotheexistingO/I/Czoningdistrict.

UseLists
ThesignificantchangeproposedfortheCivic/InstitutionalDistrictisthatprivateofficesthatarenot
relatedtoaCivicorInstitutionalUsewillnolongerbepermittedintheC/ICivicInstitutionalZone.

Othermodificationstotheuselistare:
Daycarecentersandpreschoolsarepermittedasofrightasanaccessoryuse
CemeterywasaddedasaConditionalUse(StMarysCemetery)
Clubsandlodges,privatewereremovedfromtheConditionalUselist
ContinuingCareRetirementCommunitywasremovedfromtheConditionalUselist
ConvalescentandNursingHomeswereremovedfromtheConditionalUselist
ConventionorexhibitionhallswereremovedfromtheConditionalUselist
DayCareCentersandPreschools(nonaccessory)wereremovedfromtheConditionalUselist
FuneralHomeswereremovedfromtheConditionalUselist
HealthandMedicalinstitutionswereremovedfromtheConditionalUselist
Offices,businessandprofessional(privateandnotanaccessorytoapermitteduse)were
removedfromtheConditionalUselist
PlannedDevelopmentswereremovedfromtheConditionalUselist
FireStationsandPoliceStationswereremovedfromtheConditionalUselist
Telephoneexchangesandtelephonetransmissionequipmentbuildingswereremovedfromthe
ConditionalUselist

Parkingrequirementswillnotchangefromcurrentcoderequirements.

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COMMUNITYWORKSHOPS/PUBLICHEARING
TheproposedamendmentsoutlinedabovewerepresentedattwoopenhouseeventsheldintheCouncil
Chambers at City Hall on March 9 and March 13, 2017. These workshops were well attended with
constructiveinputfromtheattendees.

Asaresultofthiscommunityinput,CityStaffpreparedthefollowingmodificationswhichweremadetothe
proposedmapandtextamendmentsandpresentedtotheZoningandPlanningCommissionatthePublic
HearingonMarch23,2017.

There were interested parties present in the audience who addressed the Commission regarding the
proposedMapandTextAmendments(transcriptsofthePublicHearingareonfileintheofficesofthe
CommunityDevelopmentDepartmentandontheCityofElmhurstwebsiteunderBoardDocs).

PROPOSEDAMENDMENTSPRESENTED

CoreDistrict:
NochangestoproposedMapAmendmentsorTextAmendments.

OuterCoreDistrict:
EstablishasecondOuterCoreDistrict,calledOuterCoreOffice,whichlimitsnonresidentialusesto
officeusesonly.TheOuterCoreOfficeDistrictwouldhavethesamebulkprovisionsastheOuterCore
District.

RevisedMapAmendments
ImmanuelLutheranChurchblockshouldremainR2SingleFamilyResidential
ResidentialpropertiesatthesouthwestcornerofParkandArlingtonandatthenortheastcorner
ofMarionandKenilworthshouldbeNeighborhoodTransitionDistrict
PropertiesatthesoutheastcornerofYorkandRobertPalmershouldremainR5
PropertiesalongVirginiaStreetthatdonotfrontontoYorkshouldbeOuterCoreOffice
PropertiesonthewestsideofAddisonAvenue,betweenThirdandNorth,shouldbeOuterCore
Office
The111LarchPropertyshouldbezonedNeighborhoodTransition
TheYMCApropertyshouldbeOuterCoreOffice

NeighborhoodTransitionDistrict:
SetbacksintheNeighborhoodTransitionDistrictshouldremainthesameasthecurrentunderlying
districts:
FrontSetback25feet
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CornerSideSetback10feet
InteriorSideSetback5feet
RearSetback25
Singlefamilydwellingsshouldbeallowedasofrightandnotconditionally.
MultiFamilybuildings(condominiumsandapartments)shouldnotbeallowed.

Civic/InstitutionDistrict:
NochangestoproposedMapAmendmentsorTextAmendments.

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DELIBERATION
TheZoningandPlanningCommissiondeliberatedtheproposedMapandTextAmendmentsonApril13and
April27,2017.IntheirreviewoftherequestsforMapAmendmentsandTextAmendmentstotheElmhurst
ZoningOrdinance,theZoningandPlanningCommissionhadaccesstoallsubmittalsrelatingtothiscase,as
wellastheapplicableregulatingCodesandOrdinances.

ZONING&PLANNINGCOMMISSIONRECOMMENDEDCHANGESTOTEXTAND
MAP

CoreDistrict:
TheCommissionbeganwithadiscussionoftheproposedCoreDistrict,includingthemodifiedpermittedand
conditionaluselists,andagreedthattheproposedmapandtextamendmentsfortheproposedCoreDistrict
wereappropriate.TheresidentialusesallowedintheCoreDistrictarelimitedtomultifamily/mixeduse
buildingsabovethefirstfloor.

OuterCoreDistrict:
TheCommissiondiscussedtheproposedOuterCoreDistrictaswellastheOuterCoreOfficeDistrict
proposedatthePublicHearing.

Afterdiscussion,theCommissionagreedtochangetheOuterCoreOfficedistricttotheOuterCore
Residentialdistrict,whichwouldlimittheusestoresidentialwithanopportunityforofficeusestobe
locatedonthefirstfloorifapprovedasaConditionalUsebyCityCouncil.Buildingheightwasmodifiedfrom
four(4)storiesor53feetandsix(6)stories77feetifnotabuttingsinglefamilypropertiestofour(4)stories
48 feet and six (6) stories 72 feet when 100 feet away from a property line that abuts singlefamily
residentialproperty.

TheCommissionalsochangedthemapforthefollowingproperties:
PropertiesfrontingParkAvenuebetweenCottageHillandProspectAvenuesfromCivic/Institution
toOuterCore.
111LarchfromNeighborhoodTransitiontoOuterCoreResidentialDistrict.
The southwest corner of Park and Arlington from Neighborhood Transition to Outer Core
Residential.
TheCharlestownApartments(3rdandMichigan)fromOuterCoretoOuterCoreResidential.
ChangethesouthwestcornerofHavenandElmhurstbacktoR4fromOuterCore.

Residentialusespermittedaremultifamilybuildingsandattachedsinglefamily(townhomes).Singlefamily
detachedstructureswillnotbeallowedeitherasofrightorconditionally.

NeighborhoodTransitionDistrict:
TheCommissiondiscussedtheNeighborhoodTransitionDistrictnotingthattheoriginalproposalwas
modifiedasfollows:
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Originalproposalsetbackswerezeroforthefrontandsideyards,and25feetfortherearyard;thiswas
changedtoafrontyardsetbackof25feet,acornersideyardsetbackof10feet,aninteriorsideyard
setbackof5feetandarearyardsetbackof25feet.Thesemodifiedsetbacksmirrorthecurrentsetbacks
requiredintheareastoberezonedtotheNeighborhoodTransitionDistrict.

Intheoriginalproposal,multifamilybuildingswerepermittedandsinglefamilydetachedhomeswere
proposedtobeConditionalUses.Thiswaschangedtonotallowingmultifamilybuildings(condosand
apartments),andallowingsinglefamilyhomesasofright.Therefore,theonlyusesallowedinthisdistrict
willbesinglefamilyattached(townhomes)andsinglefamilydetached.

Civic/InstitutionDistrict:
TheCommissiondiscussedtheCivic/InstitutionDistrictnotingthatthefinalproposalwasnotmodified
fromtheoriginalproposal.

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ThefinalProposedamendmentstotheZoningOrdinanceMapandText:

CentralBusinessCoreDistrict
TheCoreistheheartofdowntownandtheareathateveryoneconsiderstobeapartofDowntown.
Mixeduseinnature,itincludesmostofDowntownsshopping,diningandentertainmentuses.

TheCorewillconsistofpropertiesthatarecurrentlyzonedC4andC4A.

Density
Currentlyresidentialdensityislimitedtotwentynine(29)dwellingunitsperacreasofright.
Theproposedresidentialdensitylimitationswillbeexpressedinminimumunitsizesareasfollows:

Studio 500squarefeet
1Bedroom 700squarefeet
2Bedroom 1,000squarefeet
3Bedroom 1,200squarefeet

BuildingHeight
CurrentbuildingheightregulationsinthedowntownC4andC4Adistrictsisfour(4)storiesorfortyfive
(45)feet,withaprovisionthatwouldallowbuildingheightsuptoeight(8)storiesorninety(90)feet.

TheproposednewbuildingheightsfortheCoreDistrictaresix(6)storiesorseventyseven(77)feetas
ofright,andupto10storiesor125feetifapprovedbyCityCouncilasaConditionalUse.Theproposed
buildingheightsarebasedonthefirstfloorofamixedusebuildingwithaclearceilingheightof15feet,
upperfloorsof10feetand2feetbetweeneachstory.

Parking
Inthefirst1/8thmile,orTier1,theparkingrequirementwillbe1parkingspaceperdwellingunit,Tier2,
between1/8and1/4mile,requires1.25parkingspacesperdwellingunitandTier3,between1/4and
3/8mile,requires1.5parkingspacesperdwellingunit.

Therewillcontinuetobenooffstreetparkingrequirementfornonresidentialuses.

Setbacks
Nosetbacksrequired.

UseLists
TheusesallowedinthecurrentC4andC4ADistricts,bothasofrightorconditionally,willbethesame
withthefollowingchanges:
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AudioVisualsalesandrentalisaddedtothepermitteduselist
Carpet,rugs,linoleum,tile,wallandfloorcovering/salesandserviceaddedtothepermitteduse
list
CateringEstablishmentsremovedfromthepermitteduselistandaddedtotheconditionaluse
list
Childrensindoorplaygroundandclassesaddedtothepermitteduselist
DepartmentStoresaddedtothepermitteduselist
Entertainment,dancing,livemusic,comedyclubusesaddedtothepermitteduselist
Furniturestores,includingupholsteryaddedtothepermitteduselist
Furriershopsincludingtheincidentalstorageandconditioningoffursaddedtothepermitted
uselist
Meetinghallsaddedtothepermitteduselist
Restaurantswithentertainment,dancing,livemusic,comedyclubaddedtothepermitteduse
list
Transportationdepotsaddedtothepermitteduselistandremovedfromtheconditionaluselist
Addedpetgroomingestablishmentstothepermitteduselist
Masseur/masseuseservicesaddedtotheconditionaluselist
MuseumsandCulturalFacilitiesaddedtotheconditionaluselist
Nonalcoholicdrinkingandentertainmentestablishmentsaddedtotheconditionaluselist
Radioandtelevisionstationsandstudiosaddedtotheconditionaluselist
Recreationbuildingsandcommunitycenters,noncommercialaddedtotheconditionaluselist
Tavernsandcocktailloungesaddedtotheconditionaluselist
Outdoortheatresaddedtotheconditionaluselist

DwellingUnitsarenotallowedonthefirstfloorexceptifapprovedbyCityCouncilasaConditionalUse.

CentralBusinessOuterCoreDistrict
TheOuterCoresurroundstheCoreareaandplaysauniqueroleinthefunctionofDowntown.Its
interiorareasprovideanopportunityforCoreexpansion,whileitsouterareasprovideaunique
environmenttoincreasethedensityofDowntownemployeesandresidents.

Density
Theproposedresidentialdensitylimitationswillbeexpressedinminimumunitsizesareasfollows:

Studio 500squarefeet
1Bedroom 700squarefeet
2Bedroom 1,000squarefeet
3Bedroom 1,200squarefeet

 Zoning & Planning Commission Report

Case # 17P-04 & 5
Downtown Rezoning
Page 21 of 27

BuildingHeight
TheproposednewbuildingheightsfortheOuterCoreDistrictare4stories53feetand6stories77feet
when100feetawayfromapropertylinethatabutssinglefamilyattachedordetachedresidential
property.

Parking
Inthefirst1/8thmile,orTier1,theparkingrequirementwillbe1parkingspaceperdwellingunit,Tier2,
between1/8and1/4mile,requires1.25parkingspacesperdwellingunitandTier3,between1/4and
3/8mile,requires1.5parkingspacesperdwellingunit.

Therewillcontinuetobenooffstreetparkingrequirementfornonresidentialuses.

Setbacks
Nosetbacksrequired.

UseLists
TheusesallowedinthecurrentC4andC4ADistricts,eitherasofrightorconditionally,willbe
essentiallythesameinthenewOuterCoreDistrictwiththefollowingchanges:
AudioVisualsalesandrentalisaddedtothepermitteduselist
Carpet,rugs,linoleum,tile,wallandfloorcovering/salesandserviceaddedtothepermitteduse
list
CateringEstablishmentswereremovedfromthepermitteduselistandaddedtotheconditional
uselist
Childrensindoorplaygroundandclassesaddedtothepermitteduselist
DepartmentStoresaddedtothepermitteduselist
Entertainment,dancing,livemusic,comedyclubusesaddedtothepermitteduselist
Furniturestores,includingupholsteryaddedtothepermitteduselist
Furriershopsincludingtheincidentalstorageandconditioningoffursaddedtothepermitted
uselist
Meetinghallsaddedtothepermitteduselist
Restaurantswithentertainment,dancing,livemusic,comedyclubaddedtothepermitteduse
list
Addedpetgroomingestablishmentstothepermitteduselist
Masseur/masseuseservicesaddedtotheconditionaluselist
MuseumsandCulturalFacilitiesaddedtotheconditionaluselist
Nonalcoholicdrinkingandentertainmentestablishmentsaddedtotheconditionaluselist
Radioandtelevisionstationsandstudiosaddedtotheconditionaluselist
Recreationbuildingsandcommunitycenters,noncommercialaddedtotheconditionaluselist
Tavernsandcocktailloungesaddedtotheconditionaluselist
Outdoortheatresaddedtotheconditionaluselist
 Zoning & Planning Commission Report
Case # 17P-04 & 5
Downtown Rezoning
Page 22 of 27

Othermiscellaneouscleanupitems

Dwellingunitsareallowedonallfloors,includingthefirstfloor.

CentralBusinessOuterCoreResidentialDistrict
TheOuterCoresurroundstheCoreareaandplaysauniqueroleinthefunctionofDowntown.Its
interiorareasprovideanopportunityforCoreexpansion,whileitsouterareasprovideaunique
environmenttoincreasethedensityofDowntownemployeesandresidents.

TheOuterCorelistsresidentialusesonthefirstfloorofabuildingascompatible,whereastheCore
discouragesresidentialonthefirstfloorofabuilding.

Density
Theproposedresidentialdensitylimitationswillbeexpressedinminimumunitsizesareasfollows:

Studio 500squarefeet
1Bedroom 700squarefeet
2Bedroom 1,000squarefeet
3Bedroom 1,200squarefeet

BuildingHeight
TheproposednewbuildingheightsfortheOuterCoreResidentialDistrictare4stories48feetand6
stories72feetwhen100feetawayfromapropertylinethatabutssinglefamilyattachedordetached
residentialproperty.

Parking
Inthefirst1/8thmile,orTier1,theparkingrequirementwillbe1parkingspaceperdwellingunit,Tier2,
between1/8and1/4mile,requires1.25parkingspacesperdwellingunitandTier3,between1/4and
3/8mile,requires1.5parkingspacesperdwellingunit.

Therewillcontinuetobenooffstreetparkingrequirementforconditionallyapprovedfirstflooroffice
uses.

Setbacks
Nosetbacksrequired.

UseLists
 Zoning & Planning Commission Report
Case # 17P-04 & 5
Downtown Rezoning
Page 23 of 27

TheusesallowedintheOuterCoreResidentialDistrictaremultifamilyresidentialbuildings;single
familydetachedandsinglefamilyattached(townhomes)arenotpermitted.

Dwellingunitsareallowedonallfloors,includingthefirstfloor.

ProfessionalofficesareallowedonthefirstfloorifapprovedasaConditionalUsebytheCityCouncil.

NeighborhoodTransitionDistrict
NeighborhoodTransitionareashelpDowntowndecreaseitsintensitymovingawayfromtheCoreand
OuterCoretowardquietsinglefamilyneighborhoods.Itshouldcontinuetoconsistofmoderate
residentialdensity.

Density
Theproposedresidentialdensitylimitationswillbeexpressedinminimumunitsizesareasfollows:

Studio 500squarefeet
1Bedroom 700squarefeet
2Bedroom 1,000squarefeet
3Bedroom 1,200squarefeet
BuildingHeight
Three(3)storiesor35feet.

Parking
Two(2)parkingspacesperdwellingunit.

Setbacks
TheproposedsetbacksfortheNeighborhoodTransitionDistrictare:
FrontSetback 25feet
CornerSideSetback 10feet
InteriorSideSetback 5feet
RearSetback 25feet

UseLists
Theusesproposedtobepermittedasofrightaresinglefamilyattached(townhomes)andsinglefamily
detached.TherewillbenouseslistedasConditionalUses.

 Zoning & Planning Commission Report

Case # 17P-04 & 5
Downtown Rezoning
Page 24 of 27

Civic/InstitutionalDistrict
TheCivic/Institutionalcampusareaisaspecialareadefinedbyitsuniquemixofpublic,institutional,
andquasipublicuseswithinaconcentratedlocation.

TheCivic/InstitutionalDistrictisthesameastheexistingO/I/Czoningdistrictwithrespecttobulkand
setbackregulations.However,theprivateofficesthatarenotrelatedtoaCivicorInstitutionalUsewill
nolongerbepermittedintheC/ICivicInstitutionalZone.

UseLists
ThesignificantchangeproposedfortheCivic/InstitutionalDistrictis
Othermodificationstotheuselistare:
Daycarecentersandpreschoolsarepermittedasofrightasanaccessoryuse
CemeterywasaddedasaConditionalUse(StMarysCemetery)
Clubsandlodges,privatewereremovedfromtheConditionalUselist
ContinuingCareRetirementCommunitywasremovedfromtheConditionalUselist
ConvalescentandNursingHomeswereremovedfromtheConditionalUselist
ConventionorexhibitionhallswereremovedfromtheConditionalUselist
DayCareCentersandPreschools(nonaccessory)wereremovedfromtheConditionalUselist
FuneralHomeswereremovedfromtheConditionalUselist
HealthandMedicalinstitutionswereremovedfromtheConditionalUselist
Offices,businessandprofessional(privateandnotanaccessorytoapermitteduse)were
removedfromtheConditionalUselist
PlannedDevelopmentswereremovedfromtheConditionalUselist
FireStationsandPoliceStationswereremovedfromtheConditionalUselist
Telephoneexchangesandtelephonetransmissionequipmentbuildingswereremovedfromthe
ConditionalUselist

Parkingrequirementswillnotchangefromcurrentcoderequirements.

 Zoning & Planning Commission Report

Case # 17P-04 & 5
Downtown Rezoning
Page 27 of 27

CASERECORD
Allsubmittalsfortherecordinthiscase,includingthetranscriptsofthepublichearingandsubmitted
writtentestimony,areonfileintheofficesoftheCommunityDevelopmentDepartmentandontheCityof
ElmhurstwebsiteunderBoardDocs.