HomeMy WebLinkAboutG41-19 Ordinance No. G41-19
AN ORDINANCE
RECLASSIFYING TERRITORY IN THE CI COMMERCIAL INDUSTRIAL DISTRICT TO A
PAB PLANNED AREA BUSINESS DISTRICT
(1019 East Chicago Street)
WHEREAS, written application has been made to reclassify certain property located at
1019 E Chicago Street from CI Commercial Industrial District to PAB Planned Area Business
District; and
WHEREAS,the zoning lot with the building containing the premises at 1019 East Chicago
Street is legally described herein (the "Subject Property"); and
WHEREAS,the Planning and Zoning Commission conducted a public hearing concerning
said application on July 1, 2019, following due notice including by publication; and
WHEREAS, the Community Development Department and the Planning and Zoning
Commission have submitted their Findings of Fact concerning said application; and
WHEREAS, the Community Development Department and the Planning and Zoning
Commission recommend approval of said application, subject to the conditions articulated below;
and
WHEREAS, the City Council of the City of Elgin, Illinois, has reviewed the findings and
recommendations of the Community Development Department and the Planning and Zoning
Commission; and
WHEREAS,the City of Elgin is a home rule unit and as a home rule unit may exercise any
power and perform any function pertaining to its government and affairs; and
WHEREAS, zoning, including, but not limited to, this ordinance granting a planned
development as a map amendment from CI Commercial Industrial District to a PAB Planned Area
Business District pertains to the government and affairs of the city.
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 July 1, 2019, and the recommendations made by the Community Development
Department and the Planning and 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 Zoning Districts, Section 19.08.020 entitled "Official
Zoning District Map"of the Elgin Municipal Code,as amended, be and the same is hereby further
amended by adding thereto the following paragraph:
The boundaries hereinafter laid out in the "Zoning District Map", as amended, be and are
hereby altered by including in the PAB Planned Area Business District the following
described property:
THAT PART OF LOT 8 OF THE PLAT OF THE COUNTY CLERK'S SUBDIVISION
OF UNSUBDIVIDED LOTS IN SECTION 18, TOWNSHIP 41 NORTH, RANGE 9
EAST OF THE THIRD PRINCIPAL MERIDIAN, DESCRIBED AS FOLLOWS:
COMMENCING AT THE INTERSECTION OF THE SOUTHERLY RIGHT OF WAY
LINE OF STATE ROUTE 19 WITH THE WESTERLY LINE OF SAID LOT 8;THENCE
SOUTHWESTERLY ALONG THE WESTERLY LINE OF SAID LOT 8, A DISTANCE
OF 150.00 FEET; THENCE SOUTHEASTERLY PARALLEL WITH THE
SOUTHERLY RIGHT OF WAY LINE OF STATE ROUTE 19,A DISTANCE OF 150.00
FEET FOR THE POINT OF BEGINNING; THENCE NORTHEASTERLY PARALLEL
WITH THE WESTERLY LINE OF SAID LOT 8, A DISTANCE OF 150.00 FEET TO
THE SOUTHERLY RIGHT OF WAY LINE OF STATE ROUTE 19; THENCE
SOUTHEASTERLY ALONG SAID SOUTHERLY RIGHT OF WAY LINE, A
DISTANCE OF 521.00 FEET; THENCE SOUTHERLY PARALLEL WITH THE WEST
LINE OF THE SOUTHEAST QUARTER OF SECTION 18, AFORESAID, A
DISTANCE OF 150.00 FEET; THENCE SOUTHEASTERLY PARALLEL WITH THE
SOUTHEASTERLY RIGHT OF WAY OF STATE ROUTE 19,A DISTANCE OF 150.00
FEET; THENCE SOUTHERLY PARALLEL WITH THE WEST LINE OF THE
SOUTHEAST QUARTER OF SECTION 18, AFORESAID, A DISTANCE OF 440.00
FEET; THENCE WESTERLY PARALLEL WITH THE SOUTH LINE EXTENDED
EASTERLY OF THE SOUTHWEST QUARTER OF SECTION 18 AND PARALLEL
WITH SAID SOUTH LINE, A DISTANCE OF 618.2 FEET; THENCE NORTHERLY
AT RIGHT ANGLES TO THE LAST DESCRIBED COURSE,A DISTANCE OF 306.36
FEET; THENCE NORTHERLY, A DISTANCE OF 405.43 FEET TO THE PLACE OF
BEGINNING, IN COOK COUNTY, ILLINOIS.
(commonly known as 1019 East Chicago Street), and
Section 3. That the City Council of the City of Elgin hereby grants the rezoning from CI
Commercial Industrial District to PAB Planned Area Business District at 1019 East Chicago Street
which shall be designed, developed, and operated subject to the following provisions:
A. Purpose and Intent. The purpose of the PAB Planned Area Business District is to
provide commodities and services to several neighborhoods, and in some instances
to a community-wide or regional supporting population, subject to the provisions
of Chapter 19.60 "Planned Developments" of the Elgin Municipal Code, as
amended. A PAB zoning district is most similar to, but departs from the standard
requirements of the AB zoning district.
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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,as amended. The exclusion of such symbol shall not exempt such
word or phrase from the applicable supplementary regulation.
C. General Provisions. In this PAB Planned Area Business 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 amended.
D. Zoning Districts; Generally. In this PAB Planned Area Business 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, as amended.
E. Location and Size of District. PAB Planned Area Business Districts should be
located in substantial conformance to the official comprehensive plan. The amount
of land necessary to constitute a separate PAB Planned Area Business District
exclusive of rights of way, but including adjoining land or land directly opposite a
right of way shall not be less than two (2) acres. No departure from the required
minimum size of a planned industrial district shall be granted by the City Council.
F. Land Use. In this PAB Planned Area Business 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] or as a
"conditional use" [SR] in this PAB Planned Area Business District:
1. Permitted Uses. Those land uses enumerated as permitted uses within the AB
Area Business District, Section 19.35.430 A.,Land Use,of the Elgin Municipal
Code, as it may be amended from time to time.
2. Conditional Uses. Those land uses enumerated as conditional uses within the
AB Area Business District, Section 19.35.430 B., Land Use, of the Elgin
Municipal Code, as it may be amended from time to time.
3. Similar Uses. Those land uses enumerated as similar uses within the AB Area
Business District, Section 19.35.430 C., Land Use, of the Elgin Municipal
Code, as it may be amended from time to time.
G. Site Design. In this PAB Planned Area Business 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, Section 19.35.435 `'Site
Design" for AB Area Business District, of the Elgin Municipal Code, as amended.
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except as provided within this section,and shall be in substantial conformance \\ith
the following documents:
1. Substantial conformance to the Development Application submitted by School
District U-46, as applicant, and property owner, received May 16, 2019, and
supporting documents including:
a. 1019 Chicago Street Zoning Change Application Letter, dated June 27,
2019, from Hampton, Lenzini and Renwick, Inc.;
b. Undated Application for Map Amendment Statement of Purpose and
Conformance, received June 14, 2019;
c. Plat of Survey, prepared by Hampton, Lenzini and Renwick, Inc., dated
March 12,2019;
d. Zoning Exhibit, prepared by Hampton, Lenzini and Renwick, Inc., dated
February 27, 2019, last revised June 24, 2019, with such further revisions
as required by the Community Development Director;
e. Two-page photometric plans for Elgin SD U46 New Bus Parking Lot,
prepared by PG Enlighten, dated June 22, 2018, with such further revisions
as required by the Community Development Director;
f. Undated exterior lighting specifications from Steiner for Viper L luminaire,
received June 27, 2019, with such further revisions as required by the
Community Development Director;
g. School District U-46 Project #2047 Site Reconstruction 1019 E Chicago
Street, Elgin, Illinois 2019 engineering plans, prepared by Hampton,
Lenzini and Renwick, Inc., dated February 27, 2019, last revised June 24.
2019, with such further revisions as required by the City Engineer; and
h. Undated fencing plans, received June 27, 2019, with such further revisions
as required by the Community Development Director.
In the event of any conflict between such documents and the terms of this
ordinance or other applicable city ordinances, the terms of this ordinance or
other applicable city ordinances shall supersede and control.
2. A departure is hereby granted to allow a vehicle use are interior yard setback of
1.62 feet from the west property line.
3. A departure is hereby granted to allow a transition landscape yard of miniiiiiim
11.41 feet from the south property line.
4. A departure is hereby granted to allow no vehicle use area landscape yard along
the west property line.
5. A departure is hereby granted to allow a total of eight landscape islands within
the interior landscape yard.
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6. A departure is hereby granted to allow the construction of an eight-foot high
solid fence in side yards east and west of the building,and in the rear yard south
of the building.
7. A departure is hereby granted to allow the construction of a six-foot high black
open design steel fence in the street yard.
8. Compliance with all applicable codes and ordinances.
H. Off Street Parking. In this PAB Planned Area Business District,off-street parking
shall be subject to the provisions of Chapter 19.45 "Off Street Parking",of the Elgin
Municipal Code, as amended.
Off Street Loading. In this PAB Planned Area Business District,off-street loading
shall be subject to the provisions of Chapter 19.47 "Off Street Loading", of the
Elgin Municipal Code, as amended.
J. Signs. In this PAB Planned Area Business District, signs shall be subject to the
provisions of 19.50 "Street Graphics", of the Elgin Municipal Code, as amended.
K. Nonconforming Uses and Structures. In this PAB Planned Area Business
District, nonconforming uses and structures shall be subject to the provisions of
Chapter 19.52"Nonconforming Uses and Structures"of the Elgin Municipal Code.
as amended.
L. Amendments. In this PAB Planned Area Business District, text and map
amendments shall be subject to the provisions of Chapter 19.55 "Amendments" of
the Elgin Municipal Code, as amended
M. Planned Developments. In this PAB Planned Area Business 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, as amended. A
conditional use for a planned development may be requested by the property owner
without requiring an amendment to this PAB zoning district.
N. Conditional Uses. In this PAB Planned Area Business District, conditional uses
shall be subject to the provisions of Chapter 19.65 "Conditional Uses",of the Elgin
Municipal Code, as amended. A conditional use may be requested by the property
owner without requiring an amendment to this PAB zoning district.
O. Variations. In this PAB Planned Area Business District,variations shall be subject
to the provisions of Chapter 19.10.500"Authorized Land Use Variations", Chapter
19.12.800 "Authorized Site Design Variations", and Chapter 19.70 "Variations",
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of the Elgin Municipal Code, as amended. A variation may be requested by the
property owner without requiring an amendment to this PAB zoning district.
P. 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,
as amended.
Section 4. That this ordinance shall be in full force and effect immediately after its passage
in the manner provided by law.
4 7
David J. Kapt. , M. or
Presented: August 14, 2019
Passed: August 14, 2019
Omnibus Vote: Yeas: 9 Nays: 0
Recorded: August 14, 2019
;IRDS �
Published: August 16, 2019 T 's
Attest: F r N]
•
Kimberly Dewis, City lerk • "
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FINDINGS OF FACT
PETITION 20-19
1019 E. Chicago Street
EXHIBIT A
July 1, 2019
RECOMMENDATION & FINDINGS OF FACT
OF THE COMMUNITY DEVELOPMENT DEPARTMENT AND
THE PLANNING & ZONING COMMISSION
CITY OF ELGIN, IL
OVERVIEW
Provided herein are the written findings and recommendation of the Community Development
Department and the Planning & Zoning Commission regarding Petition 20-19, an application by
School District U-46, as applicant and property owner, requesting approval of a planned
development as a map amendment with departures from the Elgin Municipal Code for a fence,
vehicle use area interior yard setback, transition landscape yard, vehicle use area landscape yard,
interior landscape yard, and other departures as may be necessary or desirable for School District
U-46 bus operator's offices and other general offices with reconstruction and expansion of the
existing parking lot at the property commonly referred to as 1019 East Chicago Street.
GENERAL INFORMATION
Petition Number: 20-19
Property Location: 1019 E. Chicago Street
Requested Action: Planned Development as a Map Amendment
Current Zoning: CI Commercial Industrial and ARC Arterial Road Corridor Overlay
District
Proposed Zoning: PAB Planned Area Business District and ARC Arterial Road
Corridor Overlay District
Existing Use: Vacant
Proposed Use: School Bus Operators' Offices
Applicant: School District U-46
Owner School District U-46
Staff Coordinators: Damir Latinovic, AICP, Senior Planner
Recommendation & Findings of Fact
Petitions 20-19
July 1, 2019
Exhibits Attached: A. Aerial/Location Map
B. Zoning Map
C. Parcel Map
D. Site Location
G. Development Application and Attachments
H. Draft Ordinance
BACKGROUND
School District U-46, as applicant and property owner, is requesting approval of a planned
development as a map amendment with departures from the Elgin Municipal Code for a fence,
vehicle use area interior yard setback, transition landscape yard, vehicle use area landscape yard,
interior landscape yard, and other departures as may be necessary or desirable for School District
U-46 bus operator's offices and other general offices with reconstruction and expansion of the
existing parking lot at the property commonly referred to as 1019 East Chicago Street.
The 10.04-acre property, improved with a 79,500—square foot one-story building, zoned CI
Commercial Industrial, is currently vacant. The building is surrounded by a 443-space surface
parking lot with one full access driveway to East Chicago Street. The building was most recently
used as Advocate Hospital's outpatient medical office and training center in the late 2000s. In
2016, the City approved a conditional use for an indoor family amusement center (Urban Air
Trampoline Park), however the Trampoline Park was never established. The School District U-46
has been using the on-site parking lot for its employee parking through arrangements with previous
owners, and acquired the property in 2018.
The property is located along E. Chicago Street corridor that is characterized by new and used
motor vehicle dealerships. The property to the north across E. Chicago Street is zoned CI
Commercial Industrial and is improved with Elgin Chrysler Dodge Jeep Ram dealership. The
property adjacent to the west is also zoned CI Commercial Industrial and is currently vacant. That
property was most recently used as a used motor vehicle dealership (Car Outlet). The property to
the east is zoned PAB Planned Area Business District and is home to Hopkins Ford dealership.
The property adjacent to the south is zoned PRC Planned Residence Conservation District and is
improved with Oakwood Hills residential townhouse community.
Proposal
The Community School District U-46 is proposing to renovate the existing building and
reconstruct and expand the existing parking lot to allow for school bus operators' offices, other
administrative offices, and school bus parking. The existing building would be renovated to
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Recommendation & Findings of Fact
Petitions 20-19
July 1,2019
accommodate bus operators' offices, school district welcome center, administrative offices, and
U-46 records keeping. The existing parking lot would be reconstructed and expanded in the area
west of the building which is currently improved with open green space. The entire parking lot
would accommodate parking for 174 school buses and 248 passenger vehicles(422 parking spaces
total). The school buses would park in rear and along the sides of the existing building, and along
the perimeter of the front parking lot. Visitor and employee parking would be provided in the
central portion of the front parking lot. An 8-foot high solid fence would enclose the school bus
parking areas in rear and along the sides of the building, while a six-foot high open design fence
would enclose the bus parking areas along the perimeter of the front parking lot.
The applicant would maintain the existing access driveway near the center of property's 520-foot
long frontage along E. Chicago Street, and construct a second full access driveway near the east
property line. The two driveways would be approximately 300 feet apart. A new pedestrian
walkway between the building and the public sidewalk along E. Chicago Street would be
constructed with the new driveway access.
o_: ' ; ;,:`` 7,';,„,,‘‘‘-::,-------,:- I I iii The applicant would remove
_-_ -- ,j --- ��• `—cf.. i%. 1.f all existing parking lot light
� fixtures and install 30 new
r I■ 1,,rQA 0 ++,,„,,„,` "�,,„a .. 25-foot high parking lot light
1 i
°°oro ,;:. .....--'-'-:.=',... ‘••. '^'s,-*,��_ fixtures and five building-
p fo' to. �� ,ii•, ,-, -4 � mounted light fixtures. The
, `j;r11 i 1 I .,,, ,,,,%.,,,..... existing parking lot, which is
!' 0 - _�, •�•= located up to the east, west
II and south property lines,does
9 - D j not meet the vehicle use area
_ \ l a setbacks from those lot lines,
\.... -,„il but can be reconstructed with
�; \ �* no setbacks as a legal
p� a i 11, nonconforming condition.
•
r,
�o� �o� 9 Its.,,
� However, the applicant is
�el I% proposing to provide an 11-
- foot vehicle use area
SKIM
landscape yard (setback)
'•' along the south and 6-foot
1 6 landscape yard along the east
tl IMAMS r DA•• ST
•�� r •. 1 property lines. The newly
••wn•rem i.. i
.7j I
fi created vehicle use area
..... •-..- dyards incllanudescape new shrubs, whilewould
• •
"willi` ”\`�` �� new landscaping would also
\\\ be installed within the new
parking lot islands in the
• I
Figure 1.Proposed site layout
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Recommendation & Findings of Fact
Petitions 20-19
July 1, 2019
front portion of the parking lot. Overall a total of 16 new trees and 112 new shrubs would be
installed throughout the site. All existing street trees along E. Chicago St. would be preserved.
The proposed bus operators' offices is required to provide a total of 318 parking spaces based on
the parking requirement for one parking space per 250 square feet of floor area. With a total of
422 parking spaces proposed (248 regular parking spaces, and 174 bus parking spaces), the
property will continue to meet the parking requirement.
Departures
The proposed parking lot expansion into the open green space west of the building requires several
departures from the requirements of the zoning ordinance. The parking lot expansion is required
to meet the current six-foot vehicle use area interior yard setback from the west property line and
the 33-foot transition landscape yard from the south property line adjacent to a residentially-zoned
property. However, the parking lot expansion is located approximately 1.62-feet from the west
property line and approximately 11 feet from the south property line to be in-line with other parts
of the existing parking lot, and as such requires approval of departures from the requirements of
the zoning ordinance. Similarly, the parking lot expansion does not meet the vehicle use area
landscape yard requirement along the west property line, and the overall amount of interior
landscape yard islands.
Table 1. Detail of Required Departures
Site Design Regulation Standard Proposed
PAB District
Vehicle Use Area(VUA) Interior 1.62 feet
Yard Setback 6 ft.
(for parking lot expansion) along west property line along west property line
Transition Landscape Yard 33 feet 11.41 feet
(for parking lot expansion) along south property line along south property line
Vehicle Use Area Landscape 3 trees 0 trees
Yard 22 shrubs 0 shrubs
(for parking lot expansion) along west property line along west property line
Interior Landscape Yard One island for every 20,000
(for entire vehicle use area sq. ft. of VUA 8 total
(VUA)) (14 total)
Fence in Side and Rear Yards 6 ft. high 8 ft. high
Fence in Street Yard 4 ft. high 6 ft. high
The proposed eight-foot high fence exceeds the maximum permitted six-foot high fence allowed
in side and rear yards of a building, and the proposed six-foot high open design fence in the street
yard exceeds the maximum permitted four-foot high fence. All departures are summarized in the
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Recommendation & Findings of Fact •
Petitions 20-19
July 1, 2019
Table 1, and are shown in Figure 3.
..--"-::.%-!... ." -,s+
�?
Recommendation & Findings of Fact
Petitions 20-19
July 1, 2019
with barbed wire in 1977. In 1982,the entire property was rezoned to B4,General Service
District.
In 1992, the property was classified CI Commercial Industrial with the adoption of the
current Zoning Ordinance. Sherman Health Resource Center medical offices moved into
the building in 1995,demolished the west-wing building(currently greenspace west of the
building) and reconfigured the parking lot to have one access driveway to East Chicago
Street instead of the original two. The medical office moved out of the building in the late
2000s. Since that time, the building has been vacant.
In 2016,the City approved a conditional use for an indoor family amusement center(Urban
Air Trampoline Park). The amusement center however was never established.
B. Surrounding Land Use and Zoning. The property is located along E. Chicago Street
corridor and is primarily surrounded by new and used motor vehicle dealership. The
property to the north across E. Chicago Street is zoned CI Commercial Industrial and is
improved with Elgin Chrysler Dodge Jeep Ram dealership. The property adjacent to the
west is also zoned CI Commercial Industrial and is currently vacant. The property was
most recently used as a used motor vehicle dealership(Car Outlet).The property to the east
is zoned PAB Planned Area Business District is and is home to Hopkins Ford dealership.
The property adjacent to the south is zoned PRC Planned Residence Conservation District
and is improved with Oakwood Hills residential townhouse community.
C. Comprehensive Plan. The subject property is designated as Corridor Commercial by the
City's 2018 Comprehensive Plan. Located along the City's heavily traveled corridors and
intersection, Corridor Commercial areas provide retail services to both local and regional
consumer bases. These areas contain a mix of retail from large community centers with
multiple tenants to smaller stand-along businesses. Corridor Commercial areas are the most
widely accommodating and ranging commercial areas within the city. Corridor
Commercial areas are auto-oriented by nature but should also be enhanced to be pedestrian-
friendly.
D. Zoning District. The purpose of the PAB Planned Area Business District is to provide
commodities and services to several neighborhoods, and in some instances to a
communitywide or regional supporting population, subject to the provisions of Chapter
19.60 "Planned Developments" of the Elgin Municipal Code, as amended. A PAB zoning
district is most similar to, but departs from the standard requirements of the AB zoning
district.
E. Trend of Development. The subject property is located along the East Chicago Street
arterial corridor. The development along East Chicago Street between Willard Avenue on
the west and Shales Parkway on the east has been characterized by automobile dealerships,
auto-oriented businesses, and stand-alone retail and restaurant buildings. The applicant is
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Recommendation & Findings of Fact
Petitions 20-19
July 1, 2019
not proposing to make significant exterior changes to the existing building or the
configuration of the accessory parking lot. The proposed bus operators' offices and school
bus parking is consistent with other existing auto-oriented uses.
FINDINGS
After due notice as required by law, the Planning & Zoning Commission conducted a public
hearing in consideration of Petition 20-19 on July 1, 2019. Testimony was presented at the public
hearing in support of the application. The Community Development Department submitted a
Development Application Review and Written Findings & Recommendation to the Planning &
Zoning Commission dated July 1, 2019.
The Community Development Department and the Planning & Zoning Commission have made
the following findings regarding the application against the standards for map amendments
outlined in § 19.55.030, and planned developments outlined in § 19.60.040:
STANDARDS FOR MAP AMENDMENTS AND PLANNED DEVELOPMENTS
A. Site Characteristics Standard. The suitability of the subject property for the planned
development with respect to its size, shape, significant natural features including
topography, watercourses and vegetation and existing improvements.
Findings. The subject property is suitable for the intended planned development with
respect to its size, shape, significant features including topography, watercourses,
vegetation, and existing improvements. The 10-acre property is improved with a 79,500-
square foot building and accessory parking lot. The property has been vacant and
underutilized since late 2000s. The School District has already been using the parking lot
for employee parking. There are no existing watercourses or property improvements that
would have a negative impact on the proposed use of the property. The applicant would
add new trees and other landscaping throughout the site. The existing street trees along E.
Chicago Street would be preserved.
B. Sewer and Water Standard. The suitability of the subject property for the planned
development with respect to the availability of adequate Municipal water, wastewater
treatment and stormwater control facilities.
Findings. The subject property is suitable for the intended planned development with
respect to the availability of adequate water, sanitary treatment, and storm water control
facilities. All municipal water, sanitary sewer, and stormwater utilities are located in E.
Chicago Street. The applicant would construct all new water, sanitary sewer, and
stormwater utilities. All city infrastructure can adequately serve the proposed use.
C. Traffic and Parking Standard. The suitability of the subject property for the planned
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Recommendation & Findings of Fact
Petitions 20-19
July 1, 2019
development with respect to the provision of safe and efficient on-site and off-site vehicular
circulation designed to minimize traffic congestion.
1. Nonresidential land uses should be located central and accessible to the area or
population served without requiring traffic movements through or into a residential
neighborhood. Nonresidential land uses should not be located within residential
neighborhoods, but on their periphery as defined by the "arterial street"[SR]system.
2. The number of locations for vehicular access to or from a public right of way should be
limited to those which are necessary for the reasonable use of the property and
consistent with current traffic engineering standards. Property with two (2) street
frontages should not be permitted access to or from the street with the higher degree of
continuity within the overall street system or with the higher traffic volume. With the
exception of residential driveways, locations for vehicular access to or from a public
right of way should be aligned directly opposite existing or approved locations across
the street.
Findings. The subject property is suitable for the intended planned development with
respect to the provision of safe and efficient on-site and off-site vehicular circulation
designed to minimize traffic congestion. The property has one full access driveway to E.
Chicago Street.The applicant would add a second full access driveway to E.Chicago Street
near the east property line. The two driveways would be located approximately 300 feet
apart and would serve to minimize any vehicular conflicts between school buses and
passenger vehicles. The applicant would also construct a new pedestrian connection from
the public sidewalk along E. Chicago Street to the building.
E. Chicago Street is a three-lane roadway adjacent to the property with one travel lane in
each direction and a center turn-lane. The center-turn lane serves to minimize any traffic
backups due to left-turning vehicles along the corridor. E. Chicago Street corridors
functions without any backups or traffic congestion and has adequate capacity to absorb
any additional traffic associated with the new use. The proposed use will not have any
negative effect on the existing traffic circulation in the area.
The proposed bus operators' offices use is required to provide a total of 318 parking spaces
based on the parking requirement for one parking space per 250 square feet of floor area.
With a total of 422 parking spaces proposed (248 regular parking spaces, and 174 bus
parking spaces), the property will continue to meet the parking requirement.
D. Zoning History Standard. The suitability of the subject property for the planned
development with respect to the length of time the property has remained undeveloped or
unused in its current zoning district.
Findings. The property is suitable for the intended planned development with respect to
the length of time the property has remained undeveloped or unused in its current zoning
district. The subject property was annexed in 1962, and upon annexation it was zoned B3
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Recommendation & Findings of Fact
Petitions 20-19
July 1, 2019
Service Business District and M1 Limited Manufacturing District. The existing building
on site was constructed in 1965 for Topps Discount Department Store. The property
developed as Elgin Plaza Shopping Center with the 1968 conditional use approval for a
car-wash outlot building and construction of a 15,000-square foot, west-wing building
adjacent to the main building.
The First Chicago National Bank Corporation's Visa-Bank Americard division offices
moved into the building in the mid-1970s. 1982, the entire property was rezoned to B4,
General Service District.
In 1992, the property was classified CI Commercial Industrial with the adoption of the
current Zoning Ordinance. Sherman Health Resource Center medical offices moved into
the building in 1995. The medical office moved out of the building in the late 2000s. Since
that time,the building has been vacant.
In 2016,the City approved a conditional use for an indoor family amusement center(Urban
Air Trampoline Park). The amusement center however was never established.
E. Surrounding Land Use and Zoning Standard. The suitability of the subject property for
the planned development with respect to consistency and compatibility with surrounding
land use and zoning.
Findings. The property is suitable for the intended planned development with respect to
consistency and compatibility with surrounding land uses and zoning. The property is
located along E. Chicago Street corridor and is primarily surrounded by new and used
motor vehicle dealership. The property to the north across E. Chicago Street is zoned CI
Commercial Industrial and is improved with Elgin Chrysler Dodge Jeep Ram dealership.
The property adjacent to the west is also zoned CI Commercial Industrial and is currently
vacant. The property was most recently used as a used motor vehicle dealership (Car
Outlet). The property to the east is zoned PAB Planned Area Business District is and is
home to Hopkins Ford dealership.The property adjacent to the south is zoned PRC Planned
Residence Conservation District and is improved with Oakwood Hills residential
townhouse community.
F. Trend of Development Standard. The suitability of the subject property for the planned
development with respect to consistency with an existing pattern of development or an
identifiable trend of development in the area.
Findings.The subject property is suited for the intended planned development with respect
to consistency with an existing pattern of development or an identifiable trend of
development in the area. The subject property is located along the East Chicago Street
arterial corridor. The development along East Chicago Street between Willard Avenue on
the west and Shales Parkway on the east has been characterized by automobile dealerships,
- 9 -
Recommendation & Findings of Fact
Petitions 20-19
July 1, 2019
auto-oriented businesses, and stand-alone retail and restaurant buildings. The applicant is
not proposing to make significant exterior changes to the existing building or the
configuration of the accessory parking lot. The proposed bus operators' offices with school
bus parking is consistent with other existing auto-oriented uses.
G. Planned Development District Standard: The suitability of the subject property for the
intended planned development district with respect to conformance to the provisions for
the purpose and intent, and the location and size of a zoning district.
Findings. The subject property is suitable for the intended planned development district
with respect to conformance to the provisions for the purpose and intent, and the location
and size of a zoning district. The purpose of the PAB Planned Area Business District is to
provide commodities and services to several neighborhoods, and in some instances to a
communitywide or regional supporting population, subject to the provisions of Chapter
19.60 "Planned Developments" of the Elgin Municipal Code, as amended. A PAB zoning
district is most similar to, but departs from the standard requirements of the AB zoning
district.
Other properties along E. Chicago Street corridor, such as the Ford dealership adjacent to
the east, have been rezoned to PAB Planned Area Business Districts. The proposed PAB
District would allow the applicant to reconstruct and expand the existing parking lot and
use it for primarily transportation division of the school district operations. The school bus
operators' offices and school bus parking are consistent with other auto-oriented uses along
the corridor.
H. Comprehensive Plan Standard. The suitability of the subject property for the planned
development with respect to conformance to the goals, objectives, and policies of the
Official Comprehensive Plan
Findings. The subject property is suitable for the intended planned development with
respect to conformance to the goals,objectives,and policies of the Official Comprehensive
Plan. The subject property is designated as Corridor Commercial by the City's 2018
Comprehensive Plan. Located along the City's heavily traveled corridors and intersection,
Corridor Commercial areas provide retail services to both local and regional consumer
bases. These areas contain a mix of retail from large community centers with multiple
tenants to smaller stand-along businesses. Corridor Commercial areas are the most widely
accommodating and ranging commercial areas within the city. Corridor Commercial areas
are auto-oriented by nature but should also be enhanced to be pedestrian-friendly.
ADDITIONAL STANDARDS FOR PLANNED DEVELOPMENTS
Conditional Use for a Planned Development: Where applicable, the suitability of the
- 10 -
Recommendation & Findings of Fact
Petitions 20-19
July 1, 2019
subject property for the intended conditional use for a planned development with respect
to the provision for the purpose and intent of planned developments and with respect to the
provisions of section 19.65.010 of the zoning ordinance. No conditional use for a planned
development should be granted for the sole purpose of introducing a land use not otherwise
permitted on the subject property.
Findings. This standard is not applicable. The applicant is not seeking approval of a
planned development as a conditional use.
J. Natural Preservation Standard. The suitability of the subject property for the intended
planned development with respect to the preservation of all significant natural features
including topography, watercourses, wetlands, and vegetation.
Findings. The subject property is suitable for the intended planned development with
respect to the preservation of all significant natural features including topography,
watercourses,wetlands,and vegetation.There are no significant natural features,including
topography, watercourses, wetlands, and vegetation located on the property. The 10-acre
property is improved with a 79,500-square foot building and accessory parking lot that has
been vacant or underutilized since the late 2000s. There are no existing watercourses or
property improvements that would have a negative impact on the proposed development
of the property.
K. Internal Land Use. The suitability of the subject property for the intended planned
development with respect to the land uses permitted within the development being located,
designed, and operated so as to exercise no undue detrimental influence on each other or
on surrounding property.
Findings. The subject property is suitable 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
properties. The applicant is proposing to establish school district bus operators' offices
with school bus parking and other administrative office uses. The on-site parking lot is
already used for school district employee parking who are then shuttled to other school
district facilities. Of the proposed administrative office uses, the school district plans to
establish a school district welcome center for registration, and school district records
storage. All office uses are compatible and will not have any negative effect on each other.
The applicant is separating the school bus parking areas from regular visitor and employee
parking area to minimize any vehicular conflicts. The proposed school bus parking is
similar to other motor vehicle dealerships and other auto-oriented uses along E. Chicago
Street corridor and will not have any negative effect on the surrounding properties.
- 11 -
Recommendation & Findings of Fact
Petitions 20-19
July 1, 2019
PLANNED DEVELOPMENT DEPARTURES AND EXCEPTIONS
The applicant is requesting the following departures from the requirements of the zoning
ordinance:
1. Sections 19.35.435,"Site Design".The minimum required vehicle use area(VUA)interior
yard setback is six feet. The applicant is proposing a 1.62-foot VUA interior yard setback
along the west property line.
2. Sections 19.35.435,"Site Design".The minimum required transition landscape yard is 33
feet along the south property line. The applicant is proposing a 11.41-foot wide transition
landscape yard along the south property line.
3. Sections 19.12.720, "Landscape Yards". The minimum required vehicle use area
landscape yard plantings are three trees and 22 shrubs along the west property line for
parking lot expansion. The applicant is not proposing any VUA landscape yard with trees
or shrubs along the west property line of parking lot expansion.
4. Sections 19.12.720, "Landscape Yards". The minimum required interior landscape yard
for the entire parking lot is one landscape island for every 20,000 square feet (14 islands
total). The applicant is proposing a total of eight parking lot islands of various sizes.
5. Sections 19.90.015 "Definitions and Regulations". A maximum height of a solid fence
within the required side and rear yards is six feet. The applicant is proposing an eight-foot
high solid fence along the south, east, and west property lines in side and rear yards.
6. Sections 19.90.015, "Definitions and Regulations". The maximum height of an open
design fence in the street yard is four feet. The applicant is proposing a six-foot high open
design fence in the street yard.
Staff fmds the proposed departures are appropriate to achieve a desirable redevelopment of a long
vacant property. The proposed vehicle use area setbacks and landscaping departures are requested
to expand the parking lot west of the building to be in-line with the existing parking lot that was
constructed with minimal setback along the west property line. The requested departures would
result in a more functional and efficient parking lot that would accommodate more parking for
school buses on the side and in rear of the building.
In return, the applicant would provide an approximately 11-foot wide and six-foot wide vehicle
use area setbacks with landscaping along the south and east property lines respectively where
currently there is no setback as the existing parking lot was also constructed up to the south and
east property lines as well. While there are no proposed landscape islands west, south and east of
the building, the applicant would install additional parking lot islands in the front portion of the
parking lot, which is the most visible from E. Chicago Street. The overall site also meets and
- 12 -
Recommendation & Findings of Fact
Petitions 20-19
July 1, 2019
slightly exceeds the minimum requirement for total area of interior landscape yard(5%or 14,498
square feet required, 5.4% or 15,925 square feet proposed). In addition, all existing mature street
trees along E. Chicago Street would be preserved.
The proposed departures for the fence height are necessary to provide adequate security for school
bus parking. The proposed eight-foot high fence is necessary to provide the same security as a
typical chain-link six-foot high fence with barbed wire on top, but is visually more appealing and
consistent with other fences recently installed on non-residential properties. Similarly, because
only a four-foot high open design fence is permitted in the street yard, the applicant is proposing
a six-foot high open design steel fence for added security. A similar type of six-foot high security
fence has been approved for the Fox River Water Reclamation District(FRWRD)at its new pump
station at 700 Wellington Street. Staff believes the two proposed fences would provide the needed
security for School District U-46 while providing a more appealing exterior than the typical chain-
link fence used on similar properties in the area.
RECOMMENDATION
The Community Development Department and the Planning & Zoning Commission recommend
approval of Petition 20-19, subject to the following conditions:
1. Substantial conformance to the Development Application submitted by School District U-
46, as applicant, and property owner, received May 16, 2019, and supporting documents
including:
a. 1019 Chicago Street Zoning Change Application Letter, dated June 27, 2019, from
Hampton, Lenzini and Renwick, Inc.;
b. Undated Application for Map Amendment Statement of Purpose and Conformance,
received June 14, 2019;
c. Plat of Survey, prepared by Hampton, Lenzini and Renwick, Inc., dated March 12,
2019;
d. Zoning Exhibit,prepared by Hampton, Lenzini and Renwick, Inc.,dated February 27,
2019, last revised June 24, 2019, with such further revisions as required by the
Community Development Director;
e. Two-page photometric plans for Elgin SD U46 New Bus Parking Lot,prepared by PG
Enlighten, dated June 22, 2018, with such further revisions as required by the
Community Development Director;
f. Undated exterior lighting specifications from Steiner for Viper L luminaire, received
June 27,2019,with such further revisions as required by the Community Development
Director;
g. School District U-46 Project#2047 Site Reconstruction 1019 E Chicago Street,Elgin,
Illinois 2019 engineering plans, prepared by Hampton, Lenzini and Renwick, Inc.,
dated February 27, 2019, last revised June 24, 2019, with such further revisions as
required by the City Engineer; and
h. Undated fencing plans,received June 27,2019,with such further revisions as required
- 13 -
Recommendation & Findings of Fact
Petitions 20-19
July 1, 2019
by the Community Development Director.
In the event of any conflict between such documents and the terms of this ordinance or
other applicable city ordinances, the terms of this ordinance or other applicable city
ordinances shall supersede and control.
2. A departure is hereby granted to allow a vehicle use are interior yard setback of 1.62 feet
from the west property line.
3. A departure is hereby granted to allow a transition landscape yard of minimum 11.41 feet
from the south property line.
4. A departure is hereby granted to allow no vehicle use area landscape yard along the west
property line.
5. A departure is hereby granted to allow a total of eight landscape islands within the interior
landscape yard.
6. A departure is hereby granted to allow the construction of an eight-foot high solid fence in
side yards east and west of the building, and in the rear yard south of the building.
7. A departure is hereby granted to allow the construction of a six-foot high black open design
steel fence in the street yard.
8. Compliance with all applicable codes and ordinances.
The vote of the Planning&Zoning Commission on the motion torecommend approval, subject
to
the conditions outlined by the Community Development Department,was five(5)yes,zero(0)no,
and zero(0) abstentions. Two members were absent.
Respectfully Submitted,
s/Jay Cox
Jay Cox, Chairman
Planning&Zoning Commission
s/Damir Latinovic
Damir Latinovic, AICP; Secretary
Planning&Zoning Commission
- 14 -
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EXHIBITS Zoning Map N
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Petition 20-19&21 -19
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EXHIBIT D
SITE LOCATION
1019 E. Chicago Street
Petition 20-19
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EXHIBIT D
SITE LOCATION
1019 E. Chicago Street
Petition 20-19
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EXHIBIT D
SITE LOCATION
1019 E. Chicago Street
Petition 20-19
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EXHIBIT D
SITE LOCATION
1019 E. Chicago Street
Petition 20-19
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