HomeMy WebLinkAboutG55-25 Ordinance No. G55-25
AN ORDINANCE
AMENDING VARIOUS SECTIONS OF TITLE 19 OF THE ELGIN
MUNICIPAL CODE, ENTITLED "ZONING"
WHEREAS, a written application has been made to amend various chapters of Title 19 of
the Elgin Municipal Code, entitled "Zoning"; and
WHEREAS,the Planning and Zoning Commission conducted a public hearing concerning
said application on November 3, 2025, 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,regulations in the city's zoning ordinance
relating to land use, pertain 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 Section 19.15.520 of the Elgin Municipal Code, as amended, entitled
"Land use," be and is hereby further amended by amending subsection 19.15.520.L., entitled
"Miscellaneous uses division,"to read as follows:
"L. Miscellaneous uses division.
Adult entertainment establishment [SR] (UNCL).
Motor vehicle and impoundment yard [SR] (UNCL)."
Section 2. That Section 19.15.523 of the Elgin Municipal Code, as amended, entitled
"Site design requirements," be and is hereby further amended by amending subsection
19.15.523.D., entitled "Miscellaneous uses division,"to read as follows:
"D. Miscellaneous uses division.
Commercial operations yard [SR] (UNCL) must be located on a zoning lot [SR]
containing four(4)or more acres,shall not exceed fifteen thousand (15,000) square
feet,and the commercial operations yard [SR] (UNCL) must be two hundred(200)
feet or more from the Randall Road or arterial street [SR] lot line [SR].
Notwithstanding the allowances within subsection 19.90.015, a commercial
operations yard [SR] (UNCL)is only allowed in the area directly behind a principal
building [SR] and between the sides of said building extended to the rear lot line
[SR]. Commercial operations yards [SR] (UNCL) previously authorized by a
planned development ordinance prior to November 15, 2023, are not required to
comply with the site design requirements of this subsection 19.15.523. D.
Outdoor display lots [SR] (UNCL)must be located on a zoning lot [SR] containing
four(4)or more acres."
Section 3. That section 19.35.530 of the Elgin Municipal Code, as amended, entitled
"Land use," be and is hereby further amended by amending subsection 19.35.530.A.11, entitled
"Miscellaneous uses division,"to read as follows:
"11. Miscellaneous uses division:
Accessory package liquor sales establishment [SR] (UNCL).
Accessory structures [SR] (UNCL)to the permitted uses allowed in the CC 1 Center
City District, subject to the provisions of section 19.12.500.
Accessory uses [SR] (UNCL)to the permitted uses allowed in the CC1 Center City
District, subject to the provisions of section 19.10.400.
Fences and walls [SR] (UNCL).
Loading facilities [SR] (UNCL), exclusively accessory [SR] to a permitted use
allowed in the CC 1 Center City District, subject to the provisions of chapter 19.47.
Refuse collection area [SR].
Signs [SR] (UNCL), subject to the provisions of chapter 19.50.
Temporary uses [SR] (UNCL)."
Section 4. That section 19.35.530 of the Elgin Municipal Code, as amended, entitled
"Land use," be and is hereby further amended by amending subsection 19.35.530.B.9, entitled
"Miscellaneous uses division,"to read as follows:
"9. Miscellaneous uses division:
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Accessory structures [SR] (UNCL) to the conditional uses allowed in the CC1
Center City District, subject to the provisions of section 19.12.500.
Accessory uses [SR] (UNCL) to the conditional uses allowed in the CC1 Center
City District, subject to the provisions of section 19.10.400.
Drive-through facilities [SR], subject to the provisions of chapter 19.45.
Master signage plan [SR], subject to the provisions of chapter 19.50.
Parking lots [SR] (UNCL), as a principal use or accessory [SR] to a use allowed in
the CC1 district, subject to the provisions of this chapter and chapter 19.45.
Parking structures [SR] (UNCL), as a principal use or accessory [SR] to a use
allowed in the CC 1 district, subject to the provisions of this chapter and chapter
19.45.
Planned developments [SR] (UNCL) on a zoning lot containing less than two (2)
acres of land, subject to the provisions of chapter 19.60."
Section 5. That Section 19.40.330 of the Elgin Municipal Code, as amended, entitled
"Land use," be and is hereby further amended by amending subsection 19.40.330.B.4, entitled
"Services division,"to read as follows:
"4. Services division:
Automobile proving and testing grounds (8734).
Child day care services (835).
Crematories (7261).
Emergency shelters [SR] (8322).
Transitional housing facilities [SR]."
Section 6. That section 19.50.090 of the Elgin Municipal Code, as amended, entitled
"Special street graphics,"be and is hereby further amended by amending subsection 19.50.090.M,
entitled"Murals,"to read as follows:
"M. Mural. Murals may be located only in compliance with the provisions of this section
and the other provisions of this chapter.
1. Murals shall be allowed only in the AB Area Business District, CC 1 Center
City District, CC2 Center City District, as well as the like planned development
districts.
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2. Murals shall not be placed on a building which is used exclusively for a
residential principal use, shall not extend more than six (6) inches from the plane
of the wall upon which it is painted or to which it is affixed, and shall not extend
above the top of the wall upon which it is painted or to which it is affixed.
3. Murals shall not cover or interrupt major architectural features, such as
doors, exits, and windows.
4. Murals shall contain less than three (3) percent text.
5. Murals are limited to one(1)wall per building or one(1) side of a structure,
and no more than one (1) mural per zoning lot [SR].
6. The property owner shall not be compensated for the display of the mural
or the right to place the mural on a site."
Section 7. That Section 19.90.015 of the Elgin Municipal Code, as amended, entitled
"Definitions and regulations," be and is hereby further amended by amending the definition of
"Street, arterial"to read as follows:
"Street, arterial, means a street [SR] which has continuity between municipalities or other
urban centers, which has continuity through the city, or which intersects with three (3) or
more limited access arterial streets [SR], or other arterial streets, and which affords a
primary means of access for intersecting streets and for adjoining lots of record [SR] at a
limited number of locations.
The arterial streets shall be McLean Boulevard, State Route 31 (State Street), Dundee
Avenue (south of Interstate 90), Villa Street, Center Street (between Dundee Avenue and
Villa Street), National Street (between Villa Street and State Street), State Route 25 (St.
Charles Street, Bluff city Boulevard, Liberty Street, Dundee Avenue), Illinois Route 72
(Higgins Road), Big Timber Road, Highland Avenue, Larkin Avenue, Kimball Street,
Congdon Avenue (east of State Route 25), State Route 58 (Summit Street east of Dundee
Avenue), State Route 19 (East Chicago Street), Nesler Road, Coombs Road, Bowes Road,
Russell Road,Damisch Road, McDonald Road, Silver Glen Road,Corron Road, Muirhead
Road, Plank Road and State Route 20 (west of Weld Road)."
Section 8. That Section 19.90.015 of the Elgin Municipal Code, as amended, entitled
"Definitions and regulations," be and is hereby further amended by amending the definition of
"Commercial operations yard" to read as follows:
"Commercial operations yard means a yard [SR] or a building [SR], which is open to the
adjoining open space on one (1) or more sides, utilized for the storage of motor vehicles [SR],
equipment,or materials necessary for and accessory [SR] to the principal use [SR] served; utilized
as a motor vehicle impoundment yard [SR]; utilized as a motor vehicle recycling yard [SR]; or
utilized as a recycling yard [SR]. No commercial operations yard shall be utilized as a junkyard
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[SR] or as a motor vehicle wrecking yard [SR]. Commercial operations yards shall be subject to
the following supplementary regulations:
A. Setbacks. No commercial operations yard shall be located within a required building
[SR] setback [SR] from a street lot line [SR] or a transition lot line [SR]. Commercial
operations yards shall be setback a minimum of ten (10) linear feet from any interior lot
line [SR],except the setback may be reduced to zero(0)linear feet where the land use [SR]
along a coterminous interior lot line [SR] is a railroad track.
B. Surfacing. Commercial operations yards shall be improved with a minimum eight (8)
inch compacted gravel base with a Type A3 sealcoat overlay or an equivalent as approved
by the city engineer. Where heavy equipment is driven within a commercial operations
yard, the surface may be improved with a minimum twenty-four (24) inch compacted
gravel surface as approved by the development administrator [SR] or an equivalent as
approved by the city engineer [SR].
C. Dust control. Where a gravel surface is approved by the development administrator and
the city engineer, dust control for the commercial operations yard shall be provided
including an application of calcium chloride or an equivalent approved by the state
department of transportation and the city engineer. Reapplications of the dust control
measures shall be made at the direction of the code enforcement officer [SR].
D. Stormwater control. Stormwater control for a commercial operations yard shall be
subject to the provisions of title 21.
1. Seal coat or other impervious surfaces. Surface water shall be discharged into
an adequate storm sewer system, or alternate drainage system if storm sewer is not
available. Drainage shall not be permitted to flow directly across sidewalks. The
intent of this section is to provide for the collection of stormwater within the
commercial operations yard versus the overland flow of water onto public rights-
of-way or onto adjoining property. The city engineer may require that the facilities
be designed with on-site stormwater detention capabilities where the existing storm
sewer system has insufficient capacity.
2. Gravel surface. Where a gravel surface is approved by the development
administrator and the city engineer, no stormwater shall be allowed to flow
overland onto adjoining public rights-of-way or onto adjoining property.
Stormwater shall be directed to and collected in an on-site retention/settling facility,
as approved by the city engineer.
E. Screening. A commercial operations yard shall be screened on all sides not adjoining
an enclosed building [SR] by a solid fence [SR] constructed and maintained at a minimum
structure height [SR] of six (6) feet. No materials or equipment shall be stored at a height
greater than the height of the screening fence; except that when there is no reasonable
alternative, material or equipment may be stored at a height greater than the height of the
screening fence, provided that the commercial operations yard is setback a minimum of
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one (1) additional linear foot from all interior lot lines for each one (1) foot of storage
height above the screening fence. No chain-link or mesh type of fence with inserted
screening slats shall be acceptable in complying with the provisions of this section.
F. Landscaping.
1. Trees; type. Required trees shall be of an approved type, shall measure not less
than two (2) inches in diameter, nor less than ten (10) feet in height, and shall
include a minimum of four(4) species. The following trees shall not be permitted.
American elms, Chinese elms, cottonwood, box elders, silver maples, poplars in
variety, willows in variety, or other similar fast growing brittle wood species.
2. Trees; number and location. Trees shall be planted within the required setbacks
from a lot line [SR]. The number of required trees shall be calculated by dividing
the total linear footage on all sides of the commercial operations yard by fifty (50)
feet but shall not be less than two (2) trees for each side. That part of any side of a
commercial operations yard immediately adjoining the building which the yard
serves shall not be included in the calculation. Required trees may be clustered as
approved by the development administrator. The development administrator may
credit existing trees toward the tree-planting requirement of this subsection.
3. Shrubs; type. Required shrubs shall be of an approved type and shall be
maintained at not less than two (2) feet in height at any location and not more than
three(3) feet in height within any required setback [SR] from a street lot line [SR].
4. Shrubs; number and location.A commercial operations yard shall be landscaped
with shrubs along fifty (50) percent of each exterior side of the required screening
fence, excepting along that part of any side immediately adjoining the building
which the yard serves. Three (3) shrubs shall be required for each ten (10) feet of
the perimeter of the yard. Plant material may be clustered as approved by the
development administrator. The development administrator may credit existing
shrubs toward the shrub-planting requirement of this subsection. Those portions of
the landscaped areas containing no trees or shrubs shall be landscaped with grass
or other suitable ground cover. The landscaped areas shall be maintained free of
litter and weeds, and all dead and unsightly plant material shall be replaced."
Section 9. That Section 19.90.015 of the Elgin Municipal Code, as amended, entitled
"Definitions and regulations," be and is hereby further amended by amending the definition of
"Emergency shelter,"to read as follows:
"Emergency shelter means a short-term residential facility providing lodging and meals to
homeless individuals and/or families who provide positive identification pending attempts
by such residents to find more permanent housing. Such shelters shall be adequately staffed
during operating hours and may include a rapid re-housing program, a permanent
supportive housing program, and supportive services including but not limited to mental
health, housing, healthcare,job training, recovery, and education, and where no meals or
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other services are provided to nonresidents of the shelter. No person shall own, operate, or
manage an emergency shelter except on a not-for-profit basis. Person shall mean a person,
operator, firm, partnership, corporation or other legal entity."
Section 10. That Section 19.90.015 of the Elgin Municipal Code, as amended, entitled
"Definitions and regulations," be and is hereby further amended by amending the definition of
"Transitional housing facility,"to read as follows:
"Transitional housing facility means a long-term residential facility the purpose of which
is to facilitate the movement of homeless individuals and/or families to permanent housing
within a reasonable amount of time, generally twenty-four (24) months. The facility may
also provide accommodations and services described herein for individuals who are
identified as on the verge of homelessness with the intent of preventing homelessness.
A transitional housing facility shall be subject to the following supplementary regulations:
A. A transitional housing facility must always be adequately staffed.
B. Individuals and families within a transitional housing facility must enter into an
occupancy agreement with the facility provider for at least one (1) month, except those
homeless individuals and/or families that may avail themselves of emergency shelter
provisions, if any.
C. No person shall own, operate,or manage a transitional housing facility except on a not-
for-profit basis. Person shall mean a person,operator, firm,partnership, corporation,or
other legal entity.
D. A transitional housing facility may include but is not limited to the following
programmatic elements in so long as they are for the sole benefit of the residents of the
facility: kitchen and meal services; childcare services; supportive services for mental
health, housing, healthcare, vocational training, recovery, and education; and/or retail
sales and/or services that provides vocational training and/or funding for the facility,
provided such sales and/or services are conducted within a building[SR].A transitional
housing facility may also include an emergency shelter [SR], rapid re-housing,
permanent supportive housing, and/or permanent residential accommodations for staff
or other like persons who help operate the facility."
Section 11. That all ordinances or parts of ordinances in conflict with the provisions of
this ordinance be and are hereby repealed to the extent of any such conflict.
Section 12. That this ordinance shall be in full force and effect upon its passage and
publication in the manner provided by law.
David J. Kapt n, Ma r
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Presented: December 17, 2025
Passed: December 17,2025
Omnibus Vote: Yeas: 9 Nays: 0
Recorded: December 17, 2025
Published: December 17, 2025
N.
Kimberly De is, C. y Clerk
I
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EXHIBIT A
November 3,2025
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 31-25, an application by
the Development Administrator of the City of Elgin,as Applicant,to amend Title 19"Zoning"of
the Elgin Municipal Code to establish a definition and supplementary regulations for a
"Transitional housing facility [SR] (UNCL)" and make said land use a conditional use in the GI
General Industrial District and/or the CI Commercial Industrial District; to amend the definition
and/or supplementary regulations for "Emergency shelter", "Commercial operations yard", and
"Street, arterial"; to amend the list of prohibited land uses and the site design requirements in the
ARC Arterial Road Corridor Overlay District regarding but not limited to "Emergency shelters
[SR] (8322)", "Commercial operations yard [SR] (UNCL)", "Public warehousing and storage
(422)", and/or "Transitional housing facility [SR] (UNCL)"; to allow murals in the AB Area
Business District;and to allow"Accessory package liquor sales establishment[SR] (UNCL)"as a
permitted use in the CC1 Center City District.
GENERAL INFORMATION
Petition Number: 31-25
Requested Action: Approve various, unrelated amendments to the text of the zoning
ordinance, including to establish a definition and supplementary
regulations for a "Transitional housing facility [SR] (UNCL)" and
make said land use a conditional use in the GI General Industrial
District; to amend the definition and/or supplementary regulations
for "Emergency shelter", "Commercial operations yard", and
"Street, arterial"; to amend the list of prohibited land uses and the
site design requirements in the ARC Arterial Road Corridor Overlay
District regarding "Commercial operations yard [SRl (UNCL)"; to
allow murals in the AB Area Business District: and to allow
"Accessory package liquor sales establishment [SR] (UNCL)" as a
permitted use in the CC1 Center City District
Recommendation & Findings of Fact
Petition 31-25
November 3,2025
Applicant: Marc S. Mylott,AICP;Director of Community Development
Staff Coordinator: Marc S. Mylott,AICP;Director of Community Development
Exhibits Attached: A. Development Application
B. Draft Amendment to the toning Ordinance
TEXT AMENDMENT SUMMARY
As has been past practice, staff is advancing and recommending approval of a series of unrelated
text amendment to the zoning ordinance.Three of the five amendments proposed for consideration
are designed to help area not-for-profits, another reduces the time required in the development
approval process, and another enhances the economic viability of a small number of properties
along an arterial street that are otherwise separated from the main commercial corridor by Interstate
90.
Exhibit B attached to this staff report shows the proposed new language to the zoning ordinance
in redline and the language to be deleted from the zoning ordinance in strikeout.
The amendments can be summarized as follows:
1. Accessory Package Liquor Amendment. This amendment would move accessory package
liquor sales from the list of conditional uses in the CC1 Center City District to the list of
permitted uses. Accessory package liquor sales allow a business to sell a limited amount of
beer, wine, and/or alcohol in their original package for consumption off premises, in addition
to whatever is the primary purpose of the business.
'Accessory package liquor is not the same as a liquor store,which would remain a conditional
use in the downtown zoning districts. For example, accessory package liquor would allow a
brew pub to sell pre-packaged bottles and/or cans of its brewed beer to customers to take home
to drink.Or accessory package liquor would allow a restaurant or bar to sell bottles and/or cans
of beer, wine,and/or alcohol for customers to take home to drink.
The conditional use process in this instance is a "belt and suspenders" extra review because
the City's Liquor Commission—consisting of sitting City Councilmembers—still retains full
discretionary authority to determine whether the business receives a liquor license. The
conditional use process in this instance only adds time and cost for downtown business owners.
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Recommendation & Findings of Fact
Petition 31-25
November 3, 2025
Notwithstanding, this amendment takes an incremental approach: it only includes properties
in the CC1 district, or the core of Downtown, not properties zoned PCC Planned Center City
or CC2 Center City.These other zoning districts,and perhaps still others,could be considered
at a later date in so long as implementation goes as expected and no other controlling factors
change. The CC1 district is about 40 acres, generally extending from Symphony Way on the
north to Prairie Street on the south, and from Center Street on the east to Riverside Drive on
the west.The PCC and CC2 districts consist of another approximately 150 acres radiating out
from the CC 1 district.
The City has been working with a tenant to occupy the ground floor of the newly renovated 40
DuPage Court building called, "The Bottle Shop". They intend to provide about two dozen
beers primarily from Illinois brewers, non-alcoholic beer, pre-batched cocktails, and craft
sodas on draft for on-site consumption only.They would also have standing coolers containing
300 to 400 other bottled and canned beers,non-alcoholic beers,pre-mixed cocktails,and craft
sodas that they could open and pour in a glass to the consumer with a"corking fee."The Bottle
Shop would like a customer to be able to purchase from this wide selection of bottles and cans
to either take home and consume later or take to a restaurant like the Dream Hall that has a
BYOB/corkage liquor license.The Bottle Shop also intends to offer wine and cocktails for on-
site consumption and pre-packaged wine and a curated selection of liquor to go. The Bottle
Shop will also allow persons to bring outside food into their establishment.
Representatives of the Bottle Shop are working with the city attorney to determine the
appropriate packaging for to-go sales and the appropriate amount of minimum sales,either by
number of bottles and/or cans or by volume (i.e. no single servings will be allowed). These
requirements would be incorporated into a new liquor license category. That process is
generally running currently with this proposed amendment.
If this zoning amendment is approved, The Bottle Shop would not be required to go through
the conditional use process(or pay the$980 application fee plus public notice deposits),instead
only request approval from the Elgin Liquor Commission.
2. Mural Amendment. This amendment would allow property owners in the AB Area Business
District to put a mural on their building.Murals are currently only allowed in the CC1 and CC2
Center City Districts. Buildings can have one mural. Murals cannot cover major architectural
features,such as doors,exits,and windows,and murals cannot include more than three percent
text.
Ecker Center on Larkin Avenue would like to put a mural on the front of their building as a
key part of their"Strength in the Community" initiative,celebrating 70 years of service to the
Elgin community. If the amendment is approved, Ecker Center is hoping to begin installation
next spring. (All wall signs have been removed from the Larkin Avenue facade. Ecker Center
has a monument sign on Larkin.)
-3 -
Recommendation & Findings of Fact
Petition 31-25
November 3,2025
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Ecker Center on Larkin Avenue would like to put a mural on this facade,celebrating their 70 years of
service to the community.The wall signs have already been removed Ecker Center also has a
monument sign on Larkin.(Photo courtesy of Google Street View.)
3. Arterial Road Corridor Overlay District Amendment. This amendment would remove the
Arterial Road Corridor Overlay District (ARC) designation from the northern-most end of
Dundee Avenue or the approximately 1,000 feet of Dundee that is north of Interstate 90.
Dundee Avenue south of the interstate is about 10,800 feet long(or more than two miles).
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The substantial width and grade change of Dundee Avenue over Interstate 90 effectively establishes the Dundee Avenue commercial
corridor as that two-mile-long portion of Dundee that runs from the ramp on the south side of the interstate to Downtown Elgin,
highlighted above by the orange arrow.The three properties that would no longer be subject to the land use and site design restrictions
of the Arterial Road Comdor Overlay Distnct are highlighted in red(Photo courtesy of Google Maps)
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Recommendation & Findings of Fact
Petition 31-25
November 3,2025
The substantial width and grade change of the Dundee overpass effectively disconnects the
properties north of the interstate from the Dundee Avenue commercial corridor on the south
side. In fact,the Dundee Avenue"entrance"to the city has long been on the south side of the
interstate, at the single-point entrance and exit ramp to the interstate. The city had a welcome
sign directing people south toward Downtown since the mid 1990s (the monument sign
remains but the lettering was removed about six years ago), and Dundee Avenue south of the
interstate ramp was enhanced with a raised center median and landscaping in October 2007.
The 2018 comprehensive plan describes this location as a"prominent gateway".Traffic counts
from the Illinois Department of Transportation substantiate the disconnect. Almost 15 percent
fewer people travel on Dundee north of the interstate than travel on Dundee south of the
interstate.I
The properties fronting the northern, disconnected portion of Dundee include three industrial
buildings at 1605-1625 Dundee,the Lexington Inn,and the Elgin Math and Science Academy
(EMSA). The three industrial buildings and the hotel are zoned CI Commercial Industrial
District.EMSA is zoned CF Community Facility.The owner of the industrial buildings—Plote
Property Management—suggests that the land use and site design restrictions of the ARC have
made it difficult to lease vacant space in their buildings.
The ARC establishes a list of more than 30 land uses that are prohibited, even if allowed by
the underlying zoning. The ARC includes another list of ten land uses that are subject to site
design regulations, such as minimum lot sizes and limitations on where the land use may be
located on the property. To be certain, if the proposed amendment is approved, it does not
mean that all ARC-prohibited uses will be allowed on this northern segment of Dundee. The
land use must still be either a permitted use or a conditional use in the underlying zoning
district; in this case,either the CI or CF zoning district.
The city already has examples where the character along a portion of an arterial street is
different enough from another segment of the street to warrant including only a portion of the
street within the ARC, including National Street between Villa Street and State Street
(properties further west along Walnut Avenue are not within the ARC), Congdon Avenue but
only those properties east of State Route 25 are in the ARC, Summit Street but only those
properties east of Dundee Avenue are in the ARC,and State Route 20 but only those properties
west of Weld Road are in the ARC. And the zoning ordinance does not impose ARC land use
prohibitions and other site design requirements along an arterial street where the proposed use
is above a ground floor or within a multi-tenant building more than 200 feet back from the
arterial street.
4. Commercial Operations Yard Amendment. A commercial operations yard is not allowed on
properties along arterial roads.This amendment would allow businesses along arterial roads to
I Illinois Department of Transportation,Online Interactive Annual Average Daily Traffic Counts Map Data culled October 31,2025
https://www.gettmgaroundi ll inois.com/Traffic%20Counts/mdex.html
-5 -
Recommendation & Findings of Fact
Petition 31-25
November 3, 2025
have a small commercial operations yard (COY) if the COY was generally not visible from
the street.A COY is most often an outdoor space enclosed by a solid fence in which a business
stores vehicles,equipment, or materials necessary for and accessory to the business. It cannot
be a junkyard or as a motor vehicle wrecking yard. A COY has setback, screening, and
landscaping requirements.
The Habitat for Humanity ReStore on State Street needs a place to temporarily store items
outside their building.The items are typically associated with the shipment of donated building
materials, furniture, fixtures, and other goods that are then sold from within the building to
raise money to support Habitat's efforts to provide affordable housing for income-qualified
persons in the Elgin area.The land immediately behind their building is not visible from State
Street,and the rear lot line abuts a property containing railroad tracks.
The amendment would allow COYs subject to site design requirements intended to ensure that
the COY was not visible from the street. Specifically, the COY would be allowed only
immediately behind a building, on a property greater than four acres, back from the street by
200 feet or more, and it could not be larger than 15,000 square feet. The zoning ordinance
already relaxes Arterial Road Corridor (ARC) land use prohibitions and other site design
requirements on an arterial street where a proposed use is off the arterial street, specifically
when it is located above a ground floor or within a multi-tenant building more than 200 feet
back from the arterial street.
The amendment would also waive the 10-foot setback requirement along the railroad track and
allow the development administrator to count existing trees and shrubs toward the landscaping
requirement.
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Habitat for Humanity ReStore on State Street would like to use a small area at the back of their building-highlighted in red-to
temporarily store items associated with donations of goods and materials that are then sold within the building to raise money for Habitat
The area is along a railroad track and not visible from State Street(Photo courtesy of Google Maps)
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Recommendation &Findings of Fact
Petition 31-25
November 3,2025
5. Transitional Housing Facility Amendment. This amendment would create a new land use
category for"transitional housing facilities" and make it a conditional use in the GI General
Industrial District. A transitional housing facility would be a long-term residential facility
intended to facilitate the movement of homeless individuals and/or families to permanent
housing within a reasonable amount of time,generally twenty-four(24)months.A transitional
housing facility could include various programmatic elements for the benefit of their residents
such as kitchen and meal services; childcare services; supportive services for mental health,
housing, healthcare, vocational training, recovery, and education; and/or retail sales and/or
services to provide vocational training and/or funding for the facility. A transitional housing
facility could also include emergency sheltering for a transient population, rapid re-housing,
permanent supportive housing,and/or permanent residential accommodations for staff or other
like persons who help operate the facility.
The supplementary regulations would require that a transitional housing facility must always
be adequately staffed, and that individuals and families within a transitional housing facility
must enter into an occupancy agreement with the facility provider for at least one month
(except those more-transient individuals and/or families that avail themselves of emergency
shelter provisions, if such services are offered). The supplementary regulations would also
require that a transitional housing facility could only be operated by a not-for-profit.
The proposed amendment would allow Wayside Cross Ministries —a long-standing not-for-
profit in the community that provides most of these services at 1730 Berkley Street now—to
request a conditional use at 890 N. State Street and expand their capacity to help address
homelessness in Elgin. About 15,000 square feet of their approximately 20,000-square-foot
building on Berkley is dedicated to helping homeless individuals and families. Wayside
operates in about 7,800 square feet of the space; PADS in the other 8,200 square feet. Two
other tenant spaces make up the remaining floor area of the building. The building on State
Street is about 42,000 square feet.If approved,Wayside would consolidate all Elgin operations
on State Street, and PADS of Elgin could assume Waysides' space on Berkley (subject to an
agreement with Wayside).
A conditional use for an"emergency shelter"on Berkley Street was approved by City Council
in 2006, and residency was capped at 60. This amendment would update the definition of
"emergency shelter"to reflect how Wayside and PADS of Elgin currently operate on Berkley
Street, primarily by not requiring persons to leave the facility every 12 hours. Emergency
shelters are only allowed by conditional use in the GI district, as is proposed for transitional
housing facilities.
Wayside also works to prevent homelessness before it happens by providing the above-
described accommodations and services for individuals who are identified as on the verge of
homelessness.
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Recommendation & Findings of Fact
Petition 31-25
November 3. 2025
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Wayside Cross Ministries hopes to purchase the building at 890 N.State Street and operate a
transitional housing facility to help address homelessness in Elgin.
(Photo courtesy of Google Street View.)
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Wayside Cross Ministries currently provides assistance to homeless individuals from about 7,800
square feet of the building at 1730 Berkley Street.PADS of Elgin also provides homeless services in
about 8.200 square feet of the building City Council approved a 60-person emergency shelter to
operate from the building in 2006(Photo courtesy of Google Street View)
STANDARDS FOR TEXT AMENDMENTS
For consideration by the Planning and Zoning Commission, the Community Development
Department offers that the proposed text amendments comply with the following purposes and
intent of the Zoning Ordinance(§ 19.05.300):
❑ Promoting the public health, safety, comfort, morals, convenience, and general welfare;
❑ Conserving the taxable value of land and structures throughout the city;
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Recommendation & Findings of Fact
Petition 31-25
November 3,2025
❑ Dividing the entire city into districts, and restricting and regulating therein the location,
construction, reconstruction, alteration, and use of land and structures, whether for
residence,community facility,business, industrial,or other specified uses;
❑ Establishing,regulating and limiting the building or setback lines on or along streets,alleys
or property lines;
❑ Regulating and limiting the intensity of the use of lot areas and regulating and determining
the area of open spaces within and surrounding buildings;and
❑ Establishing standards to which buildings or structures therein shall conform.
The Community Development Department also offers that the proposed text amendment complies
with the following goals and objectives of the Comprehensive Plan:
❑ Provide a variety of housing options and living environments that support existing residents
and accommodate a wide range of ages and incomes, while improving the overall health,
quality of life, image,and the Elgin community.
❑ Identify opportunities to enhance Elgin's competitiveness for business and employment
investment, including evaluating the current regulatory environment.
❑ Work with other public agencies,neighboring townships,and municipalities,and the local
school districts, and universities to maintain high-quality community sites, facilities, and
infrastructure for residence and the business community, constructing, renovating, and
relocating facilities when necessary inappropriate, and developing them as a source of
community pride.
❑ Identify opportunities for partnerships between the City, school district, faith-based
institutions, non-profit organizations, and private providers to continue the availability of
important community services offered in the Elgin community, with attention to senior
citizens, youth, disadvantage populations, the unemployed, and the homeless, while
maintaining positive and mutually beneficial relationships with each partner organization.
RECOMMENDATION
The Community Development Department and the Planning & Zoning Commission recommend
approval of Petition 31-25.
The vote of the Planning & Zoning Commission on the motion to recommend approval was six
(6)yes,zero(0)no,and zero(0)abstentions. All members were present.
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Recommendation & Findings of Fact
Petition 31-25
November 3,2025
Respectfully Submitted,
s/Jordan Wildermuth
Jordan Wildermuth, Chairman
Planning&Zoning Commission
s/Damir Latinovic
Damir Latinovic,AICP; Secretary
Planning&Zoning Commission
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