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Home My WebLink AboutG18-26 Ordinance No. G 18-26 AN ORDINANCE AMENDING SECTION 19.15.523 OF TITLE 19 OF THE ELGIN MUNICIPAL CODE, ENTITLED "ZONING" (Amendments to ARC District) WHEREAS, a written application has been made to amend Section 19.15.523 of Title 19 of the Elgin Municipal Code, entitled "Site design requirements"; and WHEREAS,the Planning and Zoning Commission conducted a public hearing concerning said application on April 6, 2026, 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 the City Council of the City of Elgin hereby adopts the Findings of Fact, dated April 6, 2026, 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 Section 19.15.123 of the Elgin Municipal Code, as amended, entitled "Site design requirements," be and is hereby further amended by amending subsection 19.15.523.B., entitled "Motor vehicle services division," in its entirety to read as follows: "B. Motor vehicle services division. Automotive services (7549) must be located either on a zoning lot [SR] containing four (4) or more acres or on a zoning lot [SR] fronting on Route 19/East Chicago Street between Willard Avenue on the west and Shales Parkway on the east, excepting 1 automotive oil change and lubrication shops which shall have no additional site design requirements. Motor vehicle repair shops [SR] (753) and Motor vehicle top, body and upholstery repair, and paint shops [SR] (7532) must be located either on a zoning lot [SR] containing four (4) or more acres or on a zoning lot [SR] fronting on Route 19/East Chicago Street between Willard Avenue on the west and Shales Parkway on the east. Motor vehicle repair shops [SR] (753) and Motor vehicle top, body and upholstery repair, and paint shops [SR] (7532) may also be allowed where the shop is exclusively for the restoration of classic and/or antique vehicles, and more specifically only subject to the following conditions: 1. The motor vehicle repair shop is exclusively for the rebuilding, refurbishment, or restoration of motor vehicles that are more than 25 years old, measured from the model year of manufacture, including mechanical repair, body and framework, painting, upholstery, and/or finishing, for the purpose of returning such vehicles to a historically accurate or improved condition; 2. Vehicles undergoing the above-described work and any vehicles "for sale" must be kept within a fully enclosed building at all times; 3. Any work to vehicles is only allowed within a fully enclosed building,and all garage bay doors must be kept closed during such work and business hours except as may be necessary to move vehicles in and out; and 4. The outdoor storage of inoperable, wrecked, damaged, or partially disassembled vehicles, and associated parts or equipment, or machinery of any kind shall be prohibited." Section 3. 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 4. That this ordinance shall be in full force and effect upon its passage and publication in the manner provided by law. David J. Ka in, yor 2 Presented: May 27, 2026 Passed: May 27, 2026 Omnibus Vote: Yeas: 8 Nays: 0 Abstain: 16` Recorded: May 27, 2026 Published: May 27, 2026 At , s i,r_ ` rf�fj��./t mberly Dews, Ci Cler 3 FINDINGS OF FACT PETITION 06-26 ZONING ORDINANCE TEXT AMENDMENT Amendments to ARC Arterial Road Corridor Overlay District April 6, 2026 RECOMMENDATION & FINDINGS OF FACT OF THE COMMUNITY DEVELOPMENT DEPARTMENT AND THE PLANNING & ZONING COMMISSION CITY OF ELGIN, IL OVERVIEW Provided herein arc the written findings and recommendation of the Community Development Department and the Planning & Zoning Commission regarding Petition 06-26, an application by Scott's Customs, LLC requesting approval of an amendment to the text of the zoning ordinance that would allow the restoration of classic and/or antique vehicles under certain conditions within the ARC Arterial Road Corridor Overlay District (the"ARC"). GENERAL INFORMATION Petition Number: 06-26 Requested Action: Approve an amendment to the text of the zoning ordinance to add other site design requirements and/or circumstances in which motor vehicle repair shops [SR] (753)and motor vehicle top, body, upholstery repair, and paint shops [SR] (7532)are permitted within the ARC Arterial Road Corridor Overlay District (specifically Section 19.15.523. B.) Applicant: Scott's Customs, LLC with permission from Petros Cornelius Property Group State LLC,property owner Staff Coordinator: Marc S. Mylott, AICP; Director of Community Development Exhibits Attached: A. Development Application B. Draft Amendment to the Zoning Ordinance Recommendation & Findings of Fact Petition 06-26 April 6, 2026 TEXT AMENDMENT SUMMARY Scott's Customs, LLC is requesting approval of an amendment to the text of the zoning ordinance that would allow the restoration of classic and/or antique vehicles under certain conditions within the ARC Arterial Road Corridor Overlay District (the "ARC"). This application for text amendment is made with the permission of the property owner, Petros Cornelius Property Group State LLC (Agent Patrick Sakolari). Scott's Customs, LLC wishes to acquire RTM Restorations ("RTM") of 617 N. State Street, but RTM was never lawfully established at this location. RTM restores classic and antique cars. RTM evolved into a business, starting as a hobby of the owner of Reliance Tool & Manufacturing Company ("Reliance Tool"), formerly of 617 N. State Street. Reliance Tool was a lawfully established tool and dye shop, but the owner never applied for an occupancy permit or business license for RTM. The owner of Reliance Tool sold 617 N. State to the Petros Cornelius Property Group State LLC in December 2025, and he also wishes to sell RTM to one his employees dba Scott's Customs, LLC. Reliance Tool moved to 1333 Davis Road in Elgin. 617 N. State is within the ARC.The underlying zoning is CI Commercial Industrial. Motor vehicle repair shops are permitted within the CI district,but not within the ARC unless the property is four acres or larger or is located along Chicago Street between Willard Avenue and Shales Parkway. This text amendment would provide further circumstances when motor vehicle repair shops could be allowed along an arterial road in so long as: • The motor vehicle repair shop is exclusively for the restoration of classic and/or antique vehicles, defined as those that are more than 25 years old; • Vehicles undergoing restoration and any vehicles "for sale"must be kept inside a building at all times; • Repair work on vehicles is only allowed within a building, and all garage bay doors must be kept closed; and • The outdoor storage of inoperable, wrecked, damaged, or partially disassembled vehicles, and associated parts or equipment, or machinery of any kind shall be prohibited. Scott's Customs, LLC is aware of the operational conditions and does not have any objections. The State of Illinois defines an antique vehicle as one that is more than 25 years old. -2 - Recommendation & Findings of Fact Petition 06-26 April 6, 2026 • 4 .•• • , • s = _ er•s b% %ittft This building at 617 N. State Street could be the lawful home of RTM Restorations if the proposed amendment to the text of the zoning ordinance is approved to allow the restoration of classic and/or antique vehicles within the Artenal Road Corridor Overlay District under certain conditions Motor vehicle repair shops are generally prohibited along the city's primary commercial corridors (i.e. within the ARC overlay district) because operations often times are not contained to the building and associated parking areas can contain vehicles in various states of disrepair. The zoning ordinance does not distinguish between motor vehicle repair shops for any and all vehicles versus those that cater exclusively to classic and/or antique vehicles. Shops focused exclusively on the restoration of classic and/or antique vehicles operate differently from shops that service vehicles of any age and,as such,will not negatively impact the city's commercial corridors. Restoration shops tend to service fewer vehicles at one time because restoration work is typically more comprehensive, generally takes more time, and thus more costly. Also, because classic or antique vehicles tend to be more expensive in and of themselves, operators will not leave them outside awaiting service. The purpose and intent of the ARC Arterial Road Corridor Overlay District is to promote and facilitate the implementation of the objectives, policies, and strategies of the city comprehensive plan. The ARC is also intended to promote those uses that generate sales tax. The ARC zoning district is a zoning overlay district, and accordingly, the property located within the district shall also be subject to the regulations of the underlying zoning district in which it is located. Section 19.15.520 of the zoning ordinance lists land uses that are prohibited within the ARC.And Section 19.15.523 lists land uses that may be allowed within the ARC under certain circumstances. The most recent amendment to the text of the ARC was in December 2025 to allow businesses to have a small commercial operations yard if it was generally not visible from the street. The city -3 - Recommendation & Findings of Fact Petition 06-26 April 6, 2026 council approved a comprehensive amendment to the ARC regulations in November 2023. 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; and ❑ 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 standards to which buildings or structures therein shall conform. The Community Development Department also offers that the proposed text amendment complies with the following goal and objective of the Comprehensive Plan: ❑ Identify opportunities to enhance Elgin's competitiveness for business and employment investment,including evaluating the current regulatory environment. RECOMMENDATION The Community Development Department and the Planning& Zoning Commission recommend approval of Petition 06-26. The vote of the Planning& Zoning Commission on the motion to recommend approval was five (5)yes,zero(0)no,and zero(0)abstentions.Two members were absent. Respectfully Submitted, s/Jordan Wildermuth Jordan Wildermuth, Chairman Planning& Zoning Commission s/Damir Latinovic Damir Latinovic,AICP; Secretary Planning& Zoning Commission -4-