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HomeMy WebLinkAboutG34-90 .11 Ordinance No. G34-90. AN ORDINANCE RECLASSIFYING PROPERTY AT 1923 LARKIN AVENUE AND GRANTING A SPECIAL USE FOR AN AUTOMOBILE LAUNDRY WHEREAS, written application has been made to reclassify certain property located at 1923 Larkin Avenue from B-3 Service Business District to B-4 General Service District and for a special use for an automobile laundry; and WHEREAS, after due notice in the manner provided by law the Land Use Committee conducted a public hearing concerning said application and has submitted its written findings and recommendation that the subject property be reclassified and a special use for an automobile laundry be granted; and WHEREAS, the City Council of the City of Elgin, Illinois, has reviewed the findings and recommendations of the Land Use Committee and concurs in its recommendation. NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF ELGIN, ILLINOIS: Section I. That Chapter 19.08, Section 19.08.020, entitled "Zoning District Map" of the Elgin Municipal Code, 1976, as amended, be and the same is hereby further amended by adding thereto the following paragraph: "The boundaries hereinbefore laid out in the 'Zoning District Map', as amended, be and are hereby altered by excluding from B-3 Service Business District and including in the B-4 General Business District the following described property: Lot 4 and 5 in Map 5, of the Fox River Hills, in the City of Elgin, Kane County, Illinois." Section 2. That the City Council of the City of Elgin hereby adopts the findings of fact made by the Land Use Committee granting a special use for an automobile laundry, a copy of which is attached hereto as Exhibit A and incorporated herein by reference, subject to the following conditions: I. Revisions to the site plan prepared by Super Wash, dated January 8, 1990 as follows: a. Provide a minimum of twenty feet protected entrance aisle. b. Reduce drive approaches to fourteen feet to encourage one- way movement. Post directional signs for "entrance" only and "exit" only to guide the flow of traffic and provide efficient on-site circulation, subject to IDOT approval as recommended in condition 2. c. Provide a minimum six foot setback from all interior lot lines and an eight foot setback from front property line. d. Specify a barrier curb around the perimeter of all paved areas. e. Provide a minimum of 30 stacking spaces, and one parking stall per employee. f. Exterior lighting shall have cut off limits to prevent visibility of light source from adjacent property. If light source is visible from adjacent properties, the fixture shall be modified with shielding attached to the fixtures. Lenses shall not extend below the shielding. g. Provide a four foot wide public sidewalk along the street frontage of the property. h. Provide the required screening and trees around the perimeter of the paved areas. i. Stormwater shall be controlled on-site. 2. Submit evidence of permit approval from the Illinois Department of Transportation (IDOT) for access to Larkin Avenue (State Route 20) prior to special use approval. 3. Substantial conformance to the revised site plan. 4. Compliance with all other applicable codes and ordinances. Section 3. That the special use granted herein shall expire if not established within one year from the date of passage of this ordinance. Section 4. That this ordinance shall be in full force and effect from and after its passage in the manner provided by law. s/ Genr-ele Vanfl Vnnrr3P George VanDeVoorde, Mayor Presented: August 8, 1990 Passed: August 8 , 1990 Vote: Yeas 3 Nays 2 Recorded: Published: Attest: s/ Dolonna Mecum Dolonna Mecum, City Clerk June 4 , 1990 erk FINDINGS OF FACT LAND USE COMMITTEE PLANNING AND LAND USE COMMISSION CITY OF ELGIN I . SUBJECT Consideration of Petition 22- 90 Requesting a Rezoning from B 3 Service Business District to B- 4 General Service District with a Special Use for an Automobile Laundry , property located at 1923 Larkin Avenue , by Mark Bohn as Applicant , and Bob and Bill Bruss , as Owners . II . CONSIDERATIONS A petition has been filed by Mark Bohn requesting a rezoning from B- 3 to B-4 and a B- 4 special use for an automobile laundry . The subject property is located at 1923 Larkin Avenue . The petitioner desires to construct an automobile laundry with three ( 3) self-service bays and two ( 2) automatic wash bays on the northern portion of the subject property. The e car wash is proposed to be open twenty- four hours per day . There no specific development plans for the remaining portion of the subject property at this time . III . FINDINGS After due notice , as required by law , the Land Use Committee held a public hearing on the proposed rezoning and special use on May 21 , 1990 . The petitioner testified at the public hearing and presented documentary evidence . No objectors appeared at the public hearing . Written objection has not been filed . The Land Use Committee has made the following findings with respect to Petition 22- 90 : A . Site Characteristics : The subject property is comprised of two regularly shaped parcels of land totaling 32 , 650 square feet , or 0 . 75 acres . The property is currently undeveloped . A mature stand of trees is located on the southern portion of the property. Elevations range from 830 feet to 822 feet for a maximum relief of 8 feet . B . Sewer and Water : The subject property can be serviced through an eight ( 8 ) inch sanitary sewer , a twelve ( 12 ) inch water main and a fifteen ( 15) inch storm sewer , - Page 1- Exhibit A all located in the Larkin Avenue right- of-way . There are no capacity limitations for the proposed use trk at this location . Source : Engineering Division , City of Elgin . C . Traffic and Parking : Larkin Avenue functions as a major eat- we ,t arterial street serving the central west side of the city . Larkin Avenue west of Lyle Avenue has a design capacity of approximately 14 , 000 vehicles per day. Larkin Avenue currently carries approximately 10 , 300 vehicles per day . ' Trip generation data for the proposed automobile laundry is not available . The off- street parking ordinance does not contain provisions to regulate vehicle parking or stacking accessory to automobile laundries . The proposed automobile laundry features a stacking • capacity of two cars per self- service bay and four cars per automatic wash bay, plus one parking space for an employee , for a total of fifteen spaces . The city' s consultants drafting the Comprehensive - Amendment to the Zoning Ordinance have recommended the following parking and stacking requirements for a car wash : Four spaces per bay or stall plus one space per employee plus ten additional stacking spaces . Based on the proposed site plan , a total of thirty- one spaces would be required . There is sufficient area to provide the required number of parking/stacking spaces with a redesigned site plan . Sources : Engineering Division , City of Elgin . Design Manual , State of Illinois , 1984 . D . Zoning History: The subject property was annexed to the City and zoned B- 3 in 1974 . E . Zoning Status : The ' subject property contains sufficient area to be developed in accordance with the zoning and subdivision regulations of the City of Elgin . F . Surrou,.cir 1 _. .. „ rig F. Surrounding Land Use and Zoning : The areas located to the north , east • and west of the subject property • are zoned B- 3 and are developed with various commercial and office uses . The area located to the south of the subject property is zoned R-- 2 and is developed with single family residences . emk - Page 2- G . Trend of Development : The subject property is located within an existing commercial strip pattern of development . fr. B . Comprehensive Plan : The subject property is lo'cated in an area designated Area/Village Center . It is a policy of the Comprehensive Plan to require land uses that differ in character to be separated by an effective visual , noise , and aesthetic buffer , i . e . the Larkin Avenue commercial strip and surrounding residential areas . I . Suitability of Present Zoning : In view of the surrounding land use and zoning , the trend of development in the area , and the goals , objectives and policies of the Comprehensive Plan , the current B- 3 zoning is unsuitable and the subject property should be rezoned to B- 4 . J . Special Use Standards : The proposed special use for a car wash is . in substantial conformance with the special use standards , if developed in accordance with the conditions for approval . K . Conditions for Approval : The motion to recommend approval of Petition 22- 90 was made subject to the following conditions : 1 . Revisions to the site plan prepared by Super Wash , eft. dated January 8 , 1990 as follows : a . Provide a minimum of twenty feet protected entrance aisle . b . Reduce drive approaches to fourteen feet to encourage one-way movement . Post directional signs for "entrance" only and "exit" only to guide the flow of traffic and provide efficient on-site circulation , subject to IDOT approval as recommended in condition 2 . c . Provide a minimum six foot setback from all interior lot lines and an eight foot setback from front property line . d . Specify a barrier curb around the perimeter of all paved areas . e . Provide a minimum of 30 stacking spaces , and one parking stall per employee . f . Exterior lighting shall have cut off limits to prevent visibility of light source from adjacent property. If light source is visible from adjacent properties , the fixture shall be modified with shielding attached to the - Page 3- fixtures . Lenses shall not extend below the shielding . er. g . Provide a four foot wide public sidewalk along the street frontage of the property . h . Provide the required screening and trees around the perimeter of the paved areas . i . Stormwater shall be controlled on- site . 2 . Submit evidence of permit approval from the Illinois Department of Transportation ( IDOT) for access to Larkin Avenue (State Route 20) prior to special use approval . 3 . Substantial conformance to the revised site plan. 4 . Compliance with all other applicable codes and ordinances . IV. RECOMMENDATION On a motion to recommend approval of Petition 22- 90 , subject to the conditions for approval , the vote was six ( 6 ) yes and zero (0 ) no . . Therefore , the motion to recommend approval of Petition 22- 90 was adopted . 4 616‘. • I I • Robert W. Sil jes tom , Chairm 1 Land Use Committee Planning and Land Use Commission ,p ;LAer164.0, v.-ei /" Thomas J . A mstrong , Secr ry Land Use Committee Planning and Land Use Commission • r - Page 4-