G17-85 •
Ordinance No. G17-85
(0~ AN ORDINANCE
RECLASSIFYING PROPERTY LOCATED AT KIMBALL STREET,
NORTH SPRING STREET, NORTH STREET AND DOUGLAS AVENUE
FROM B-3 SERVICE BUSINESS DISTRICT TO B-4 GENERAL SERVICE DISTRICT
WHEREAS, written application has been made to reclassify certain property
located at Kimball Street, North Spring Street, North Street and Douglas Avenue from B-
3 Service Business District to B-4 General Service District; and
WHEREAS, the Land Use Committee has conducted a public hearing after due
notice and submitted its written findings and recommendations to the City Council; and
WHEREAS, the City Council has reviewed the recommendations of the Land Use
Committee and concurs in such recommendations.
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF
ELGIN, ILLINOIS:
Section 1. 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 the B-3 Service
(111‘ Business District and including in the B-4 General Service District, the
following described property:
That port of the Northeast Quarter of Section 14, Township 41 North,
Range 8 East of the Third Principal Meridian described as follows:
Beginning at the Northeast corner of the Northeast Quarter of Section 14;
thence Southerly along the East line of said Northeast Quarter of
Section 14 to the Southerly right of way line of Kimball Street, a distance
of 945.00 feet, more or less; thence Westerly along said Southerly right of
way line of Kimball Street to the point of intersection with the Easterly
right of way line of Douglas Avenue for the place of beginning; thence
Easterly along said Southerly right of way line of Kimball Street to the
point of intersection with the Westerly right of way line of Spring Street;
thence Southerly along said Westerly right of way line of Spring Street to
the point of intersection with the Northerly right of way line of North
Street; thence Westerly along said Northerly right of way line of North
Street to the point of intersection with the Easterly right of way line of
Douglas Avenue; thence Northerly along said Easterly right of way line of
Douglas Avenue to the place of beginning. Excepting that part of the
previously described area as follows: The Northerly 113.50 feet of the
Southerly 200.50 feet of the Westerly 164.00 feet. Being situated in the
City of Elgin, Elgin Township, Kane County, Illinois."
Section 2. That this ordinance shall be in full force and effect from and after its
passage and approval in the manner provided by law and shall be published in pamphlet
form by authority of the City Council.
s/ Richard L. Verbic
Richard L. Verbic, Mayor
•
Presented: February 25 1 985
Passed: February 25, 1985
Vote: Yeas 7 Nays 0
Recorded:
Published:
Attest:
s/ Marie Yearman
Marie Yearman, City Clerk
February 6, 1985
LAND USE REVIEW
PLANNING DEPARTMENT
CITY OF ELGIN
I. SUBJECT
Consideration of Petition 8-85 Requesting a Rezoning from B-3 Service Business
District to B-4 General Service District, property located on Kimball Street,
North Spring Street, North Street and Douglas Avenue by the Planning Department.
II. GENERAL INFORMATION
A. Requested Action Rezoning
B. Present Zoning B-3 Service Business District
C. Proposed Zoning B-4 General Service District
D. Intended Use Various Commercial/Wholesale Uses
E. Property Location Kimball, North Spring, North, Douglas
•
F. Petitioner Planning Department
III. EXHIBITS
A. Zoning Map 1" = 600' (see attached) .
B. Location Map 1" = 100' (see attached).
C. Findings of Fact (see enclosed).
D. Transcript (see enclosed).
IV. CONSIDERATIONS
A. Background
A petition has been filed by the Planning Department that requests a re-
zoning from B-3 to B-4. The subject property is located in the block
bounded by Kimball Street, North Spring Street, North Street and
Douglas Avenue (see Exhibits A and B).
The recent closing of the Ludwig Dairy process plant has left many of the
structures in this block vacant. The layout and design of these
structures could facilitate their reuse with heavier commercial or light
industrial uses as permitted in the B-4 district.
(Continued)
Land Use Review
Petition 8-85
February 6, 1985
Page Two
CONSIDERATIONS
B. Site Characteristics
The subject property includes the entire block as previously described, ex-
cept for a parcel located at 219 Douglas Avenue. The property is improved
with several commercial structures, a group of buildings most recently
occupied by a dairy processing plant, and associated off-street parking.
C. Zoning History
1927 E-Comm, G-Ind. 1960 E-Comm, F-Ind. 1962 B-3
1950 D-Conun, F-Ind. 1961 E-Comm, F-Ind. Present B-3
D. Surrounding Land Use and Zoning
The area located to the north of the subject property is zoned B-1 and B-3.
The area is developed with an automobile service station/liquor store and
residences.
The area located to the east of the subject property is zoned B-3. The
area is developed with various commercial uses, including a hardware store,
a locksmith shop and a photocopy business.
The area located to the south of the subject property is zoned B-4 and is
developed with a wholesale food distribution establishment.
The area located to the west of the subject property is zoned B-4. The area
is developed with a home improvement and building material sales establish-
ment, a clothing store and an insurance agency.
E. Trend of Development
The subject property is included in an area located to the north and east
of the Civic Center which has developed with a mix of commercial and
industrial uses. In recent years many of the structures have become vacant
or underutilized.
F. Comprehensive Plan/Central Business District Plan
The following is a summary of the relevant findings and policies of the
Comprehensive Plan and the Central Business District Plan:
(Continued)
Land Use Review
Petition 8-85
February 6, 1985
Page Three
CONSIDERATIONS (Continued)
1. The subject property is located in an area designated on the land use
plan map as the Central Business District (CBD) . The CBD is essentially
"downtown" Elgin and represents the primary multi-use district in the
city.
2. The Central Business District Plan recommends goals and policies for
effectuating revitalization of the CBD. The land use concept plan
represents certain opportunities and objectives for development in the
CBD. The plan serves as a guide for land use decisions and, as such,
is a policy statement in and of itself.
The subject property is designated commercial/industrial on the CBD land
use plan. This designation recognizes the existing improvements to the
property and the potential for reuse of the property.
V. ACTION TAKEN
At its regular meeting of February 4, 1985, the Land Use Committee recommended
approval of Petition 8-85 by a vote of four (4) yes, zero (0) and one (1)
abstention (see Exhibits C and D).
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February 4, 1985
FINDINGS OF FACT
LAND USE COMMITTEE
PLANNING AND LAND USE COMMISSION
CITY OF ELGIN
I. SUBJECT
Consideration of Petition 8-85 Requesting a Rezoning from B-3 Service Business
District to B-4 General Service District, property located on Kimball Street,
North Spring Street, North Street and Douglas Avenue by the Planning Department.
II. CONSIDERATIONS
A petition has been filed by the Planning Department that requests a rezoning
from B-3 to B-4. The subject property is located in the block bounded by
Kimball Street, North Spring Street, North Street and Douglas Avenue (see
Exhibits A and B) .
III. FINDINGS AND RECOM4ENDATION
After due notice, as required by law, the Land Use Committee held a public hear-
ing on the proposed rezoning on February 5, 1985. The Planning Department
presented documentary evidence in support of the petition. No objectors appeared
and no written objection has been filed to the proposed rezoning.
The Land Use Committee has made the following findings with respect to the
requested rezoning:
A. Site Characteristics: The subject property includes the entire block as
previously described, except for a parcel located at 219 Douglas Avenue. The
property is improved with several commercial structures, a group of
buildings most recently occupied by a dairy processing plant, and associated
off-street parking.
B. Zoning History:
1927 E-Comm, G-Ind. 1960 E-Comm, F-Ind. 1962 B-3
1950 D-Comm, F-Ind. 1961 E-Comm, F-Ind. Present B-3
C. Surrounding Land Use and Zoning: The area located to the north of the
subject property is zoned B-1 and B-3. The area is developed with an auto-
mobile service station/liquor store and residences.
The area located to the east of the subject property is zoned B-3. The
area is developed with various commercial uses, including a hardware store,
a locksmith shop and a photocopy business.
Exhibit C (a
Findings of Fact
Petition 8-85
February 4, 1985
Page Two
FINDINGS AND RECOMv1ENDATION (Continued)
The area located to the south of the subject property is zoned B-4 and is
developed with a wholesale food distribution establishment.
The area located to the west of the subject property is zoned B-4. The
area is developed with a home improvement and building material sales
establishment, a clothing store and an insurance agency.
D. Trend of Development: The subject property is included in an area located
to the north and east of the Civic Center which has developed with a mix
of commercial and industrial uses. In recent years many of the structures
have become vacant or underutilized.
E. Comprehensive Plan/Central Business District Plan: The following is a
summary of the relevant findings and policies of the Comprehensive Plan and
the Central Business District Plan:
1. The subject property is located in an area designated on the land use
plan map as the Central Business District (CBD) . The CBD is essen-
tially "downtown" Elgin and represents the primary multi-use district
in the city.
2. The Central Business District Plan recommends goals and policies for
effectuating revitalization of the CBD. The land use concept plan
represents certain opportunities and objectives for development in the
CBD. The plan serves as a guide for land use decisions and, as such,
is a policy statement in and of itself.
The subject property is designated commercial/industrial on the CBD
land use plan. This designation recognizes the existing improvements
to the property and the potential for reuse of the property.
The B-4 General Service District partially recognizes a commercial/industrial
pattern of development. In view of the zoning history of the subject property,
the surrounding land use and zoning, trend of development, and findings of the
comprehensive and CBD plans, it is unreasonable to limit the property to the
uses permitted in the B-3 district.
Accordingly, on a motion to recommend approval of Petition 8-85, the vote was
four (4) yes, zero (0) no, and one (1) abstention.
Therefore, the Land Use Committee recommends approval of Petition 8-85.
" (Continued)
Findings of Fact
Petition 8-85
February 4, 1985
Page Three
Ro . Belli airman9
Y
Land Use Committee
Planning and Land Use Commission
Je o d T. Deering, Secreta
L Use Committee
Planning and Land Use Commission