G34-90 .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 ,
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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
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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
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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
•
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