G15-96 Ordinance No. G15-96
AN ORDINANCE
RECLASSIFYING PROPERTY AT 500-513 BIRD STREET,
513 NORTH CRYSTAL STREET AND 620, 634 , 646 AND 672 WING STREET
WHEREAS, written application has been made to reclassify
certain property located at 500-513 Bird Street, 513 North
Crystal Street and 620, 634 , 646 and 672 Wing Street from GI
General Industrial District to PGI Planned General Industrial
District; and
WHEREAS, the Planning and Development Commission has
conducted a public hearing concerning said application and has
submitted its written findings and recommendation that the
subject property be reclassified; and
WHEREAS, the City Council has reviewed the findings and
recommendation of the Planning and Development Commission 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 hereinafter laid out in the
' Zoning District Map' , as amended, be and are hereby
altered by excluding from the GI General Industrial
District and including in the PGI Planned General
Industrial District, the following described
property:
That Part of the East Half of the Southwest
Quarter of Section 11, Township 41 North, Range 8
East of the Third Principal Meridian, described as
follows : Lots 1, 2 , 20, 29 , 30, 31 , and 32 ; and the
southerly 46 feet of Lot 3; and the westerly 54 . 78
feet of Lot 9 ; all in Sears Addition; in the City of
Elgin, Kane County, Illinois ; containing
approximately 6 . 93 acres . "
Section 2 . That the City Council of the City of Elgin
hereby adopts the findings of fact made by the Planning and
Development Commission, a copy of which is attached hereto as
Exhibit A and incorporated herein by reference, and grants the
rezoning from GI General Industrial District to PGI Planned
General industrial District at 500-513 Bird Street, 513 North
Crystal Street, and 620, 634 , 646 and 672 Wing Street, subject
to the following conditions :
I . Purpose and Intent
The purpose of the PGI Planned General
Industrial District is to provide an alternate
planned industrial environment for the subject
properties . The PGI District is most similar
to, but departs from, the GI General Industrial
District.
II . Supplementary Regulations
Any word or phrase contained herein, followed
by the symbol " ( SR) " , shall be subject to the
definitions and the additional interpretive
requirements provided in Chapter 19 . 90,
Supplementary Regulations . The exclusion of
such symbol shall not exempt such word or
phrase from the applicable supplementary
regulation.
III . General Provisions
In the PGI District, the use and development of
land and structures shall be subject to the
provisions of Chapter 19 . 05, General
Provisions, of the Elgin Municipal Code, as may
be amended from time to time.
IV. Zoning Districts - Generally
In the PGI District, the use and development of
land and structures shall be subject to the
provisions of Chapter 19 . 07 , Zoning Districts,
of the Elgin Municipal Code, as may be amended
from time to time.
V. Location and Size of District
The PGI District shall consist of the following
legally described parcels :
That Part of the East Half of the Southwest
Quarter of Section 11 , Township 41 North,
Range 8 East of the Third Principal
Meridian, described as follows : Lots 1, 2,
20, 29 , 30, 31, and 32; and the southerly
46 feet of Lot 3; and the westerly 54 . 78
feet of Lot 9 ; all in Sears Addition; in
the City of Elgin, Kane County, Illinois;
containing approximately 6 . 93 acres (said
properties are commonly known as 500 and
513 Bird Street; 513 North Crystal Street;
and 620, 634, 646, and 672 Wing Street) .
VI . Land Use
In the PGI Planned General Industrial District,
the use and development of land and structures
shall be subject to the provisions of Chapter
19 . 10 Land Use, of the Elgin Municipal Code, as
may be amended from time to time. The
following enumerated "land uses" (SR) shall be
the only land uses allowed as a "permitted use"
(SR) , as a "conditional use" (SR) , or as a
"similar use" (SR) in the PGI District.
A. Permitted Uses . The following enumerated
land uses shall be the only land uses
allowed as a permitted use in the PGI
District :
1 . Residences Division
a. "Single family detached dwellings"
( SR) .
b. "Original residential use" ( SR) .
2 . Municipal Services Division.
elek a. Public parks, recreation, open
space (UNCL) on a "zoning lot" [SR]
containing less than two acres of
land.
3 . Offices Division.
a. "Offices" [SR] (UNCL) .
4 . Finance, Insurance and Real Estate
Division.
a. "Development sales offices" [SR]
(UNCL) .
b. Finance, insurance and real estate
(H) .
5 . Services Division.
a . Advertising ( 731) .
b. Armored car service ( 7381) .
c . Automotive renting and leasing
without drivers ( 751) .
d. Barber shops ( 724 ) .
�r�. e . Beauty shops (723 ) .
F f . "Bed and breakfast inns" [SR]
( 7011 ) .
g. Carpet and upholstery cleaning
agents without plants on the
premises ( 7217 ) .
h. Commercial, economic, sociological
and educational research ( 8732) .
i . Computer programming, data
processing, and other computer
related services ( 737 ) .
j . Computer rental and leasing ( 7377 ) .
k. Consumer credit reporting agencies,
mercantile reporting agencies, and
adjustment and collection agencies
( 732) .
1 . Detective and guard services ( 7381) .
m. Electrical and electronic repair
shops ( 7629 ) .
n. Engineering, accounting, and
management (87 ) .
o. "Family residential care facility"
(SR) .
p. Garment pressing, and agents for
laundries and dry cleaners ( 7212 ) .
q. "Home child day care services" (SR)
r. Home health care services ( 808) .
s . Job training and vocational
rehabilitation services (833) .
t. Laundry collecting and distributing
outlets ( 7211 ) .
u . Legal services ( 811) .
v. Libraries ( 823) .
w. Mailing, reproduction, commercial
art and photography, and
stenographic services (733) .
x. Management and public relations
services ( 874 ) .
y. Motion picture distribution and
allied services ( 782 ) .
z . Motion picture production and
allied services ( 781) .
aa. News syndicates ( 7383) .
bb. Offices and clinics of dentists
(802 ) .
cc. Offices and clinics of doctors of
medicine (801 ) .
dd. Offices and clinics of doctors of
osteopathy ( 803) .
ee. Offices and clinics of other health
practitioners ( 804 ) .
ff . Other schools and educational
services ( 829 ) .
gg. Outdoor advertising services ( 7312) .
hh. Personnel supply services ( 736 ) .
ii . Photographic studios, portrait
( 722 ) .
jj . Professional sports operators and
promoters ( 7941) .
kk. Radio and television repair shops
( 7622 ) .
11 . Security systems services ( 7382 ) .
mm. Shoe repair shops and shoe shine
parlors ( 725) .
nn. Tax return preparation services
( 7291 ) .
oo. Theatrical producers ( 792 ) .
pp. Vocational schools ( 824 ) .
qq. Watch, clock, and jewelry repair
( 763) .
6 . Retail Trade Division.
a. Apparel and accessory stores (56 ) .
b. Automatic merchandising machine
operators ( 5962 ) .
c . Building materials, hardware, and
garden supply ( 52 ) .
d. Catalog and mail order houses
( 5961 ) .
e. Direct selling establishments
( 5963 ) .
f . Drug stores and proprietary stores
( 591) .
g. Florists ( 5992 ) .
h. Home furniture, furnishings, and
equipment stores ( 57 ) .
i . Miscellaneous retail stores not
elsewhere classified ( 5999 ) .
j . Miscellaneous shopping goods stores
( 594 ) .
k. Motor vehicle dealers ( 55) .
1 . News dealers (5994 ) .
m. Optical goods stores (5995 ) .
7 . Agricultural Division.
a. Green houses for floral products
( 0181) , exclusively "accessory"
[SR] to a permitted use allowed in
the PGI Planned General Industrial
District.
b. Dog grooming ( 0752 ) .
c . Farm labor and management services
( 076 ) .
d. Landscape counseling and planning
( 0781 ) .
rr". e. Veterinary services for household
pets ( 0742 ) .
8 . Construction Division.
elk a . "Contractor' s office and equipment
areas" (SR) (UNCL) .
9 . Manufacturing Division.
a . Computer and office equipment ( 357 ) .
b. Electronic and other electrical
equipment and components ( 36 ) .
c . Measuring, analyzing, and
controlling instruments;
photographic, medical, and optical
goods; and watches and clocks ( 38) .
10 . Wholesale Trade Division.
a. Electrical goods ( 506 ) .
11 . Transportation, Communication and
Utilities Division.
a. "Amateur radio antennas" [SR]
(UNCL) .
b. Arrangement of passenger
transportation (472 ) .
c . Arrangement of transportation of
freight and cargo (473) .
d. Branch United States post offices
( 4311) .
e. Bus charter service operators
offices ( 414 ) .
f . Cable and other pay television
services ( 484 ) .
g. Communication services not
elsewhere classified ( 489 ) .
h. Courier services (4215 ) .
i . Freight forwarding in general
( 4731 ) .
j . Intercity and rural bus
transportation operators offices
( 413) .
k. Local and suburban passenger
transportation operators offices
( 411 ) .
1 . Microcellular commercial antenna
m. Packing and crating (474 ) .
n. "Radio and television antennas"
[SR] (UNCL) .
o. Radio and television broadcasting
stations ( 483) .
p. Railroad operators offices ( 401 ) .
q. "Satellite dish antennas" [SR]
(UNCL) .
r. School bus operators offices (415) .
s . Taxicab operators offices (412) .
t. Telegraph an other message
communications (482 ) .
u. Telephone communications ( 481 ) .
v. "Treatment, transmission, and
distribution facilities : poles,
wires, cables, conduits, laterals,
vaults, pipes, mains, and valves"
[SR] (UNCL) .
12 . Miscellaneous Uses Division.
a . "Fences and walls" [SR] (UNCL) .
b. "Loading facilities" [SR] (UNCL) ,
exclusively "accessory" [SR] to a
permitted use allowed in the PGI
District, subject to the provisions
of Chapter 19 . 47 , Off-Street
Loading, of the Elgin Municipal
Code, as may be amended from time
to time.
c . "Parking lots" [SR] (UNCL) ,
exclusively "accessory" [SR] to a
permitted use allowed in the PGI
District, subject to the provisions
of Chapter 19 . 45, Off-Street
Parking, of the Elgin Municipal
Code, as may be amended from time
to time.
d. "Refuse collection area" [SR] .
e . "Signs" [SR] (UNCL) , subject to the
provisions of Chapter 19 . 50, Signs,
of the Elgin Municipal Code, as may
be amended from time to time.
f. "Temporary uses" [SR] (UNCL) .
g. "Accessory structures" [SR] (UNCL)
to the permitted uses allowed in
the PGI District, subject to the
provisions of Section 19 . 12 . 500,
Accessory Structures and Buildings ,
of the Elgin Municipal Code, as may
be amended from time to time.
h. "Accessory uses" [SR] (UNCL) to the
permitted uses allowed in the PGI
District subject to the provisions
of Section 19 . 10 . 400, Component
Land Uses, of the Elgin Municipal
Code, as may be amended from time
to time.
B. Conditional Uses . The following enumerated
land uses shall be the only land uses
allowed as a conditional use in the PGI
District:
1 . Municipal Services Division.
a. "Municipal facilities" [SR] (UNCL)
on a zoning lot containing less
than two acres of land.
2 . Public Administration Division.
a. Public administration (J) on a
zoning lot containing less than two
acres of land.
3 . Services Division.
a. Child day care services ( 835) .
b. Individual and family social
services (832 ) .
c. Organization hotels and lodging
houses, on membership basis ( 704 ) .
4 . Mining Division.
a. "Temporary mining" [SR] (UNCL) .
5 . Manufacturing Division.
a. Food and kindred products (20) .
b. Paper and allied products ( 26) .
6 . Transportation, Communication and
Utilities Division.
a. "Conditional commercial antennas
and antenna structures mounted on
existing structures" [SR] (UNCL) .
b. "Conditional Commercial Antenna
Tower" [SR] (UNCL) .
c . Heliports ( 458) .
d. Mixed, manufactured or liquefied
petroleum gas production or
distribution (4925 ) .
e. Natural gas storage (4922) .
f. "Other radio and television
antennas" [SR] (UNCL) .
g. "Other satellite dish antennas"
[SR] (UNCL) .
h. Pipelines, except natural gas (461 ) .
i . Railroad tracks ( 401 ) .
j . "Treatment, transmission, and
distribution facilities : equipment,
equipment buildings, towers,
exchanges, substations, regulators"
[SR] (UNCL) .
k. Water transportation ( 44 ) .
7 . Miscellaneous Uses Division.
a. "Master signage plan" [SR] , subject
to the provisions of Chapter 19 . 50,
Signs, of the Elgin Municipal Code,
as may be amended from time to time.
b. "Parking lots" [SR] (UNCL) , subject
to the provisions of Chapter 19 . 45,
Off Street Parking, of the Elgin
Municipal Code, as may be amended
from time to time.
c. "Parking structures" [SR] , subject
to the provisions of Chapter 19 .45,
Off Street Parking, of the Elgin
Municipal Code, as may be amended
from time to time.
d. "Planned developments" [SR] (UNCL)
on a zoning lot containing less
than two acres of land, subject to
the provisions of Chapter 19 . 60,
Planned Developments, of the Elgin
Municipal Code, as may be amended
from time to time.
e. "Accessory structures" [SR] (UNCL)
to the conditional uses allowed in
the PGI District, subject to the
provisions of Section 19 . 12 . 500,
Accessory Structures and Buildings,
of the Elgin Municipal Code, as may
be amended from time to time .
f . "Accessory uses" [SR] (UNCL) to the
conditional uses allowed in the PGI
District, subject to the provisions
of Section 19 . 10 . 400, Component
Land Uses , of the Elgin Municipal
Code, as may be amended from time
to time.
C. Similar Uses . The following enumerated
land uses shall be subject to
classification as a permitted use or as a
conditional use in the PGI District or in a
less restrictive zoning district, pursuant
to Section 19 . 10. 400 H. Classification of
Land Uses, of the Elgin Municipal Code, as
may be amended from time to time:
1 . Services Division.
a. Amusement and recreational
services, not elsewhere classified
( 7999 ) .
b. Business services not elsewhere
classified ( 7389 ) .
c . Laundry and garment services not
elsewhere classified ( 7219 ) .
d. Miscellaneous health and allied
services not elsewhere classified
( 809 ) .
e . Miscellaneous personal services not
elsewhere classified ( 7299 ) .
f . Miscellaneous repair shops and
related services ( 769 ) .
g. Services not elsewhere classified
( 899 ) .
h. Social services not elsewhere
classified ( 839 ) .
2 . Manufacturing Division.
a. Miscellaneous manufacturing
industries ( 39 ) .
3 . Wholesale Trade Division.
a. Miscellaneous durable goods (509 ) .
b. Miscellaneous nondurable goods
( 519 ) .
eek 4 . Transportation, Communication and
Utilities Division.
a. Special warehousing and storage not
elsewhere classified ( 4226 ) .
b. Transportation services not
elsewhere classified (4789 ) .
D. Hours of Operations : Hours of operation
shall be limited to prohibit the operation
of any nonresidential land use between the
hours of 9 : 00 p.m. and 6 : 00 a.m.
VII . Site Design
In the PGI District, the use and development of
land and structures shall be subject to the
provisions of Chapter 19 . 12 , Site Design, of
the Elgin Municipal Code, as may be amended
from time to time. In the PGI District, the
site design regulations shall be as follow:
A. Zoning Lots - Generally. In the PGI
District, "zoning lots" (SR) shall be
subject to the provisions of Section
19 . 12 . 300, Zoning Lots - Clarifications and
Exceptions, of the Elgin Municipal Code, as
may be amended from time to time.
B. Lot Area. In the PGI District, the minimum
required "zoning lot area" (SR) shall be as
follows :
1 . Single family residences . In the PGI
District, the minimum required "zoning
lot area" (SR) shall be 6 , 000 square
feet per "single family detached
dwelling" (SR) .
2 . Original residential uses . In the PGI
District, the minimum required "zoning
lot area" ( SR) shall be the original
lot area at the time the "land use"
( SR) was lawfully established or the
minimum required lot area at the time
the land use was lawfully established,
whichever is greater, for "original
residential uses" (SR) .
3 . Nonresidential uses . In the PGI
District, the minimum required "zoning
lot area" (SR) for lots developed with
nonresidential uses shall be 20, 000
elk square feet.
C. Lot Width. In the PGI District, the
minimum required "zoning lot width" (SR)
shall be as follows :
1 . Residences . In the PGI District, the
minimum required "zoning lot width"
( SR) shall be 48 linear feet for lots
developed with "single family detached
dwellings" (SR) or "original
residential uses" (SR) .
2 . Nonresidential uses . In the PGI
District, the minimum required "zoning
lot width" (SR) for lots developed with
nonresidential uses shall be 125 linear
feet .
D. Setbacks - Generally. In the PGI District,
"setbacks" (SR) shall be subject to the
provisions of Section 19 . 12 .400 Setbacks -
Clarifications and Exceptions , of the Elgin
Municipal Code, as may be amended from time
to time.
E. Setbacks by Lot Line. In the PGI District,
the minimum required "building" (SR)
"setbacks" (SR) and "vehicle use area
setbacks" (SR) from a "lot line" (SR) for a
zoning lot shall be as follows :
1 . Building Setbacks
a. Street Setback. Street setbacks
shall be as follow:
i . Residences . In the PGI
District, the minimum required
building setback from a "street
lot line" ( SR) shall be 20
linear feet for lots developed
with "single family detached
dwellings" ( SR) or "original
residential uses" (SR) .
ii . Nonresidential uses . In the
PGI District, the minimum
required building setback from
a "street lot line" (SR) for
lots developed with
nonresidential uses shall be
calculated as follows :
Street setback (StS) in linear
feet shall equal the area of a
zoning lot (ZLA) in square feet
minus 20, 000 square feet; the
difference times . 00002937 ; the
product plus 25 linear feet.
Minimum street setback can be
expressed by the following
"site capacity formula" (SR) :
StS = { ( ZLA - 20, 000) x
. 00002937} + 25 .
b. Side Setback. For "zoning lots"
developed with single family
residences or original residential
use, the minimum required building
setback from a "side lot line" (SR)
shall be six linear feet. The
combined width of the side setbacks
from the side lot lines shall not
be less than 12 linear feet. Side
setback requirements shall not be
applied to lots developed with
nonresidential uses .
c . Interior Setback. The minimum
required building setback from an
•
"interior lot line" ( SR) shall be
as follows :
i . Residences . In the PGI
District, the minimum required
building setback from an
"interior lot line" ( SR) shall
be six linear feet for lots
developed with "single family
detached dwellings" ( SR) or
"original residential uses"
(SR) .
ii . Nonresidential uses . In the
PGI District, the minimum
required building setback from
an "interior lot line" (SR) for
lots developed with
nonresidential uses shall be
calculated as follows :
Interior setback ( IS) in linear
feet shall equal the area of a
zoning lot (ZLA) in square feet
elk minus 20, 000 square feet; the
difference times . 000023496 ;
the product plus five linear
feet. Minimum street interior
setback can be expressed by the
following "site capacity
formula" ( SR) :
IS = { ( ZLA - 20, 000 ) x
. 000023496} + 5 .
d. Transition Setback. The minimum
required building setback from a
"transition lot line" ( SR) shall be
as follows :
i . Nonresidential uses . In the
PGI District, the minimum
required building setback from
a "transition lot line" (SR)
for lots developed with
nonresidential uses shall be 20
linear feet. Transition
setback requirements shall not
be applied to lots developed
with residential uses .
2 . Vehicle Use Area Setbacks by Lot Line.
In the PGI District, the minimum
required "vehicle use area setbacks"
( SR) for a zoning lot shall be as
follow:
a . Street Setback. For zoning lots
developed with nonresidential uses,
and with a "vehicle use area" (SR) ,
the minimum required vehicle use
area setback from a street lot line
shall be calculated as follows :
Vehicle use area street setback
(VUAStS) in linear feet shall equal
the area of a zoning lot (ZLA) in
square feet minus 20, 000 square
feet; the difference times
. 000019971; the product plus eight
linear feet. Minimum vehicle use
area street setback can be
expressed by the following "site
capacity formula" (SR) :
VUAStS = { ( ZLA - 20, 000) x
. 000019971} + 8 .
b. Interior Setback. For zoning lots
developed with nonresidential uses,
and with a "vehicle use area" (SR) ,
the minimum required vehicle use
area setback from an interior lot
line shall be six linear feet.
F. Accessory Structures and Buildings . In the
PGI District, "accessory structures and
buildings" (SR) shall be subject to the
provisions of Section 19 . 12 . 500 Accessory
Structures and Buildings , of the Elgin
Municipal Code, as may be amended from time
to time.
G. Yards - Generally. In the PGI District, a
"street yard" (SR) , a "side yard" (SR) , a
"rear yard" (SR) , or a "transition yard"
( SR) established by a required building
setback or by the actual location of a
building shall be subject to the provisions
of Section 19 . 12 . 600, Obstructions in
Yards, of the Elgin Municipal Code, as may
be amended from time to time.
H. Landscape Yards . In the PGI District,
Imo'` landscape yards shall be as follow:
3 . Transition Landscape Yards . A
"transition landscape yard" (SR) shall
be provided adjoining the entire length
of a transition lot line. Transition
landscape yards shall be subject to the
provisions of Section 19 . 12 . 700,
Landscaping, of the Elgin Municipal
Code, as may be amended from time to
time. The depth of the transition
landscape yard shall be one half of the
required transition building setback
calculated in Section E above.
4 . Vehicle Use Area Landscape Yards . The
yards established by vehicle use area
setbacks shall be used as "vehicle use
area landscape yards" (SR) with the
exception of access driveways as
provided in Section 19 . 45 . 100, Access
Driveways to a Public Right of Way and
Section 19 . 45 . 100 Size of Driveways, of
the Elgin Muncipal Code as may be
amended from time to time. Vehicle use
area landscape yards shall be subject
to the provision of Section 19 . 12 . 700
Landscaping, of the Elgin Municipal
Code, as may be amended from time to
time.
5 . Interior Landscape Yards . "Interior
landscape yards" (SR) shall be
installed on a zoning lot featuring a
"vehicle use area" ( SR) which exceeds
5, 000 square feet in area, subject to
the provisions of Section 19 . 12 . 700,
Landscaping, of the Elgin Municipal
Code, as may be amended from time to
time.
I . Floor Area. In the PGI District, the
maximum "floor area" for a zoning lot shall
be:
i . Residences . In the PGI
District, the maximum permitted
"residential floor area" (SR)
for a lot developed with single
family or original residential
uses shall be calculated as
follows :
Residential floor area (RFA) in
•• square feet shall equal "zoning
lot area" (SR) in square feet
(ZLA) minus six thousand
( 6 ,000) square feet; the
difference times one thousand,
nine hundred twenty eight, ten
thousandths ( . 1928) ; the
product plus one thousand,
eight hundred ( 1, 800) square
feet. Maximum residential
floor area can be expressed in
the following "site capacity
formula" ( SR) :
RFA = { ( ZLA - 6 , 000) x . 1928) +
1, 800) .
ii . Nonresidential uses . In the
PGI District, the maximum
permitted "floor area" for a
lot developed with a
nonresidential use shall be
calculated as follows :
Floor area (FA) in square feet
shall equal the area of a
zoning lot ( ZLA) in square feet
minus 20, 000 square feet; the
difference times .4977 ; the
product plus 12 , 000 square
feet. Maximum floor area can
be expressed by the following
"site capacity formula" (SR) :
FA = { ( ZLA - 20,000) x .49771}
+ 12 ,000 .
J. Building Coverage. In the PGI District,
the maximum "building coverage" ( SR) for a
zoning lot shall be as follows :
i . Residences . In the PGI
District, the maximum permitted
"building coverage" (SR) for a
lot developed with single
family or original residential
uses shall be calculated as
follows :
Building coverage (BC) in
square feet shall equal "zoning
lot area" (SR) in square feet
( ZLA) minus six thousand
( 6 , 000) square feet; the
difference times one thousand,
seven hundred twenty nine, ten
thousandths ( . 1729 ) ; the
product plus two thousand, ten
( 2 , 010) square feet. Maximum
building coverage can be
expressed in the following
"site capacity formula" (SR) :
BC = { (ZLA - 6 , 000) x . 1729 ) +
2 , 010) .
ii . Nonresidential uses . In the
PGI District, the maximum
permitted "building coverage"
for a lot developed with a
nonresidential use shall be
calculated as follows :
Building coverage (BC) in
square feet shall equal the
area of a zoning lot (ZLA) in
square feet minus 20, 000 square
feet; the difference times
. 4023; the product plus 6 , 000
square feet. Maximum building
coverage can be expressed by
the following "site capacity
formula" (SR) :
tow
BC = { ( ZLA - 20, 000) x . 40231 +
6 , 000 .
VIII .Off Street Parking
In the PGI District, off street parking shall
be subject to the provisions of Chapter 19 . 45,
Off Street Parking, of the Elgin Municipal
Code, as may be amended from time to time.
IX. Off Street Loading
In the PGI District, off street loading shall
be subject to the provisions of Chapter 19 . 47 ,
Off Street Loading, of the Elgin Municipal
Code, as may be amended from time to time.
X. Signs
In the PGI District, signs shall be subject to
the provisions of Chapter 19 . 50, Signs, of the
Elgin Municipal Code, as may be amended from
time to time .
XI . Nonconforming Uses and Structures
In the PGI District, nonconforming uses and
structures shall be subject to the provisions
A's'k'
of Chapter 19 . 52 , Nonconforming Uses and
Structures, of the Elgin Municipal Code, as may
be amended from time to time.
XII . Planned Developments
The PGI District shall be subject to the
provisions of Chapter 19 . 60, Planned
Developments, as may be amended from time to
time. Planned developments may be requested by
an individual property owner or owners for a
zoning lot or lots without requiring that an
amendment to the PGI District be obtained and
without requiring that all property owners in
the PGI District enter into the planned
development request .
XIII .Conditional Uses
In the PGI District, conditional uses shall be
subject to the provisions of Chapter 19 . 65
Conditional Uses, of the Elgin Municipal Code,
as may be amended from time to time.
Conditional uses may be requested by an
,,, individual property owner or owners for a
zoning lot or lots without requiring that an
amendment to the PGI District be obtained and
without requiring that all property owners in
the PGI District enter into the conditional use
request.
XIV. Variations
Any of the requirements of this ordinance may
be varied, subject to the provisions of Section
19 . 70, Variations, of the Elgin Muncipal Code,
as may be amended from time to time.
Variations may be requested by an individual
property owner or owners for a zoning lot or
lots without requiring that an amendment to the
PGI District be obtained and without requiring
that all property owners in the PGI District
enter into the variation request.
XV. Appeals
Any requirement, determination, or
interpretation associated with the
administration and enforcement of the provision
contained herein may be appealed subject to the
provisions of Chapter 19 . 75, Appeals, of the
Elgin Municipal Code, as may be amended from
time to time.
Section 3 . That this ordinance shall be in full force
and effect from and after its passage in the manner provided
by law.
Kevin Kelly, Mayor
Presented: April 10, 1996
Passed: April 10, 1996
Omnibus Vote: Yeas 6 Nays 0
Recorded: April 11, 1996
Published:
Attest:
Dolonna Mecum, City Clerk
May 15, 1995
FINDINGS OF FACT
PLANNING AND DEVELOPMENT COMMISSION
CITY OF ELGIN
I . SUBJECT
Consideration of Petition 19-95 Requesting a Rezoning
from GI General Industrial District to PGI Planned General
Industrial District; Property Located at 500-513 Bird
Street, 513 North Crystal Street, and 620, 634, 646 , and
672 Wing Street; by the City of Elgin.
II . CONSIDERATIONS
A petition has been filed by the City of Elgin requesting a
rezoning from GI General Industrial District to PGI Planned
General Industrial District. The subject property is
located at 500-513 Bird Street, 513 North Crystal Street,
and 620, 634, 646, and 672 Wing Street.
The subject properties have developed with commercial and
residential uses . The area surrounding the subject
properties has developed primarily with residential uses .
The City of Elgin desires to establish a list of allowable
land uses and site design criteria which are appropriate
for the subject properties.
III . FINDINGS
After due notice, as required by law, the Planning and
Development Commission held a public hearing on Petition
19-95 on April 17, 1995 and May 1, 1995 . The petitioner
testified at the public hearing. Concerned property owners
and residents testified. Written minutes of a meeting of
neighbors and their recommendation has been submitted, and
has been incorporated into the recommendation of the
Planning and Development Commission.
The Planning and Development Commission has made the
following findings with respect to Petition 19-95 :
A. Site Characteristics
The subject property is irregularly shaped, containing
approximately 6 . 93 acres . The subject property is
improved with three commercial buildings and three
residences .
emk
r
Exhibit A
B. Sewer and Water
The subject property is served with municipal sewer
and water service. The proposed rezoning will have no
impact on the provision of sewer and water service to
the subject property.
C. Traffic and Parking
Bird and Crystal Streets are local streets serving the
adjoining neighborhoods . Wing Street is a collector
street, which connects McLean Boulevard and North
State Street.
Off street parking must be provided in compliance with
the Off Street Parking Ordinance.
D. Zoning History
1928 G Industrial District
1950 G Industrial District
1960 G Industrial District
1961 G Industrial District
1962 M-1 Limited Manufacturing District
1992 M-1 Limited Manufacturing District
Present GI General Industrial District
E. Zoning Status
The use of the subject properties with uses which are
permitted in the GI District is considered to be
lawful .
F. Surrounding Land Use and Zoning
The areas located to the north, south and west of the
subject property are zoned RC3 Residence Conservation
District and are in residential uses .
The Chicago and Northwestern Railroad right of way is
located to the east of the subject property.
G. Trend of Development
The subject property is located in a mature
neighborhood which has developed with commercial and
residential uses .
elk
Page 2
FOF/PZTEXT/3000DV.SV/3200PD.PC/3230MP.AM/3230MAP. 95/PET19 . 95
H. Comprehensive Plan
The subject property is designated urban residential
in the Comprehensive Plan. Wing Street is a
designated transportation corridor.
IV. RECOMMENDATIONS
On a motion was to recommend approval of Petition 19-95,
subject to the following conditions :
1 . Revisions to the PGI Planned General Industrial
District Standards (see enclosed Planning and
Development Commission Recommended PGI Planned General
Industrial District Standards, Petition 19-95)
2 . Compliance with all applicable codes and ordinances .
the vote was seven yes and zero no.
Therefore, the motion to recommend approval of Petition
19-95 was adopted.
/U - 1, . � tvc-v„(
Robert W. Siljestro04 Chairmari
Planning and Development Commission
t,n.�
Thomas J. Ar trong, Secretarf)
Planning and Development Commission
eft
Page 3
FOF/PZTEXT/3000DV.SV/3200PD.PC/3230MP.AM/3230MAP. 95/PET19 . 95