G36-97 X
Ordinance No. G36-97
AN ORDINANCE
RECLASSIFYING PROPERTY IN THE
PAB PLANNED AREA BUSINESS DISTRICT
( 300 Airport Road)
WHEREAS, written application has been made to reclassify
said property in the PAB Planned Area Business 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, as amended,
be and the same is hereby further amended by adding thereto the
following paragraph:
e" The boundaries hereinafter laid out in the
'Zoning District Map' , as amended, be and are hereby
altered by including in the PGI Planned General
Industrial District, the following described
property:
LOTS 74 , 75, 76 , 77 , 78, 79 , 80, 81, 82 , 83, 84 , AND
85 OF THE FOX RIVER BUSINESS CENTER, BEING A
SUBDIVISION OF PART OF SECTION 34, TOWNSHIP 42 NORTH,
RANGE 8 EAST OF THE THIRD PRINCIPAL MERIDIAN, IN THE
CITY OF ELGIN, KANE COUNTY, ILLINOIS (COMMONLY KNOWN
AS 300 AIRPORT ROAD) .
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
classification of PAB Planned Area Business District at 300
Airport Road in accordance with the following provisions :
A. Purpose and Intent. The purpose of this PAB
Planned Area Business District is to provide motor
vehicle sales and accessory facilities to the
community and region. A PAB zoning district is most
similar to, but departs from the standard
requirements of the AB zoning district.
B. 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, of the
Elgin Municipal Code, as amended. The exclusion of
such symbol shall not exempt such word or phrase
from the applicable supplementary regulation.
C. General Provisions. In this PAB zoning 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
amended.
D. Zoning Districts - Generally. In this PAB zoning
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 amended.
E. Land Use. In this PAB zoning 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 amended. The following
enumerated "land uses" (SR) shall be the only land
uses allowed as a "permitted use" (SR) in this PAB
district:
e"" 1 . Motor vehicle dealer (55 )
2 . Automobile rental ( 7514 )
3 . Meeting room (UNCL)
4 . "Outdoor display lot" [SR]
5 . Accessory eating place (5812 )
6 . Accessory automobile parts dealer (5531)
7 . Accessory "car wash" [SR] ( 7542 )
8 . Accessory "motor vehicle repair shop" [SR]
(753 )
9 . Accessory "Loading facilities" [SR] , subject to
the provisions of Chapter 19 .47, Off Street
Loading (UNCL) .
10 . Accessory "parking lot" [SR] (UNCL) , subject
to the provisions of Chapter 19 . 45, Off Street
Parking.
11 . "Accessory structures" [SR] (UNCL) , subject to
the provisions of Section 19 . 12 .500, Accessory
Structures and Buildings .
12 . "Accessory uses" [SR] (UNCL) to the permitted
uses allowed in the AB Area Business District,
subject to the provisions of Section 19 . 10 . 400,
Component Land Uses .
13 . "Contractors office and equipment areas" [SR]
(UNCL) .
14 . "Commercial antennas and antenna structures
e. mounted on existing structures" [SR] (UNCL) .
15 . "Radio and television antennas" [SR] (UNCL) .
16 . "Satellite dish antennas" [SR] (UNCL) .
17 . "Treatment, transmission and distribution
facilities : poles, wires, cables, conduits,
laterals, vaults, pipes, mains, and valves"
( SR) (UNCL) .
18 . "Fences and walls" [SR] (UNCL) .
19 . "Refuse collection area" [SR] .
20. "Signs" [SR] (UNCL) , subject to the provisions
of Chapter 19 . 35 Signs .
21 . "Temporary uses" [SR] (UNCL) .
F. Site Design. In this PAB zoning 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 amended,
except as may be otherwise provided in this section.
In this PAB zoning district, site design for a
zoning lot, lot area, lot width, setbacks, accessory
structures and buildings, yards, landscape yards,
floor area, and building coverage shall be in
substantial conformance to the following :
1 . Substantial conformance to the Application
Package submitted by the Autonation USA
Corporation, dated June 3, 1997, encompassing
the Statement of Purpose and Conformance, the
Site Lighting Cut Sheets, the Signage Schedules
Corresponding to Sheet C2 of the Site
Development Plan, and the Building Elevations .
eft However, the Autonation/Alamo freestanding pole
sign, oriented to the interstate shall not
exceed 35 feet in height, or the height of the
Fox River Business Center sign located across
Airport Road ( immediately south of 385 Airport
Road) , whichever is less . Furthermore, the
hotel and restaurant sign, oriented to the
interstate shall conform to the requirements of
the sign ordinance. The hotel and restaurant
sign shall not exceed 15 feet in height nor 240
square feet in surface are, and such sign shall
be a monument style.
2 . Substantial conformance to the Site Development
Plan for Autonation USA (Sheets Cl, C2 , C3, &
C4 ) prepared by Woolpert LLP, dated May, 1997 .
3 . Compliance with all other applicable codes and
ordinances .
G. Off Street Parking. In this PAB zoning 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.
H. Off Street Loading. In this PAB zoning district,
off street loading shall be subject to the
Ask provisions of Chapter 19 . 47, Off Street Loading, of
the Elgin Municipal Code, as may be amended.
I. Signs. In this PAB zoning district, signs shall be
subject to the provisions of Chapter 19 . 50, Signs,
p► of the Elgin Municipal Code, as may be amended,
except as provided in the Application Package
submitted by the Autonation USA Corporation, dated
June 3, 1997 referenced in Section 2 . F.
J. Nonconforming Uses and Structures. In this PAB
zoning district, nonconforming uses and structures
shall be subject to the provisions of Chapter 19 . 52 ,
Nonconforming Uses and Structures, of the Elgin
Municipal Code, as may be amended.
K. Planned Developments. This PAB zoning district
shall be subject to the provisions of Chapter 19 . 60,
Planned Developments, of the Elgin Municipal Code,
as may be amended.
L. Conditional Uses. In this PAB zoning district,
conditional uses shall be subject to the provisions
of Chapter 19 . 65 Conditional Uses, of the Elgin
Municipal Code, as may be amended.
M. Variations. Any of the requirements of this
ordinance may be varied, subject to the provisions
of Section 19 . 70, Variations, of the Elgin Municipal
Code, as may be amended. A variation may be
requested by an individual property owner for a
zoning lot without requiring an amendment to this
PAB zoning district and without necessitating that
all other property owners authorize such an
application.
N. Appeals. Any requirement, determination, or
interpretation associated with the administration
and enforcement of the provision of this ordinance
may be appealed subject to the provisions of Chapter
19 . 75, Appeals, of the Elgin Municipal Code, as may
be amended.
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, May
Presented: August 13, 1997
Passed: August 13, 1997
Omnibus Vote: Yeas 7 Nays 0
Recorded: August 14 , 1997
Published:
#1." Attest:
i
Dolonna Mecum, Ci y Clerk
June 16, 1997
FINDINGS OF FACT
Planning and Development Commission City of Elgin, Illinois
SUBJECT
Consideration of Petition 37-97 Requesting A Map Amendment from
AB Area Business District and GI General Industrial District to
PAB Planned Area Business District; Property located at 300
Airport Road by the Autonation USA Corporation, as Applicant and
by Elgin Airport Property Limited, as Owner.
BACKGROUND
An application had been filed by the Autonation USA Corporation,
requesting a rezoning from AB Area Business District and GI
General Industrial District to PAB Planned Area Business
District. The subject property is located at 300 Airport Road.
The applicant proposes to construct various facilities for a
motor vehicle dealer, motor vehicle rental, outdoor display lots,
motor vehicle repair shop, and a car wash in support of the
dealership.
FINDINGS
After due notice, as required by law, the Planning and
Development Commission held a public hearing in consideration of
Petition 37-97 on June 16 , 1997 . The applicant testified at the
hearing and presented documentary evidence in support of the
application. No objectors appeared at the hearing. No written
correspondence has been submitted. The Planning Department has
submitted a Map Amendment Review, dated June 5, 1997 .
The Planning and Development Commission has made the following
findings concerning the requested map amendment:
A. Site Characteristics. The suitability of the subject
property for the intended zoning district with respect to
its size; shape; significant natural features including
topography, watercourses and vegetation; and existing
improvements .
Exhibit A
FINDINGS OF FACT Planning and Development Commission
Petition 37-97 June 16, 1997
Findings. The subject property is an irregularly shaped,
undeveloped parcel containing 26 acres of land. The
property has two street frontages . The property has no
significant natural features .
B. Sewer and Water. The suitability of the subject property
for the intended zoning district with respect to the
availability of adequate municipal water, wastewater
treatment and stormwater control facilities .
Findings. The subject property can be served with
municipal water, wastewater collection, and stormwater
control facilities .
C. Traffic and Parking. The suitability of the subject
property for the intended zoning district with respect to
the provision of safe and efficient on site and off site
vehicular circulation designed to minimize traffic
congestion.
Findings. The subject property is located on Airport
Road and River Ridge Drive. Airport Road is a collector
street and River Ridge Drive is a local street.
Vehicular Access to the subject property is to be limited
to three points on Airport Road and one point on River
Ridge Road. Two of the points of access on Airport Road
are for the "out parcel" , planned for development at a
later date.
Off street parking is to be provided in conformance to
the parking lot ordinance.
D. Zoning History. The suitability of the subject property
for the intended zoning district with respect to the
length of time the property has remained undeveloped or
unused in its current zoning district.
Findings. The subject property was zoned in the
following classifications for the years indicated:
1927 Out of City
1950 Out of City
1962 Out of City
1992 B-3 Service Business District
M-2 General Manufacturing District
Present AB Area Business District
GI General Industrial District
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FINDINGS OF FACT Planning and Development Commission
Petition 37-97 June 16 , 1997
The subject property was annexed and zoned in 1984 . The
property is a conforming zoning lot.
E. Surrounding Land use and Zoning. The suitability of the
subject property for the intended zoning district with
respect to consistency and compatibility with surrounding
land use and zoning.
Findings. The subject property is located within the Fox
River Business Center, zoned AB Area Business District
and GI General Industrial District. The subject property
is zoned AB and GI .
The Fox River Business Center shopping center is located
northwest of the subject property, zoned AB.
The areas located immediately to the north and east of
the subject property are zoned GI and are undeveloped.
Interstate 90 is located south of the subject property.
F. Trend of Development. The suitability of the subject
property for the intended zoning district with respect to
consistency with an existing pattern of development or an
identifiable trend of development in the area.
Findings. The subject property is located within a
developing business, and office, research, and industrial
area.
G. Zoning Districts. The suitability of the subject
property for the intended zoning district with respect to
conformance to the provisions for the purpose and intent,
and the location and size of a zoning district.
Findings. The provisions for the purpose and intent, and
the location and size of a PAB zoning district are as
follows :
The purpose of the PAB Planned Area Business District is
to provide commodities and services to several
neighborhoods, and in some instances to a community wide
or regional supporting population, subject to the
provisions of Chapter 19 . 60, Planned Developments . A PAB
zoning district is most similar to, but departs from the
standard requirements of the AB zoning district.
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FINDINGS OF FACT Planning and Development Commission
Petition 37-97 June 16, 1997
Planned business districts should be located in
substantial conformance to the official comprehensive
plan. The amount of land necessary to constitute a
separate planned business district exclusive of rights of
way, but including adjoining land or land directly
opposite a right of way shall not be less than two acres .
No departure from the required minimum size of a planned
business district shall be granted by the City Council .
H. Comprehensive Plan. The suitability of the subject
property for the intended zoning district with respect to
conformance to the goals, objectives, and policies of the
official comprehensive plan.
Findings. The Official Comprehensive Plan of 1983
designated the subject property as "area business center"
and "office, research, and industrial" .
I. Natural Preservation. The suitability of the subject
property for the intended planned development with
respect to the preservation of all significant natural
features including topography, watercourses, wetlands,
and vegetation.
Findings. The subject property has no significant
natural features .
J. Internal Land Use. The suitability of the subject
property for the intended planned development with
respect to the land uses permitted within the development
being located, designed, and operated so as to exercise
no undue detrimental influence on each other or on
surrounding property.
Findings. The proposed motor vehicle dealer features
outdoor display lots, a motor vehicle repair shop, and a
car wash in support of the dealership.
PLANNED DEVELOPMENT DEPARTURES AND EXCEPTIONS
A planned development may be granted certain departures from the
normal standards, regulations, requirements, and procedures of
the zoning ordinance. For the purposes of this section, the most
similar zoning district is the AB Area Business District. The
applicant is requesting departures from the following sections of
the zoning ordinance:
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FINDINGS OF FACT Planning and Development Commission
Petition 37-97 June 16 , 1997
eiw
A. 19. 12.600 Obstructions in Yards. Within a front yard, the
zoning ordinance allows a maximum 3 foot solid fence. The
applicant is proposing a 6 foot masonry fence to be located
within the front yard, but outside of the minimum building
setback.
B. 19 .50.090 Size, Number, Location, and Type of Signs.
A. Freestanding Signs. The subject property (excluding the
"out parcel" ) is allowed a maximum of 11 freestanding signs,
each at 80 square feet in surface area (7 along Airport Road
and 4 along River Ridge Drive) . The applicant proposes 6
freestanding signs .
The maximum allowable surface area of 880 square feet
( 11 x 80 = 880) may be combined into a lesser number of
signs provided that no single freestanding sign exceeds 240
square feet in surface area. As an example, the subject
property could have 3 freestanding signs at 240 square feet
and 1 at 160 square feet (3 x 240 = 720 . 720 + 160 = 880) .
The applicant is proposing a total surface area in the
amount of 971 square feet with signs at 414 square feet and
300 square feet.
No sign may exceed 15 feet in height. The applicant is
proposing 4 signs that exceed 15 feet in height.
The applicant has proposed 6 freestanding signs, as
summarized in the following table and narrative:
SIGN SURFACE AREA HEIGHT
Interstate Sign 414 50 . 0
Autonation
Interstate Sign 300 30 . 0
Hotel/Restaurant
Entrance Sign #1 58 5 . 8
Autonation
Entrance Sign #2 15 5 . 8
Autonation
Interior Sign #1 92 21 . 5
Autonation
r
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FINDINGS OF FACT Planning and Development Commission
Petition 37-97 June 16, 1997
r
Interior Sign #2 92 21 .5
Autonation
1 sign at 414 square feet ( including 60 square feet for
pole) and 50 feet in height (Autonation sign oriented to
Interstate 90)
1 sign at 300 squa7re feet (including 26 square feet for
pole) and 30 feet in height (Hotel/Restaurant sign oriented
to Interstate 90)
1 sign at 58 square feet ( including 3 square feet for pole)
and 5 . 8 feet in height (Autonation entrance sign located at
the River Ridge Drive entrance)
1 sign at 15 square feet ( including 3 square feet for pole)
and 5 . 8 feet in height (Autonation entrance sign located at
the Airport Road service entrance)
1 sign at 92 square feet ( including 20 square feet for pole)
and 21 . 5 feet in height (Autonation interior sign located
along the entrance drive)
1 sign at 92 square feet ( including 20 square feet for pole)
and 21 .5 feet in height (Autonation interior sign located
along the entrance drive)
All of the freestanding signs depart from the standard
requirements of the sign ordinance in that they are not of a
monument type.
Building Signs Note. All of the proposed building signs are
in conformance to the sign ordinance.
C. 19.90.675, 23. Information Sign. Information signs may not
exceed 8 square feet in surface area nor 5 feet in height.
All of the proposed directional signs exceed ordinance
parameters for maximum height or maximum surface area.
RECOMMENDATION
The Planning and Development Commission recommends the approval
of Petition 37-97 . On a motion to recommend the approval of
(116'
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FINDINGS OF FACT Planning and Development Commission
Petition 37-97 June 16 , 1997
Petition 37-97 , subject to the following conditions, the vote was
five (5) yes and one ( 1) no:
1 . Substantial conformance to the Application Package
submitted by the Autonation USA Corporation, dated June
3, 1997
2 . Substantial conformance to the Site Development Plan for
Autonation USA (Sheets Cl, C2 , C3, & C4 ) prepared by
Woolpert LLP, dated May, 1997
3 . The proposed "interstate sign" is not to exceed the
height of the Fox River Business Center sign located
across Airport Road, whichever is lower.
4 . Compliance with all other applicable codes and
ordinances .
Therefore, the motion to recommend the approval of Petition 37-97
was adopted.
)4AA IS?6;i3irmsvv- ‘ock-
Robert W. Siljestrom, Chairman
Planning and Development Commission
Je Deering, Secret
Planning and Development Commission
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