G21-00 (2) Ordinance No. G21-00
AN ORDINANCE
AMENDING CHAPTER 19, ENTITLED "ZONING" OF THE
ELGIN MUNICIPAL CODE, 1976, AS AMENDED
(Preservation Districts)
WHEREAS, written application has been made to amend the
Elgin Zoning Ordinance provisions pertaining to the CCP Center
City Preservation District; and
WHEREAS, the Planning and Development Commission held a
public hearing concerning the proposed amendments after due
notice in the manner provided by law; and
WHEREAS, the Planning and Development Commission has
submitted its written findings and recommendation.
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE
CITY OF ELGIN, ILLINOIS :
Section 1 . That Title 19 entitled "Zoning" of the Elgin
Municipal Code, 1976, as amended, be and is hereby further
. amended by adding to Chapter 19 . 15 entitled "Preservation
Districts" the following:
19.15.400 CCP PRESERVATION DISTRICT.
Sections :
19 . 15 .405 Purpose and Intent .
19 . 15 .410 Supplementary Regulations .
19 . 15 .415 Location and Size of District .
19 . 15 .420 Land Use .
19. 15 .425 Site Design.
19. 15 .430 Off Street Parking
19. 15 . 435 Off Street Loading
19 . 15 .440 Signs
19 . 15 .445 Nonconforming Uses and Structures
19 . 15 .450 Amendments
19 . 15 .455 Planned Developments
19 . 15 .460 Conditional Uses
19 . 15 .465 Variations
19 . 15 .470 Appeals
19 . 15 .475 Supplementary Regulation - Specifically
19 .15.405 PURPOSE AND INTENT.
The purpose of the CCP Center City Preservation District
is to promote and to facilitate the implementation of the
objectives, policies, and strategies of the Center City Master
Plan. The CCP zoning district is an overlay zoning district,
and accordingly, the property located within such a district
shall also be subject to the regulations of the underlying
zoning district in which it is located.
19.15.410 SUPPLEMENTARY REGULATIONS.
Any word or phrase contained within this chapter 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.
19.15.415 LOCATION AND SIZE OF DISTRICT.
There shall be no locational standards, or required
maximum or minimum area, which shall be necessary to
constitute a separate CCP Center City Preservation District .
19.15 .420 LAND USE.
The only "land uses" [SR] allowed in the CCP Center City
Preservation District shall be the land uses allowed in the
underlying zoning district with the exception that the
following land uses shall be allowed only as a conditional use
for each of the following districts .
A. CF Community Facility District. In the CF Community
Facility District, the use and development of land and
structures shall be subject to the provisions of Chapter
19. 10, Land Use. Within the CCP Center City Preservation
District, the following enumerated "land uses" [SR] shall
be allowed only as a "conditional use" [SR] in the CF
Community Facility District :
Public Administration Division.
1 . Justice, public order, and safety (92) .
Services Division.
2 . Cemeteries including mausoleums and crematories
(UNCL) .
3 . Churches, convents, monasteries, and temples
(8661) .
4 . Colleges, universities, professional schools,
and junior colleges (822) .
5 . Elementary and secondary schools (821) .
6 . Hospitals (806) .
7 . Libraries (823) .
8 . Museums, art galleries and botanical and
zoological gardens (841) .
9 . Nursing and personal care facilities (805) .
10 . Other schools and educational services (829) .
11 . Public Libraries (823) .
12 . Vocational schools (824) .
Miscellaneous Uses Division.
13 . "Refuse collection area" [SR] .
B. NB Neighborhood Business District. In the NB
Neighborhood Business District, the use and development
of land and structures shall be subject to the provisions
A
of Chapter 19. 10, Land Use. Within the CCP Center City
Preservation District, the following enumerated "land
uses" [SR] shall be allowed only as a "conditional use"
[SR] in the NB Neighborhood Business District :
Services Division.
1 . Automotive renting and leasing without drivers
(751)
2 . "Bed and breakfast inns" [SR] (7011) .
3 . Carpet and upholstery cleaning agents without
plants on the premises (7217) .
4 . Coin operated laundries and dry cleaning (7215) .
5 . Dance studios and schools (791) .
6 . Funeral service (726) .
7 . Garment pressing, and agents for laundries and
dry cleaners (7212) .
8 . Laundry collecting and distributing outlets
(7211) .
9 . Libraries (823) .
10 . Miscellaneous personal services not elsewhere
classified (7299) .
11 . Other schools and educational services (829) .
12 . Personnel supply services (736) .
13 . Photofinishing laboratories (7384) .
14 . Refrigerator and air conditioning service and
repair (7623) .
15 . Reupholstery and furniture repair (764) .
16 . Vocation schools (824) .
Retail Trade Division.
17 . Carryout restaurants (5812) .
18 . Catalog and mail order houses (5961) .
19 . Food stores (54) .
20 . Tobacco stores (5993) .
21 . Used merchandise stores (593) .
Agricultural Division.
22 . Farm labor and management services (076) .
23 . Green houses for floral products, exclusively
"accessory" [SR] to a use allowed in the zoning
district (0181) .
Manufacturing Division.
24 . Commercial printing occupying less than 5, 000
square feet of gross floor area (2752) .
Miscellaneous Uses Division.
25 . "Outdoor display areas" [SR] (UNCL) .
C. AB Area Business District. In the AB Area Business
District, the use and development of land and structures
shall be subject to the provisions of Chapter 19 . 10, Land
Use . Within the CCP Center City Preservation District,
the following enumerated "land uses" [SR] shall be
allowed only as a "conditional use" [SR] in the AB Area
Business District :
Finance, Insurance, and Real Estate Division.
1 . Check cashing agencies (6099)
Services Division.
2 . Automotive renting and leasing without drivers
(751) .
3 . "Bed and breakfast inns" [SR] (7011) .
4 . Billiard parlors (7999)
5 . Bingo parlors (7999)
6 . Carpet and upholstery cleaning agents without
plants on the premises (7217) .
7 . Coin operated laundries and dry cleaning (7215) .
8 . Dance studios and schools (791) .
9 . Fortune tellers (7999)
10 . Funeral service (726) .
11 . Garment pressing, and agents for laundries and
dry cleaners (7212) .
12 . "Hotels and motels" [SR] (701)
13 . Job training and vocational rehabilitation
services (833) .
14 . Laundry collecting and distributing outlets
(7211) .
15 . Libraries (823) .
16 . Miscellaneous equipment rental and leasing
(735) .
17 . Miscellaneous personal services not elsewhere
classified (7299) .
18 . Motion picture theaters (7832) .
19 . Other schools and educational services (829) .
20 . Personnel supply services (736) .
22 . Photofinishing laboratories (7384) .
23 . Pool parlors (7999)
24 . Refrigerator and air conditioning service and
repair (7623) .
25 . Reupholstery and furniture repair (764) .
26 . Vocational schools (824) .
Retail Trade Division.
27 . Automatic merchandising machine operators
(5962) .
28 . Carryout restaurants (5812) .
29 . Catalog and mail order houses (5961) .
30 . Convenience food stores, operated on a 24-hour
basis (5411)
31 . Drinking places (alcoholic beverages) (5813) .
32 . Food stores (54) .
33 . Mobile home dealers (52) .
34 . Motor vehicle dealers (5994) .
35 . "Outdoor eating and drinking facilities" [SR]
(UNCL) .
36 . Tobacco stores (5993) .
37 . Used building materials (5932) .
38 . Used merchandise stores (593) .
Agricultural Division.
39 . Dog grooming (0752) .
40 . Farm labor and management services (076) .
41 . Green houses for floral products, exclusively
"accessory" [SR] to a use allowed in the zoning
district (0181) .
42 . Lawn and garden services (0782) .
43 . Ornamental shrub and tree services (0783) .
44 . Veterinary services for household pets (0742) .
Manufacturing Division.
45 . Commercial printing occupying less than 5, 000
square feet of gross floor area (2752) .
Wholesale Trade Division
46 . Apparel piece goods and notions (513) .
47 . Drugs, drug proprietaries, and druggists '
sundries (512) .
48 . Electrical goods (506) .
49 . Furniture and home furnishings (502) .
50 . Groceries and related products (514) .
51 . Hardware, and plumbing and heating equipment
and supplies (507) .
52 . Machinery, equipment, and supplies (508) .
53 . Metals and minerals, except petroleum (505) .
54 . Motor vehicles and motor vehicle parts and
supplies (501) .
55 . Paper and paper products (511) .
56 . Professional and commercial equipment and
supplies (504) .
Transportation, Communication and Utilities Division.
57 . "Loading facilities" [SR] , exclusively
"accessory" [SR] to a use allowed in the zoning
district, subject to the provisions of Chapter
19 .47, Off Street Loading (UNCL) .
58 . Packing and crating (4783) .
Miscellaneous Uses Division.
59 . "Drive through facilities" [SR] , subject to the
provisions of Chapter 19 .45, Off-Street Parking.
60 . "Outdoor display areas" [SR] (UNCL) .
61 . "Outdoor display lots" [SR] (UNCL) .
62 . "Parking lots" [SR] (UNCL) , exclusively
"accessory" [SR] to a permitted use allowed in
the AB Area Business District, subject to the
provisions of Chapter 19 .45, Off Street Parking.
63 . "Parking structures" [SR] (UNCL) , exclusively
"accessory" [SR] to a permitted use allowed in
the AB Area Business District, subject to the
provisions of Chapter 19 .45, Off Street Parking..
64 . "Storage Tanks" [SR] (UNCL) .
D. CC1 Center City District. In the CC1 Center City
District, the use and development of land and structures
shall be subject to the provisions of Chapter 19 . 10, Land
Use. Within the CCP Center City Preservation District,
the following enumerated "land uses" [SR] shall be
allowed only as a "conditional use" [SR] in the CC1
Center City District District :
Public Administration Division.
1 . Justice, public order, and safety (92) .
Services Division.
2 . Ballroom and dance hall operation (7911)
3 . "Bed and breakfast inns" [SR] (7011) .
4 . Bowling centers (793) .
5 . Coin operated amusement establishments (7993) .
6 . Coin operated laundries and dry cleaning (7215) .
7 . Dance studios and schools (791) .
8 . Garment pressing, and agents for laundries and
dry cleaners (7212) .
9 . "Hotels and motels" [SR] (701)
10 . Job training and vocational rehabilitation
services (833) .
11 . Laundry collecting and distributing outlets
(7211) .
12 . Libraries (823) .
13 . Miscellaneous personal services not elsewhere
classified (7299) .
14 . Motion picture theaters (7832) .
15 . Motor vehicle dealers (55) .
16 . Museums, art galleries, and botanical and
zoological gardens (841) .
17 . Other schools and educational services (829) .
18 . Personnel supply services (736) .
19 . Photofinishing laboratories (7384) .
20 . Refrigerator and air conditioning service and
repair.
21 . Reupholstery and furniture repair (764) .
22 . Vocational schools (824) .
Retail Trade Division.
23 . Automatic merchandising machine operators
(5962) .
24 . Carryout restaurants (5812) .
25 . Catalog and mail order houses (5961) .
26 . Drinking places (alcoholic beverages) (5813) .
27 . Food stores (54) .
28 . "Outdoor eating and drinking facilities" [SR]
(UNCL) .
29 . Tobacco stores (5993) .
30 . Used merchandise stores (593) .
Agricultural Division.
31 . Farm labor and management services (076) .
Manufacturing Division.
32 . Commercial printing occupying less than 5, 000
square feet of gross floor area (2752) .
Wholesale Trade Division.
'33 . Apparel piece goods and notions (513) .
34 . Drugs, drug proprietaries, and druggists '
sundries (512) .
35 . Electrical goods (506) .
36 . Furniture and home furnishings (502) .
37 . Groceries and related products (514) .
38 . Hardware, and plumbing and heating equipment
and supplies (507) .
39 . Machinery, equipment, and supplies (508) .
40 . Metals and minerals, except petroleum (505) .
41 . Motor vehicles and motor vehicle parts and
supplies
42 . Paper and paper products (511) .
43 . Professional and commercial equipment and
supplies (504) .
Transportation, Communication and Utilities Division.
44 . "Loading facilities" [SR] , exclusive
"accessory" [SR] to a use allowed in the
district, subject to the provisions of Chapter
19 . 47, Off Street Loading
45 . Packing and crating (4783) .
Miscellaneous Uses Division.
46 . "Drive through facilities" [SR] (UNCL) , subject
to the provisions of Chapter 19 .45, Off Street
Parking.
47 . "Parking structures" [SR] (UNCL) , exclusively
"accessory" [SR] to a permitted use allowed in
the CC1 Center City District, subject to the
provisions of Chapter 19 . 45, Off Street Parking.
E. CC2 Center City District. In the CC2 Center City
District, the use and development of land and structures
shall be subject to the provisions of Chapter 19 . 10, Land
Use. Within the CCP Center City Preservation District,
the following enumerated "land uses" [SR] shall be
allowed only as a "conditional use" [SR] in the CC2
Center City District District :
Services Division.
1 . Automotive renting and leasing without drivers
(751) .
2 . "Bed and breakfast inns" [SR] (7011) .
3 . Carpet and upholstery cleaning agents without
plants on the premises (7217) .
4 . "Car washes" [SR] (7542) .
5 . Coin operated amusement establishments (7993) .
6 . Coin operated laundries and dry cleaning (7215) .
7 . Dance studios and schools (791) .
8 . Funeral service (726) .
9 . Garment pressing, and agents for laundries and
dry cleaners (7212) .
10 . "Hotels and motels" [SR] (701) .
11 . Job training and vocational rehabilitation
services (833) .
12 . Laundry collecting and distributing outlets
(7211) .
13 . Libraries (823) .
14 . Miscellaneous equipment rental and leasing
(735) .
15 . Miscellaneous personal services not elsewhere
classified (7299) .
16 . Motion picture theaters (7832) .
17 . "Motor vehicle repair shops" [SR] (753) .
18 . "Motor vehicle top, body and upholstery repair
shops, and paint shops" [SR] (7532) .
19 . Museums, art galleries, and botanical and
zoological gardens (841) .
20 . Other schools and educational services (829) .
21 . Personnel supply services (736) .
22 . Photofinishing laboratories (7384) .
23 . Refrigerator and air conditioning service and
repair (7623) .
24 . Repulsive and furniture repair (764) .
25 . Vocational schools (824) .
Retail Trade Division.
26 . Automatic merchandising machine operators
(5962) .
27 . Carryout restaurants (5812) .
28 . Catalog and mail order houses (5961) .
29 . Drinking places (alcoholic beverages) (5813) .
30 . Food stores (54) .
31 . Tobacco stores (5993) .
32 . Used merchandise stores (593) .
Agricultural Division.
33 . Dog grooming (0752) .
34 . Farm labor and management services (076) .
35 . Greenhouses for floral products, exclusively
"accessory" [SR] to a use allowed in the zoning
district (0181) .
36 . Lawn and garden services (0782) .
37 . Ornamental shrub and tree services (0783) .
38 . Veterinary services for household pets (0742) .
Manufacturing Division.
39 . Commercial printing occupying less than 5, 000
square feet of gross floor area (2752) .
Wholesale Trade Division.
40 . Apparel piece goods and notions (513) .
41 . Drugs, drug proprietaries, and druggists '
sundries (512) .
42 . Electrical goods (506) .
43 . Furniture and home furnishings (502) .
44 . Groceries and related products (514) .
45 . Hardware, and plumbing and heating equipment
and supplies (507) .
46 . Lumber and other construction materials (503) .
47 . Machinery, equipment and supplies (508) .
48 . Metals and minerals, except petroleum (505) .
49 . Motor vehicles and motor vehicle parts and
supplies .
50 . Paper and paper products (511) .
51 . Professional and commercial equipment and
supplies (504) .
Transportation, Communication and Utilities Division.
52 . "Loading facilities" [SR] , exclusive
"accessory" [SR] to a use allowed in the
district, subject to the provisions of Chapter
19 .47, Off Street Loading
53 . Packing and crating (4783) .
Miscellaneous Uses Division.
54 . "Drive through facilities" [SR] (UNCL) , subject
to the provisions of Chapter 19 .45, Off Street
Parking.
55 . "Parking structures" [SR] (UNCL) , exclusively
"accessory" [SR] to a permitted use allowed in
the CC1 Center City District, subject to the
provisions of Chapter 19 . 45, Off Street Parking.
F. CI Commercial Industrial District. In the CI Commercial
Industrial District, the use and development of land and
structures shall be subject to the provisions of Chapter
19 . 10, Land Use. Within the CCP Center City Preservation
District, the following enumerated "land uses" [SR] shall
be allowed only as a "conditional use" [SR] in the CI
Commercial Industrial District :
Finance, Insurance and Real Estate Division.
1.. Check cashing agencies (6099)
Services Division.
2 . Armored car service (7381) .
3 . Automotive renting and leasing without drivers
(751) .
4 . "Bed and breakfast inns" [SR] (7011) .
5 . Billiard parlors (7999)
6 . Bingo parlors (7999)
7 . Carpet and upholstery cleaning agents without
plants on the premises (7217) .
8 . Carpet or rug cleaning, dying, and/or repairing
plants (7217) .
9 . "Car washes" [SR] (7542) .
10 . Coin operated laundries and dry cleaning (7215) .
11 . Dance studios and schools (791) .
12 . Dry cleaning plants (7216) .
13 . Electrical and electronic repair shops (7629) .
14 . Fortune tellers (7999)
15 . Funeral service (726) .
16 . Garment pressing, and agents for laundries and
dry cleaners (7212) .
17 . "Hotels and motels" [SR] (701) .
18 . Industrial launderers (7218) .
19 . Job training and vocational rehabilitation
services (833) .
20 . Laundry collecting and distributing outlets
(7211) .
21 . Libraries (823) .
22 . Linen supply (7213) .
23 . Massage parlors (7299)
24 . Medical and dental laboratories (807) .
25 . Miscellaneous equipment rental and leasing
(735) .
26 . Miscellaneous personal services not elsewhere
classified (7299) .
27 . Motion picture theaters (7832) .
28 . "Motor vehicle repair shops" [SR] (753) .
29 . "Motor vehicle top, body, and upholstery repair
shops, and paint shops" [SR] (7532) .
30 . Other schools and educational services (829) .
31 . Personnel supply services (736) .
32 . Photofinishing laboratories (7384) .
33 . Pool parlors (7999)
34 . Power laundries (7211) .
35 . Refrigerator and air conditioning service and
repair (7623) .
36 . Rental of dogs for protective service (7381) .
37 . Reupholstery and furniture repair (764) .
38 . Steam baths (7299)
39 . Tattoo parlors (7299)
40 . Truck route laundry and dry cleaning not
operated by laundries or cleaners (7212) .
41 . Turkish baths (7299)
42 . Vocational schools (824) .
43 . Welding repair (7692) .
Retail Trade Division.
44 . Auction rooms (5999) .
45 . Automatic merchandising machine operators
(5962) .
46 . Carryout restaurants (5812) .
47 . Catalog and mail order houses (5961) .
48 . Convenience food stores, operated on a 24-hour
basis (5411)
49 . Drinking places (alcoholic beverages) (5813) .
50 . Food stores (54) .
51 . Mobile home dealers (52) .
52 . Motor vehicle dealers (55) .
53 . "Motor vehicle service stations" [SR] (554) .
54 . "Outdoor eating and drinking facilities" [SR]
(UNCL) .
55 . Tobacco stores (5993) .
56 . Used building materials (5932) .
57 . Used merchandise stores (593) .
Agricultural Division.
58 . Green houses for floral products (0181) ,
exclusively "accessory" [SR] to a permitted use
allowed in the CI Commercial Industrial
District .
59 . Crop services (072) .
60 . Dog grooming (0752) .
61 . Farm labor and management services (076) .
62 . Landscape counseling and planning (0781) .
63 . Lawn and garden services (0782) .
64 . Ornamental shrub and tree services (0783) .
65 . Soil preparation services (071) .
66 . Veterinary services for household pets (0742) .
Construction Division.
67 . Building construction - general contractors and
operative builders (15) .
68 . "Contractors office and equipment areas" [SR]
(UNCL) .
69 . Construction - special trade contractors (17) .
70 . Heavy construction - contractors (16) .
Manufacturing Division.
71 . Apparel and other finished products made from
fabrics and similar materials (23) .
72 . Computer and office equipment (357) .
73 . Electronic and other electrical equipment and
components (3 6) .
74 . Fabricated metal products (34) .
75 . Furniture and fixtures (25) .
76 . Industrial and commercial machinery and
equipment (35) .
77 . Leather and leather products (31) .
78 . Lumber and wood products (24) .
79 . Measuring, analyzing, and controlling
instruments; photographic, medical , and optical
goods; and watches and clocks (38) .
80 . Primary metal industries (33) .
81 . Printing, publishing, and allied industries
(27) .
82 . Rubber and miscellaneous plastics products (30) .
83 . Stone, clay, glass, and concrete products (32) .
84 . Textile mill products (22) .
85 . Tobacco products (21) .
86 . Transportation equipment (37) .
Wholesale Trade Division.
87 . Apparel piece goods and notions (513) .
88 . Beer, wine, and distilled alcoholic beverages
(518) .
89 . Chemicals and allied products (516) .
90 . Drugs, drug proprietaries, and druggists '
sundries (512) .
91 . Electrical goods (506) .
92 . Farm product raw materials (515) .
93 . Furniture and home furnishings (502) .
94 . Groceries and related products (514) .
95 . Hardware and plumbing, and heating equipment
and supplies (507) .
96 . Lumber and other construction materials (503) .
97 . Machinery, equipment and supplies (508) .
98 . Metals and minerals, except petroleum (505) .
99 . Motor vehicles and motor vehicle parts and
supplies (501) .
100 . Paper and paper products (511) .
101 . Petroleum and petroleum products (517) .
102 . Professional and commercial equipment and
supplies (504) .
103 . "Recycling collection center" [SR] (5093) .
Transportation, Communication and Utilities Division.
104 . Courier services (4215) .
105 . Freight forwarding in general (4731) .
106 . Natural gas "transmission and distribution
(4922) (4924) .
107 . Packing and crating (474) .
108 . Public warehousing and storage (422) .
109. Trucking services (421) .
Miscellaneous Uses Division.
110 . "Commercial operations yards" [SR] (UNCL) .
111 . "Motor vehicle impoundment yard" [SR] (UNCL) .
112 . "Parking structures" [SR] (UNCL) , exclusively
"accessory" [SR] to a permitted use allowed in
the GI General Industrial District, subject to
the provisions of Chapter 19 . 45, Off-Street
Parking.
113 . "Outdoor display areas" [SR] (UNCL) .
114 . "Outdoor display lots" [SR] (UNCL) .
115 . "Drive through facilities" [SR] , subject to the
provisions of Chapter 19 .45, Off-Street Parking.
116 . "Storage Tanks" [SR] (UNCL) .
19 .15 .425 SITE DESIGN.
In the CCP Center City Preservation District, the site
design regulations shall be the same as the underlying zoning
district, except for new buildings or new building additions .
New buildings or new building additions, which exceed 1, 000
square feet in floor area, and which can be viewed from a
public right of way shall be subject to the provision of
Chapter 19 . 60, Planned Developments . Such new buildings or
building additions may be approved by the City Council as
planned development district or as a conditional use planned
development, as may be appropriate.
19 .15 .430 OFF STREET PARKING.
In the CCP Center City Preservation District, off street
parking shall be subject to the provisions of Chapter 19 .45,
Off Street Parking.
19 . 15 .435 OFF STREET LOADING.
In the CCP Center City Preservation District, off street
loading shall be subject to the provisions of Chapter 19 .47,
Off Street Loading.
19 . 15 .440 SIGNS.
In the CCP Center City Preservation District, signs shall
be subject to the provisions of Chapter 19 . 50, Signs .
19.15.445 NONCONFORMING USES AND STRUCTURES.
In the CCP Center City District, nonconforming uses and
structures shall be subject to the provisions of Chapter
19 . 52 , Nonconforming Uses and Structures .
19 .15.450 AMENDMENTS.
In the CCP Center City Preservation District, text and
map amendments shall be subject to the provisions of Chapter
19 . 55, Amendments.
19 .15 .455 PLANNED DEVELOPMENTS.
In the CCP Center City Preservation District, planned
developments shall be subject to the provisions of Chapter
19 . 60, Planned Developments .
19 .15.460 CONDITIONAL USES.
In the CCP Center City Preservation District, conditional
uses shall be subject to the provisions of Chapter 19 . 65,
Conditional Uses .
19 .15.465 VARIATIONS.
In the CCP Center City Preservation District, variations
shall be subject to the provisions of Chapter 19 . 70 ,
Variations.
19 .15 .470 APPEALS.
Any requirement, determination, or interpretation
associated with the administration and enforcement of the
provisions of this chapter may be appealed subject to the
provisions of Chapter 19 . 75, Appeals.
19 .15.475 SUPPLEMENTARY REGULATIONS.
In the CCP Center City Preservation District, "Refuse
Collection Area" shall mean any land where refuse is stored in
approved enclosures such as a "garbage can" or "garbage
dumpster" until removed by a refuse disposal service . Refuse
collection areas shall be located as required by the
Development Administrator. Refuse collection areas shall be
screened from view from adjoining property and public rights
of way by a "solid fence" [SR] or wall at minimum "structure
height" [SR] of six linear feet . Such fence or wall shall be
constructed of materials that are compatible and complimentary
to the exterior building materials of the principle building,
as required by the Development Administrator.
Section 2 . That all ordinances or parts of ordinances in
conflict with the provisions of this ordinance be and are
hereby repealed.
Section 3 . That this ordinance shall be in full force
and effect after its passage and publication in the manner
provided by law.
s/ Ed Schock
Ed Schock, Mayor
Presented: April 26, 2000
Passed: April 26, 2000
Vote : Yeas 7 Nays 0
Recorded: April 27, 2000
Published: April 28, 2000
Attest :
s/ Dolonna Mecum
Dolonna Mecum, City Clerk
April 17, 2000
FINDINGS OF FACT
Planning and Development Commission City of Elgin,Illinois
SUBJECT
Consideration of Petition 24-00 Requesting a Text Amendment and Map Amendment to the Elgin
Zoning Ordinance for the purpose of Establishing and Mapping a New Overlay Zoning District to
be known as the Center City Preservation District by the city of Elgin, as Applicant
BACKGROUND
Requested Action: Text and Map Amendment
Current Zoning: NB Neighborhood Business District,AB Area Business
District, CC 1 Center City District, CC2 Center City
District, and CI Commercial Industrial District
Proposed Zoning: CCP Center City Preservation District
P g �'
Intended Use: Office. Service, and Retail
Property Location: Center City
Applicants: City of Elgin
Staff Coordinator: Jerry Deering
LIST OF EXHIBITS
A. Location Map (see attached)
B. Zoning Map (see attached)
C. Parcel Map (see attached)
D. Aerial Photo (see attached)
rik
F
Planning and Development Commission Findings of Fact
Petition 24-00 April 17, 2000
E. Revised Draft Text Amendment prepared by the (see enclosed)
Code Administration and Development Services Department,
dated April 10, 2000
BACKGROUND
An application has been filed by the City of Elgin requesting an amendment to the zoning ordinance.
The proposed amendment would establish an interim overlay zoning district to be known as CCP
Center City Preservation District. If approved,the new district would be mapped over the study area
for the Center City/Riverfront Plan(reference Exhibits A, B, C, and D).
The City of Elgin is preparing various planning and design goals and policies for the future
development of the Center City and the river front. When this visionary work is adopted, its
implementation will result in a long term public and private sector improvement program that will
be a stand out as one of the community's greater accomplishments.
There is concern,however,that the city's efforts may be diminished by a land use proposal that is
inconsistent with some of the preliminary goals and policies. It is of particular concern that such a
proposal could move forward prior to the Plan's adoption and without public review or City Council
approval due to the inadequacies that presently exist within our current zoning regulations.
There are steps a municipality can follow to properly address this likely scenario, such as the
adoption of some form of interim zoning ordinance amendments. Staff believes it is important to
consider moving forward with this idea, and suggests we do so. Such amendments would affect a
certain number of land uses deemed to be inconsistent with the draft policies of the evolving Plan.
The amendment would remove these land uses from the "permitted use" lists in the zoning
ordinance, and instead include them in a new and expanded "conditional use" list. This interim
amendment would allow the City Council to individually review and consider these uses through the
Conditional Use Permit process, and to "condition"their approval based on acceptable operational,
aesthetic, and design characteristics (reference Exhibit E).
The interim amendment is intended to stay in effect for as many as six months during which the
Council will have the opportunity to review and consider approval of these land use proposals.
Meanwhile,the Center City/Riverfront Plan will be adopted, and more traditional permanent zoning
ordinance amendments can be prepared. These permanent amendments will be structured to address
future development proposals in a more customary manner (map amendments, permitted uses,
conditional uses,PUDs, etc.),provided they are consistent with the newly adopted planning goals
and design policies.
The City Council directed the staff to proceed with the proposed interim zoning changes on March
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t
Planning and Development Commission Findings of Fact
Petition 24-00 April 17, 2000
22, 2000.
STANDARD AND FINDINGS
After due notice, as required by law, the Planning and Development Commission held a public
hearing in consideration of Petition 24-00 on April 3, 2000 and April 17, 2000. The applicant
testified at the public hearing and presented documentary evidence in support of the application.
Objectors appeared at the public hearing. No written correspondence was submitted in objection to
Petition 24-00. The Community Development Group submitted a Text Amendment Review, dated
March 27, 2000.
The Planning and Development Commission has made the following findings concerning the
standards for planned developments:
SUMMARY OF FINDINGS,UNRESOLVED ISSUES,AND ALTERNATIVES
A. Summary of Findings.
The Planning and Development Commission believes that the proposed interim zoning
changes are necessary to ensure that the objectives and policies of the CenterCity/Riverfront
Plan are implemented properly. The proposed changes do not prevent development. The
changes only require a public hearing and City Council approval, subject to the provisions
for conditional uses.
B. Summary of Unresolved Issues.
There are no unresolved issues.
C. Summary of Alternatives.
Other than an approval,a denial,or an approval with some combination of conditions,there
are no substantive alternatives.
RECOMMENDATION
The Planning and Development Commission recommends the approval of Petition 24-00. On a
motion to recommend the approval of Petition 24-00, the vote was 6 yes and 0 no.
r
-3-
C.
Planning and Development Commission Findings of Fact
rik Petition 24-00 April 17, 2000
• a r- kript„,Qatel
G • : Wolf' airman
Pl. ng and Development Commission
ohn 'othenberger, Secretary
g and Development Commission
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DEVELOPMENT SERVICES
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NO SCALE CITY OF ELGIN
LEGEND
RESIDENCE DISTRICTS BUSINESS DISTRICTS INDUSTRIAL DISTRICTS
SFR1 SINGLE FAMILY RESIDENCE 1 RB RESIDENCE BUSINESS ORI OFFICE RESEARCH
INDUSTRIAL
SFR2 SINGLE FAMILY RESIDENCE 2 NB NEIGHBORHOOD BUSINESS GI GENERAL INDUSTRIAL
1 TFR TWO FAMILY RESIDENCE AB AREA BUSINESS G COMMERCIAL INDUSTRIAL
MFR MULTIPLE FAMILY RESIDENCE CCt CENTER CITY PORT PLANNED OFFICE
,�f /- RESEARCH
,;, r` ,_ PSFRI PLANNED SINGLE FAMILY RESIDENCE 1 Cc2 CENTER CITY 2 INDUSTRIAL
_ nj;. PSFR2 PLANNED SINGLE FAMILY RESIDENCE 2 PRB PLANNED RESIDENCE BUSINESS PGI PLANNED GENERAL
_'' %' INDUSTRIAL
,..,^ , PTFR PLANNED TWO FAMILY RESIDENCE PNB PLANNED NEIGHBORHOOD BUSINESS
PMFR PLANNED MULTIPLE FAMILY RESIDENCE PAB PLANNED AREA BUSINESS CONSERVATION DISTRICTS
PCC PLANNED CENTER CITY RC1 RESIDENCE
CONSERVATION 1
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REVISED DRAFT TEXT AMENDMENT
CCP CENTER CITY PRESERVATION DISTRICT
Petition 24-00
rik
Community Development Group
City of Elgin
April 10,2000
ro. AMEND
Chapter 19.15
PRESERVATION DISTRICTS •
Sections:
19. 15 . 100 Purpose and Intent .
19 . 15 .200 HP Historic Preservation District .
19. 15 .300 FRP Fox River Preservation District .
19. 15 .400 CCP Center City Preservation District
19.15.100 PURPOSE AND INTENT.
The purpose of the preservation districts is to provide
notification through the use of an overlay zoning district that
other special regulations may effect certain unique areas of the
city.
ADD
19.15.400 CCP PRESERVATION DISTRICT.
Sections:
19 . 15 .405 Purpose and Intent .
19. 15 .410 Supplementary Regulations.
19 . 15 .415 Location and Size of District .
eimk 19 . 15 .420 Land Use.
19 . 15 .425 Site Design.
19. 15 .430 Off Street Parking
19. 15 .435 Off Street Loading
19. 15 .440 Signs
19. 15.445 Nonconforming Uses and Structures
19 . 15 .450 Amendments
19. 15 .455 Planned Developments
19 . 15 .460 Conditional Uses
19. 15 .465 Variations
19 . 15 .470 Appeals
19. 15 .475 Supplementary Regulation - Specifically
19.15.405 PURPOSE AND INTENT.
The purpose of the CCP Center City Preservation District is
to promote and to facilitate the implementation of the
objectives, " policies, and strategies of the Center City Master
Plan. The CCP zoning district is an overlay zoning district,
and accordingly, the property located within such a district
shall also be subject to the regulations of the underlying
zoning district in which it is located.
19.15.410 SUPPLEMENTARY REGULATIONS.
Any word or phrase contained within this chapter 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
CENTRCI3/DEERIN J/FILEGO5
•
not exempt such word or phrase from the applicable supplementary
regulation.
19.15.415 LOCATION AND SIZE OF DISTRICT.
There shall be no locational standards, or required maximum
or minimum area, which shall be necessary to constitute a
separate CCP Center City Preservation District .
19.15.420 LAND USE.
The only "land uses" [SR] allowed in the CCP Center City
Preservation District shall be the land uses allowed in the
underlying zoning district with the exception that the following
land uses shall be allowed only as a conditional use for each of
the following districts.
A. CF Community Facility District. In the CF Community
Facility District, the use and development of land and
structures shall be subject to the provisions of Chapter
19. 10, Land Use. Within the CCP Center City Preservation
District, the following enumerated "land uses" [SR] shall
be allowed only as a "conditional use" [SR] in the CF
Community Facility District :
Public Administration Division.
1 . Justice, public order, and safety (92) .
Services Division.
2 . Cemeteries including mausoleums and crematories
(UNCL) .
3 . Churches, convents, monasteries, and temples
(8661) .
4 . Colleges, universities, professional schools, and
junior colleges (822) .
5. Elementary and secondary schools (821) .
6 . Hospitals (806) .
7 . Libraries (823) .
8 . Museums, art galleries and botanical and
zoological gardens (841) .
9. Nursing and personal care facilities (805) .
10. Other schools and educational services (829) .
11 . Public Libraries (823) .
12 . Vocational schools (824) .
Miscellaneous Uses Division.
13 . "Refuse collection area" [SR] .
B. NB Neighborhood Business District. In the NB Neighborhood
Business District, the use and development of land and
structures shall be subject to the provisions of Chapter
19. 10, Land Use. Within the CCP Center City Preservation
District, the following enumerated "land uses" [SR] shall
be allowed only as a "conditional use" [SR] - in the NB
Neighborhood Business District :
emk Services Division.
1 . Automotive renting and leasing without drivers
(751)
2 . "Bed and breakfast inns" [SR] (7011) .
CENTRCI3/DEERIN J/FILEGOS
3 . Carpet and upholstery cleaning agents without
plants on the premises (7217) .
4 . Coin operated laundries and dry cleaning (7215) .
5 . Dance studios and schools (791) .
•
6. Funeral service (726) .
7 . Garment pressing, and agents for laundries and
dry cleaners (7212) .
8 . Laundry collecting and distributing outlets
(7211) .
9 . Libraries (823) .
10 . Miscellaneous personal services not elsewhere
classified (7299) .
11 . Other schools and educational services (829) .
12 . Personnel supply services (736) .
13 . Photofinishing laboratories (7384) .
14 . Refrigerator and air conditioning service and
repair (7623) .
15 . Reupholstery and furniture repair (764) .
16 . Vocation schools (824) .
Retail Trade Division.
17 . Carryout restaurants (5812) .
18 . Catalog and mail order houses (5961) .
19 . Food stores (54) .
20 . Tobacco stores (5993) .
21 . Used merchandise stores (593) .
Agricultural Division.
22 . Farm labor and management services (076) .
23 . Green houses for floral products, exclusively
"accessory" [SR] to a use allowed in the zoning
district (0181) .
Manufacturing Division. •
24 . Commercial printing occupying less than 5, 000
square feet of gross floor area (2752) .
Miscellaneous Uses Division.
25 . "Outdoor display areas" [SR] (UNCL) .
C. AB Area Business District. In the AB Area Business
District, the use and development of land and structures
shall be subject to the provisions of Chapter 19 . 10, Land
Use. Within the CCP Center City Preservation District, the
following enumerated "land uses" [SR] shall be allowed only
as a "conditional use" [SR] in the AB Area Business
District :
Finance, Insurance, and Real Estate Division.
1 . Check cashing agencies (6099)
Services Division.
2 . Automotive renting and leasing without drivers
(751) .
3 . "Bed and breakfast inns" [SR) (7011) .
4 . Billiard parlors (7999)
5. Bingo parlors (7999)
6 . Carpet and upholstery cleaning agents without
plants on the premises (7217) .
7 . Coin operated laundries and dry cleaning (7215) .
CENTRCI3/DEERIN J/FILEGO5
8 . Dance studios and schools (791) .
9 . Fortune tellers (7999)
10 . Funeral service (726) .
11 . Garment pressing, and agents for laundries and
dry cleaners (7212) .
12 . "Hotels and motels" [SR] (701)
13 . Job training and vocational rehabilitation
services (833) .
14 . Laundry collecting and distributing outlets
(7211) .
15 . Libraries (823) .
16 . Miscellaneous equipment rental and leasing (735) .
17 . Miscellaneous personal services not elsewhere
classified (7299) .
18 . Motion picture theaters (7832) .
19 . Other schools and educational services (829) .
20 . Personnel supply services (736) .
22 . Photofinishing laboratories (7384) .
23 . Pool parlors (7999)
24 . Refrigerator and air conditioning service and
repair (7623) .
25 . Reupholstery and furniture repair (764) .
26 . Vocational schools (824) .
Retail Trade Division.
27 . Automatic merchandising machine operators (5962) .
28 . Carryout restaurants (5812) .
29 . Catalog and mail order houses (5961) .
30 . Convenience food stores, operated on a 24-hour
basis (5411)
31 . Drinking places (alcoholic beverages) (5813) .
32 . Food stores (54) .
33 . Mobile home dealers (52) .
34 . Motor vehicle dealers (5994) .
35 . "Outdoor eating and drinking facilities" [SR]
(UNCL) .
36 . Tobacco stores (5993) .
37 . Used building materials (5932) .
38 . Used merchandise stores (593) .
Agricultural Division.
39 . Dog grooming (0752) .
40 . Farm labor and management services (076) .
41 . Green houses for floral products, exclusively
"accessory" [SR] to a use allowed in the zoning
district (0181) .
42 . Lawn and garden services (0782) .
43 . Ornamental shrub and tree services (0783) .
44 . Veterinary services for household pets (0742) .
Manufacturing Division.
45 . Commercial printing occupying less than 5, 000
• square feet of gross floor area (2752) .
Wholesale Trade Division
eft. 46 . Apparel piece goods and notions (513) .
47 . Drugs, drug proprietaries, and druggists '
sundries (512) .
CENTRCI3/DEERIN J/FILEGO5
rft. 48 . Electrical goods (506) .
49. Furniture and home furnishings (502) .
50 . Groceries and related products (514) .
51 . Hardware, and plumbing and heating equipment and
supplies (507) .
52 . Machinery, equipment, and supplies (508) .
53 . Metals and minerals, except petroleum (505) .
54 . Motor vehicles and motor vehicle parts and
supplies (501) .
55. Paper and paper products (511) .
56 . Professional and commercial equipment and
supplies (504) .
Transportation, Communication and Utilities Division.
57 . "Loading facilities" [SR] , exclusively
"accessory" [SR] to a use allowed in the zoning
district, subject to the provisions of Chapter
19 .47, Off Street Loading (UNCL) .
58 . Packing and crating (4783) .
Miscellaneous Uses Division.
59 . "Drive through facilities" [SR] , subject to the
provisions of Chapter 19 .45, Off-Street Parking.
60 . "Outdoor display areas" [SR] (UNCL) .
61 . "Outdoor display lots" [SR] (UNCL) .
62 . "Parking lots" [SR] (UNCL) , exclusively
"accessory" [SR] to a permitted use allowed in
the AB Area Business District, subject to the
provisions of Chapter 19 .45, Off Street Parking.
63 . "Parking structures" [SR] (UNCL) , exclusively
"accessory" [SR] to a permitted use allowed in
the AB Area Business District, subject to the
provisions of Chapter 19 .45, Off Street Parking.
64 . "Storage Tanks" [SR] (UNCL) .
D. CC1 Center City District. In the CC1 Center City District,
the use and development of land and structures shall be
subject to the provisions of Chapter 19. 10, Land Use.
Within the CCP Center City Preservation District, the
following enumerated "land uses" [SR] shall be allowed only
as a "conditional use" [SR] in the CC1 Center City District
District :
Public Administration Division.
1 . Justice, public order, and safety (92) .
Services Division.
2 . Ballroom and dance hall operation (7911)
3 . "Bed and breakfast inns" [SR] (7011) .
4 . Bowling centers (793) .
5 . Coin operated amusement establishments (7993) .
6 . Coin operated laundries and dry cleaning (7215) .
7 . Dance studios and schools (791) .
8 . Garment pressing, and agents for laundries and
dry cleaners (7212) .
9. "Hotels and motels" [SR] (701)
10 . Job training and vocational rehabilitation
services (833) .
CENTRCI3/DEERIN J/FILEGO5
eft. 11 . Laundry collecting and distributing outlets
(7211) .
12 . Libraries (823) .
13 . Miscellaneous personal services not elsewhere
classified (7299) .
14 . Motion picture theaters (7832) .
15 . Motor vehicle dealers (55) .
16 . Museums, art galleries, and botanical and
zoological gardens (841) .
17 . Other schools and educational services (829) .
18 . Personnel supply services (736) .
19 . Photofinishing laboratories (7384) .
20 . Refrigerator and air conditioning service and
repair.
21 . Reupholstery and furniture repair (764) .
22 . Vocational schools (824) .
Retail Trade Division.
23 . Automatic merchandising machine operators (5962) .
24 . Carryout restaurants (5812) .
25 . Catalog and mail order houses (5961) .
• 26 . Drinking places (alcoholic beverages) (5813) .
27 . Food stores (54) .
28 . "Outdoor eating and drinking facilities" [SR]
(UNCL) .
29 . Tobacco stores (5993) .
30 . Used merchandise stores (593) .
Agricultural Division.
31 . Farm labor and management services (076) .
Manufacturing Division.
32 . Commercial printing occupying less than 5, 000
square feet of gross floor area (2752) .
Wholesale Trade Division.
33 . Apparel piece goods and notions (513) .
34 . Drugs, drug proprietaries, and druggists '
sundries (512) .
35 . Electrical goods (506) .
36 . Furniture and home furnishings (502) .
37 . Groceries and related products (514) .
38 . Hardware, and plumbing and heating equipment and
supplies (507) .
39 . Machinery, equipment, and supplies (508) .
40 . Metals and minerals, except petroleum (505) .
41 . Motor vehicles and motor vehicle parts and
supplies
42 . Paper and paper products (511) .
43 . Professional and commercial equipment and
supplies (504) .
Transportation, Communication and Utilities Division.
44 . "Loading facilities" [SR] , exclusive "accessory"
[SR] to a use allowed in the district, subject to
the provisions of Chapter 19 .47, Off Street
Loading
45 . Packing and crating (4783) .
Miscellaneous Uses Division.
CENTRCI3/DEERIN J/FILEGO5
46 . "Drive through facilities" [SR] (UNCL) , subject
to the provisions of Chapter 19 .45, Off Street
Parking.
47 . "Parking structures" [SR] (UNCL) , exclusively
"accessory" [SR] to a permitted use allowed in
the CC1 Center City District, subject to the
provisions of Chapter 19 .45, Off Street Parking.
E. CC2 Center City District. In the CC2 Center City District,
the use and development of land and structures shall be
subject to the provisions of Chapter 19 . 10, Land Use.
Within the CCP Center City Preservation District, the
following enumerated "land uses" [SR] shall be allowed only
as a "conditional use" [SR] in the CC2 Center City District
District :
Services Division.
1 . Automotive renting and leasing without drivers
(751) .
2 . "Bed and breakfast inns" [SR] (7011) .
3 . Carpet and upholstery cleaning agents without
plants on the premises (7217) .
4 . "Car washes" [SR] (7542) .
5 . Coin operated amusement establishments (7993) .
6 . Coin operated laundries and dry cleaning (7215) .
7 . Dance studios and schools (791) .
8 . Funeral service (726) .
9 . Garment pressing, and agents for laundries and
dry cleaners (7212) .
10 . "Hotels and motels" [SR] (701) .
11 . Job training and vocational rehabilitation
services (833) .
12 . Laundry collecting and distributing outlets
(7211) .
13 . Libraries (823) .
14 . Miscellaneous equipment rental and leasing (735) .
15 . Miscellaneous personal services not elsewhere
classified (7299) .
16 . Motion picture theaters (7832) .
17 . "Motor vehicle repair shops" [SR] (753) .
• 18 . "Motor vehicle top, body and upholstery repair
shops, and paint shops" [SR] (7532) .
19 . Museums, art galleries, and botanical and
zoological gardens (841) .
20 . Other schools and educational services (829) .
21 . Personnel supply services (736) .
22 . Photofinishing laboratories (7384) .
23 . Refrigerator and air conditioning service and
repair (7623) .
24 . Repulsive and furniture repair (764) .
25 . Vocational schools (824) .
rm. Retail Trade Division.
26 . Automatic merchandising machine operators (5962) .
27 . Carryout restaurants (5812) .
28 . Catalog and mail order houses (5961) .
CENTRCI3/DEERIN J/FILEGO5
29 . Drinking places (alcoholic beverages) (5813) .
30 . Food stores (54) .
31 . Tobacco stores (5993) .
32 . Used merchandise stores (593) .
Agricultural Division.
33 . Dog grooming (0752) .
34 . Farm labor and management services (076) .
35 . Greenhouses for floral products, exclusively
"accessory" [SR] to a use allowed in the zoning
district (0181) .
36 . Lawn and garden services (0782) .
37 . Ornamental shrub and tree services (0783) .
38 . Veterinary services for household pets (0742) .
Manufacturing Division.
39 . Commercial printing occupying less than 5, 000
square feet of gross floor area (2752) .
Wholesale Trade Division.
40 . Apparel piece goods and notions (513) .
41 . Drugs, drug proprietaries, and druggists '
sundries (512) .
42 . Electrical goods (506) .
43 . Furniture and home furnishings (502) .
44 . Groceries and related products (514) .
45 . Hardware, and plumbing and heating equipment and
supplies (507) .
t 46 . Lumber and other construction materials (503) .
47 . Machinery, equipment and supplies (508) .
48 . Metals and minerals, except petroleum (505) .
49 . Motor vehicles and motor vehicle parts and
supplies .
50 . Paper and paper products (511) .
51 . Professional and commercial equipment and
supplies (504) .
Transportation, Communication and Utilities Division.
52 . "Loading facilities" [SR] , exclusive "accessory"
[SR] to a use allowed in the district, subject to
the provisions of Chapter 19 .47, Off Street
Loading
53 . Packing and crating (4783) .
Miscellaneous Uses Division.
54 . "Drive through facilities" [SR] (UNCL) , subject
to the provisions of Chapter 19 .45, Off Street
Parking.
55 . "Parking structures" [SR] (UNCL) , exclusively
"accessory" [SR] to a permitted use allowed in
the CC1 Center City District, subject to the
provisions of Chapter 19.45, Off Street Parking.
F. CI Commercial Industrial District. In the CI. Commercial
Industrial District, the use and development of land and
structures shall be subject to the provisions of Chapter
19. 10, Land Use. Within the CCP Center City Preservation
District, the following enumerated "land uses" [SR] shall
CENTRCI3/DEERIN J/FILEGO5
be allowed only as a "conditional use" [SR] in the CI
Commercial Industrial District :
Finance, Insurance and Real Estate Division.
1 . Check cashing agencies (6099)
Services Division.
2 . Armored car service (7381) .
3 . Automotive renting and leasing without drivers
(751) .
4 . "Bed and breakfast inns" [SR] (7011) .
5 . Billiard parlors (7999)
6 . Bingo parlors (7999)
7 . Carpet and upholstery cleaning agents without
plants on the premises (7217) .
8 . Carpet or rug cleaning, dying, and/or repairing
plants (7217) .
9 . "Car washes" [SR] (7542) .
10 . Coin operated laundries and dry cleaning (7215) .
11 . Dance studios and schools (791) .
12 . Dry cleaning plants (7216) .
13 . Electrical and electronic repair shops (7629) .
14 . Fortune tellers (7999)
15 . Funeral service (726) .
16 . Garment pressing, and agents for laundries and
dry cleaners (7212) .
17 . "Hotels and motels" [SR] (701) .
18 . Industrial launderers (7218) .
19 . Job training and vocational rehabilitation
services (833) .
20 . Laundry collecting and distributing outlets
(7211) .
21 . Libraries (823) .
22 . Linen supply (7213) .
23 . Massage parlors (7299)
24 . Medical and dental laboratories (807) .
25 . Miscellaneous equipment rental and leasing (735) .
26 . Miscellaneous personal services not elsewhere
classified (7299) .
27 . Motion picture theaters (7832) .
28 . "Motor vehicle repair shops" [SR] (753) .
29. "Motor vehicle top, body, and upholstery repair
shops, and paint shops" [SR] (7532) .
30 . Other schools and educational services (829) .
31 . Personnel supply services (736) .
32 . Photofinishing laboratories (7384) .
33 . Pool parlors (7999)
34 . Power laundries (7211) .
35 . Refrigerator and air conditioning service and
repair (7623) .
36 . Rental of dogs for protective service (7381) . •
37 . Reupholstery and furniture repair (764) .
38 . Steam baths (7299)
39 . Tattoo parlors (7299)
40 . Truck route laundry and dry cleaning not operated
by laundries or cleaners (7212) .
CENTRCI3/DEERIN J/FILEGO5
eft. 41 . Turkish baths (7299)
42 . Vocational schools (824) .
43 . Welding repair (7692) .
Retail Trade Division.
44 . Auction rooms (5999) .
45 . Automatic merchandising machine operators (5962) .
46 . Carryout restaurants (5812) .
47 . Catalog and mail order houses (5961) .
48 . Convenience food stores, operated on a 24-hour
basis (5411)
49. Drinking places (alcoholic beverages) (5813) .
50 . Food stores (54) .
51. Mobile home dealers (52) .
52 . Motor vehicle dealers (55) .
53 . "Motor vehicle service stations" [SR] (554) .
54 . "Outdoor eating and drinking facilities" [SR]
(UNCL) .
55 . Tobacco stores (5993) .
56 . Used building materials (5932) .
57 . Used merchandise stores (593) .
Agricultural Division.
58 . Green houses for floral products (0181) ,
exclusively "accessory" [SR] to a permitted use
allowed in the CI Commercial Industrial District .
59. Crop services (072) .
60 . Dog grooming (0752) .
61 . Farm labor and management services (076) .
62 . Landscape counseling and planning (0781) .
63 . Lawn and garden services (0782) .
64 . Ornamental shrub and tree services (0783) .
65 . Soil preparation services (071) .
66 . Veterinary services for household pets (0742) .
Construction Division.
67 . Building construction - general contractors and
operative builders (15) .
68 . "Contractors office and equipment areas" [SR]
(UNCL) .
69 . Construction - special trade contractors (17) .
70 . Heavy construction - contractors (16) .
Manufacturing Division.
71 . Apparel and other finished products made from
fabrics and similar materials (23) .
72 . Computer and office equipment (357) .
73 . Electronic and other electrical equipment and
components (36) .
74 . Fabricated metal products (34) .
75 . Furniture and fixtures (25) .
76 . Industrial and commercial machinery and equipment
(35) .
77 . Leather and leather products (31) .
•
78 . Lumber and wood products (24) .
79. Measuring, analyzing, and controlling
instruments; photographic, medical, and optical
goods; and watches and clocks (38) .
CENTRCI3/DEERIN J/FILEGO5
'" 80 . Primary metal industries (33) .
81 . Printing, publishing, and allied industries (27) .
82 . Rubber and miscellaneous plastics products (30) .
83 . Stone, clay, glass, and concrete products (32) .
84 . Textile mill products (22) .
85 . Tobacco products (21) . •
86 . Transportation equipment (37) .
Wholesale Trade Division.
87 . Apparel piece goods and notions (513) .
88 . Beer, wine, and distilled alcoholic beverages
(518) .
89 . Chemicals and allied products (516) .
90 . Drugs, drug proprietaries, and druggists '
sundries (512) .
91 . Electrical goods (506) .
92 . Farm product raw materials (515) .
93 . Furniture and home furnishings (502) .
94 . Groceries and related products (514) .
95 . Hardware and plumbing, and heating equipment and
supplies (507) .
96 . Lumber and other construction materials (503) .
97 . Machinery, equipment and supplies (508) .
98 . Metals and minerals, except petroleum (505) .
99 . Motor vehicles and motor vehicle parts and
supplies (501) .
100 . Paper and paper products (511) .
101 . Petroleum and petroleum products (517) .
102 . Professional and commercial equipment and
supplies (504) .
103 . "Recycling collection center" [SR] (5093) .
Transportation, Communication and Utilities Division.
104 . Courier services (4215) .
105 . Freight forwarding in general (4731) .
106 . Natural gas transmission and distribution (4922)
(4924) .
107 . Packing and crating (474) .
108 . Public warehousing and storage (422) .
109 . Trucking services (421) .
Miscellaneous Uses Division.
110 . "Commercial operations yards" [SR] (UNCL) .
111 . "Motor vehicle impoundment yard" [SR] (UNCL) .
112 . "Parking. structures" [SR] (UNCL) , exclusively
"accessory" [SR] to a permitted use allowed in
the GI General Industrial District, subject to
the provisions of Chapter 19 .45, Off-Street
Parking.
113 . "Outdoor display areas" [SR] (UNCL) .
114 . "Outdoor display lots" [SR] (UNCL) .
115. "Drive through facilities" [SR] , subject to the
provisions of Chapter 19 .45, Off-Street Parking.
116 . "Storage Tanks" [SR] (UNCL) .
19.15.425 SITE DESIGN.
CENTRCI3/DEERIN J/FILEGO5
•
In the CCP Center City Preservation District, the site
design regulations shall be the same as the underlying zoning
district, except for new buildings or new building additions.
New buildings or new building additions, which exceed 1, 000
square feet in floor area, and which can be viewed from a public
right of way shall be subject to the provision of Chapter 19 . 60,
Planned Developments. Such new buildings or building additions
may be approved by the City Council as planned development
district or as a conditional use planned development, as may be
appropriate.
19.15.430 OFF STREET PARKING.
In the CCP Center City Preservation District, off street
parking shall be subject to the provisions of Chapter 19 .45, Off
Street Parking.
19.15.435 OFF STREET LOADING.
In the CCP Center City Preservation District, off street
loading shall be subject to the provisions of Chapter 19 .47, Off
Street Loading.
19.15.440 SIGNS.
In the CCP Center City Preservation District, signs shall
be subject to the provisions of Chapter 19. 50, Signs .
19.15.445 NONCONFORMING USES AND STRUCTURES.
In the CCP Center City District, nonconforming uses and
structures shall be subject to the provisions of Chapter 19 . 52,
Nonconforming Uses and Structures .
19.15.450 AMENDMENTS.
In the CCP Center City Preservation District, text and map
amendments shall be subject to the provisions of Chapter 19 . 55,
Amendments.
19.15.455 PLANNED DEVELOPMENTS.
In the CCP Center City Preservation District, planned
developments shall be subject to the provisions of Chapter
19. 60, Planned Developments.
19.15.460 CONDITIONAL USES.
In the CCP Center City Preservation District, conditional
uses shall be subject to the provisions of Chapter 19 . 65,
Conditional Uses.
19.15.465 VARIATIONS.
In the CCP Center City Preservation District, variations
shall be subject to the provisions of Chapter 19. 70, Variations .
19.15.470 APPEALS.
Any requirement, determination, or interpretation
r'" associated with the administration and enforcement of the
provisions of this chapter may be appealed subject to the
provisions of Chapter 19 . 75, Appeals.
CENTRCI3/DEERIN J/FILEGO5
•
19.15.475 SUPPLEMENTARY REGULATIONS. In the CCP Center City
Preservation District, "Refuse Collection Area" shall mean any
land where refuse is stored in approved enclosures such as a
"garbage can" or "garbage dumpster" until removed by a refuse
disposal service. Refuse collection areas shall be located as •
required by the Development Administrator. Refuse collection
areas shall be screened from view from adjoining property and
public rights of way by a "solid fence" [SR] or wall at minimum
"structure height" [SR] of six linear feet . Such fence or wall
shall be constructed of materials that are compatible and
complimentary to the exterior building materials of the
principle building, as required by the Development Administrator.
r
CENTRCI3/DEERIN J/FILEGO5
∎C1 OF ESC, 0 -3
� City of Elgin Agenda Item No.
iii,
r, ^y
April 18, 2000
TO: Mayor and Members of the City Council
FROM: Joyce A. Parker, City Manager
SUBJECT: Text and Map Amendment Review (Petition 24-00)
PURPOSE
Consideration of Petition 24-00 Requesting a Text Amendment and a
Map Amendment to the Elgin Zoning Ordinance for the Purpose of
Establishing and Mapping a New Overlay Zoning District to be known
as the CCP Center City Preservation District by the City of Elgin,
as Applicant.
BACKGROUND
An application has been filed by the City of Elgin requesting an
amendment to the zoning ordinance. The proposed amendment would
establish an interim overlay zoning district to be known as CCP
Center City Preservation District . If approved, the new district
would be mapped over the study area for the Center City/Riverfront
Plan.
The City of Elgin is preparing various planning and design goals
and policies for the future development of the Center City and the
river front. When this visionary work is adopted, its
implementation will result in a long term public and private sector
improvement program that will be a stand out as one of the
community' s greater accomplishments.,
There is concern, however, that the city' s efforts may be
diminished by a land use proposal that is inconsistent with some
of the preliminary goals and policies. It is of particular concern
that such a proposal could move forward prior to the Plan' s
adoption and without public review or City Council approval due to
the inadequacies that presently exist within our current zoning
regulations.
There are steps a municipality can follow to properly address this
likely scenario, such as the adoption of some form of interim
zoning ordinance amendments. Staff believes it is important to
consider moving forward with this idea, and suggests we do so.
Such amendments would affect a certain number of land uses deemed
to be inconsistent with the draft policies of the evolving Plan.
• i
rft. Mayor and Members of the City Council
April 18, 2000
The amendment would remove these land uses from the "permitted use"
lists in the zoning ordinance, and instead include them in a new
and expanded "conditional use" list . This interim amendment would
allow the City Council to individually review and consider these
uses through the Conditional Use Permit process, and to "condition"
their approval based on acceptable operational, aesthetic, and
design characteristics.
The interim amendment is intended to stay in effect for as many as
six months during which the Council will have the opportunity to
review and consider approval of these land use proposals.
Meanwhile, the Center City/Riverfront Plan will be adopted, and
more traditional permanent zoning ordinance amendments can be
prepared. These permanent amendments will be structured to address
future development proposals in a more customary manner (map
amendments, permitted uses, conditional uses, PUDs, etc. ) , provided
they are consistent with the newly adopted planning goals and
design policies .
The City Council directed the staff to proceed with the proposed
interim zoning changes on March 22, 2000 .
SUMMARY OF FINDINGS, UNRESOLVED ISSUES, AND ALTERNATIVES
A. Summary of Findings.
The Community Development Group believes that the proposed
interim zoning changes are necessary to ensure that the
objectives and policies of the CenterCity/Riverfront Plan are
implemented properly. The proposed changes do not prevent
development . The changes only require a public hearing and
City Council approval, subject to the provisions for
conditional uses .
B. Summary of Unresolved Issues.
There are no unresolved issues.
C. Summary of Alternatives.
Other than an approval, a denial, or an approval with some
combination of conditions, there are no substantive
alternatives .
RECOMMENDATION
The Community Development Group recommends the approval of Petition
24-00 .
Mayor and Members of the City Council
April 18, 2000
eik
The Planning and Development Commission concurred with the
Community Development Group and recommended approval of the
requested text and map amendments. On a motion to recommend
approval of Petition 24-00, the vote was six (6) yes and zero (0)
no.
Therefore the motion to recommend approval of Petition 24-00 was
adopted (reference the attached Findings of Fact, dated April 17,
2000, and the Transcript) .
RELATED COMMUNICATION
None.
Re •ectfully submitted
J•fe A. Parker
Ci y Manager
fek