G37-01 CITY OF ELGIN
ORDINANCE NO. G37-01
AN ORDINANCE
AMENDING TITLE 19, ENTITLED "ZONING" OF THE
ELGIN MUNICIPAL CODE, 1976 ,AS AMENDED
PASSED BY THE
CITY COUNCIL OF THE
CITY OF ELGIN
ON THIS 13TH DAY OF JUNE 2001
Published in pamphlet form by authority of the
City Council of the City of Elgin, Kane and
Cook Counties, Illinois, on this
18th day of June 2001.
STATE OF ILLINOIS )
) ss.
COUNTY OF KANE )
CERTIFICATE
I, Dolonna Mecum, certify that I am the duly appointed and acting
municipal clerk of the City of Elgin, Cook and Kane Counties, Illinois.
I further certify that on June 13, 2001, the Corporate Authorities of such
municipality passed and approved Ordinance No. G37-01, which provided by its terms
that it should be published in pamphlet form.
The pamphlet form of Ordinance No. G37-01, including the Ordinance and
a cover sheet thereof, was prepared, and a copy of such Ordinance was posted in the
municipal building commencing on June 18, 2001, and continuing for at least ten days
thereafter. Copies of such Ordinance were also available for public inspection upon
request in the office of the municipal clerk.
DATED at Elgin, Illinois, on June 18, 2001.
a
Municipal Clerk'
(SEAL)
r
Ordinance No. G37-01
AN ORDINANCE
AMENDING TITLE 19, ENTITLED "ZONING" OF THE
ELGIN MUNICIPAL CODE, 1976, AS AMENDED
WHEREAS, written application has been made to amend various
chapters and sections of the zoning ordinance; and
WHEREAS, the Planning and Development Commission held a public
hearing concerning the proposed amendments after due notice as
required by law; and
WHEREAS, the Planning and Development Commission has submitted
its written findings and recommendation that the requested
amendments be granted; and
WHEREAS, the City Council of the City of Elgin, Illinois,
concurs in the findings and recommendation of the Planning and
Development Commission.
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY
OF ELGIN, ILLINOIS :
Section 1 . That Section 19 . 12 . 700 of the Elgin Municipal
Code, 1976, as amended, entitled "Landscaping" be and is hereby
further amended to read as follows :
"19 .12 .700 LANDSCAPING.
19 . 12 .705 PURPOSE AND INTENT.
The purpose and intent of the landscape regulations is to
provide for the enhancement of the environmental quality and to
foster an aesthetically pleasing development which will protect and
preserve the appearance, character, health, safety, and welfare of
the community. The landscape and screening requirements are
intended to increase the compatibility of adjacent land uses,
reduce the impact of noise and artificial light, and promote
property values and economic development by enhancing community
appearance .
19 . 12 .710 APPLICABILITY.
Any use or development of the land which is approved as a
conditional use or a planned development; and any use or
development of the land which requires a vehicle use area landscape
yard, an interior landscape yard, and/or a transition landscape
yard shall conform to the requirements of this section.
19 . 12 .715 CONTENT OF LANDSCAPE PLAN.
All landscape plans submitted for approval shall contain, or
have attached thereto, the following information:
A. The location and dimensions of all existing and proposed
buildings and structures, vehicle use areas, roadways and
rights-of-way, sidewalks, pathways, refuse disposal
areas, bicycle parking areas, playgrounds and
recreational equipment and facilities, fences and walls,
freestanding and wall-mounted utility equipment, and
other structural features as determined necessary by the
Development Administrator.
B. The location, size, quantity and name (both botanical and
common) of all existing and proposed plant materials .
Identification of existing plant materials to be
preserved and a description of the methods to be used to
protect such materials during construction and
development . Calculations documenting the required area
and dimensions of landscape yards, and the required
number and type of plant materials .
C. The location of buildings, structures and plant materials
on adjacent property within 50 feet of the development
site .
D. Specification of the type and location of all pervious
groundcover.
E. Existing and proposed grading of the site, including
proposed berming, at one (1) foot intervals .
F. Elevation drawings of all fences and walls proposed for
the development site .
G. Elevation drawings, cross-sections and other details as
determined necessary by the Development Administrator.
19 . 12 .720 LANDSCAPE YARDS .
The purpose and minimum required landscaping for transition
landscape yards, vehicle use area landscape yards and interior
landscape yards to installed and maintained on a zoning lot shall
be as follows :
A. Transition Landscape Yard.
1. Purpose. The purpose of the transition
landscape yard requirements is to provide an
effective visual screen between community
facility, business or industrial land uses and
adjacent residential land uses . The landscape
requirements are intended to minimize the
impacts of community facility, business and
industrial land uses on adjacent residential
land uses by providing an effective visual
screen that separates the residences from
incompatible land uses and related nuisance
conditions, creates privacy, diverts or
softens glare from artificial light sources,
and filters noise .
2 . General Requirements. Plant materials, berms,
and fences or any combination thereof,
installed in transition landscape yards shall
provide an effective visual screen between
community facility, business, or industrial
districts and adjacent residence districts .
Plant materials shall be of such size and
planted in such a fashion that a visual screen
at least fifteen feet in height for shade
trees, ten feet in height for conifer and
ornamental trees, and eight feet in height for
shrubs shall be produced within five growing
seasons . The required types and numbers of
plant materials may be adjusted if
demonstrated that, based on changes in
topography between adjoining properties or the
growth characteristics of the plant materials,
the landscape and screening will meet the
purpose of the transition landscape yard
requirements .
3 . Transition Landscape Yard Requirements - Less
Than 50 Feet. For required transition
landscape yards, which are less than 50 linear
feet in depth, a compact continuous screening
hedge comprised of shrubs shall be installed
on three and one half foot centers and at a
minimum of four feet in height along the
entire length of the transition lot line, and
such hedge shall be maintained at a minimum
eight feet in height within the required
transition landscape yard. A solid fence
eight feet in height may be installed in lieu
of or in any combination with the screening
hedge, provided the solid fence is not located
between the hedge and the transition lot line .
Additionally, shade trees shall be installed
within the transition landscape yard. The
required minimum number of shade trees shall
equal the area of the transition landscape
yard in square feet divided by 1, 250 . The
required minimum number of shade trees can be
expressed by the following formula: ST = TLYA
/ 1, 250 . A suitable pervious ground cover
shall be installed on the entire surface of
the transition landscape yard. All fencing
and landscaping shall be subject to the
provisions of Section 19 . 12 . 600 , Obstructions
in Yards .
/�► 4 . Transition Landscape Yard Requirements - Equal
To or Greater Than 50 Feet. For required
transition landscape yards, which are 50
linear feet in depth or more, the required
landscaping shall be installed within the
first 25 feet of yard depth adjoining the
transition lot line in the transition
landscape yard. The minimum required number
of plant materials shall be calculated based
on the land area contained within the first 25
feet of transition landscape yard depth as
follows :
a. Shade Trees. The required minimum number
of shade trees to be installed shall be
calculated as follows : Number of shade
trees (ST) shall equal the area of the
transition landscape yard (TLYA) in
square feet divided by 1, 250 . The
required minimum number of shade trees
can be expressed by the following
formula : ST = TYLA / 1, 250 .
b. Evergreen and Ornamental Trees. The
required minimum number of evergreen and
ornamental trees to be installed shall be
calculated as follows : Number of
evergreen or ornamental trees (EOT) shall
equal the area of the transition
landscape yard (TYLA) in square feet
divided by 1, 250 . One half of the total
number of required evergreen and
ornamental trees shall be coniferous .
The minimum number of evergreen and
ornamental trees can be expressed by the
following formula : EOT = TYLA / 1, 250 .
C. Shrubs. The required minimum number of
shrubs to be installed shall be
calculated as follows : Number of shrubs
(S) shall equal the area of the
transition landscape yard (TLYA) in
square feet divided by 75 . One third of
the total number of the required shrubs
shall be coniferous . The minimum number
of shrubs can be expressed by the
following formula: S = TLYA / 75 .
d. Berms. For transition landscape yards 50
or more linear feet in depth, an earth
mounded berm shall be constructed within
0^ the transition landscape yard parallel to
the entire length of the transition lot
line . The berm may undulate, but shall
be a minimum of five linear feet in
height and shall be a minimum width of 32
linear feet at the base . The slope of
the berm shall not exceed 33 percent .
e. Ground Cover. A suitable pervious ground
cover shall be installed on the entire
surface of the transition landscape yard.
f. Location. Required landscaping shall be
located to provide the maximum benefit to
the residential land uses on the adjacent
zoning lot, which adjoins the transition
lot line . The designer shall take into
consideration the proximity of the
adjacent residences and the views from
those residences as they relate to
perceived nuisance conditions on the
existing or proposed community facility,
business or industrial property. Such
nuisance conditions include, in part,
loading berths and loading docks, site
lighting, heating and air conditioning
equipment, vehicle use areas, outside
storage and outside display areas, and
refuse collection areas .
B. Vehicle Use Area Landscape Yard
1. Purpose. The purpose of the vehicle use area
landscape yard is to moderate the visual impact of
parking lots and drive aisles by screening them from
views from adjoining streets and properties . Plant
materials installed within the perimeter landscape
yards can also serve to soften glare from artificial
light sources, and can moderate microclimates by
providing shade and a buffer to winds .
2 . General Requirements . Plant materials, berms, fences
or walls, or any combination thereof, installed in
vehicle use landscape yards shall provide an effective
visual screen between vehicle use areas and adjoining
streets and properties . Substitution for the required
types and numbers of plant materials may be allowed or
may be required if demonstrated that, based on changes
in topography between adjoining streets and properties
or the growth characteristics of the plant materials,
the landscape and screening will meet the purpose of
the vehicle use area landscape yard requirements .
3 . Vehicle Use Area Landscape Yard Requirements. For
required vehicle use area landscape yards, the
required landscaping to be installed shall be as
follows :
a. Trees. The minimum number of required
trees to be installed shall be calculated
as follows : Number of trees (T) shall
equal the length of the perimeter of the
vehicle use area (VUAP) in linear feet
divided by 50 . That part of the
perimeter of a vehicle use area directly
adjoining a building on the same zoning
lot shall not be included in the
measurement of the perimeter of the
vehicle use area. Required trees may be
grouped, but there shall not be less than
two trees for each side of the vehicle
use area. The minimum number of trees
can be expressed in the following
formula: T = VUAP / 50 . Required trees
may be shade trees, evergreen trees, or
ornamental trees .
b. Screening. Vehicle use areas shall be
effectively screened along 50 percent of
each side, excepting that part of any
side directly adjoining a building on the
same zoning lot . Screening shall be
comprised of any combination of plant
material, earth mounded berms, garden
walls, or fencing. If plant material is
used, the minimum number of required
shrubs to be installed shall be
calculated as follows : Number of shrubs
(S) shall equal the length of the
perimeter of the vehicle use area (VUAP)
in linear feet divided by two; the
quotient divided by ten; the quotient
times three shrubs . The required minimum
number of shrubs can be expressed by the
following formula : S = ( (VUAP / 2) / 10)
x 3 .
Required shrubs shall be maintained at not less than
two feet in height at any location and not more than
three feet in height within any required building
setback from a street lot line . Shrubs may be
deciduous or coniferous . Required earth mounded
berms, garden walls, and fencing shall be constructed
at not less than three feet in height at any location.
No chain link or mesh type of fence with "inserted
screening slats" shall be acceptable in complying with
the provisions of this section. In certain unique
circumstances, such as unusual site topography, the
"Development Administrator" may require that shrubs,
earth mounded berms, garden walls, and fencing be
constructed or maintained at a greater height .
c . Ground Cover. A suitable pervious ground cover
shall be installed on the entire surface of the
vehicle use area landscape yard.
d. Exceptions and Clarifications.
i . Within the ORI Office Research Industrial
District and the GI General Industrial District,
no trees or screening need be installed in a
vehicle use area landscape yard, or in any
portion thereof, which is located within a "side
yard" or a "rear yard" , except those sides of a
vehicle use area which can be viewed from a
public right of way, a residence district, a
residence conservation district, a community
facility district, or a business district .
ii . Within community facility districts, and business
districts, industrial districts, vehicle use
areas shall be effectively screened along 100
percent of each side adjoining a residence
conservation district or a residence district,
regardless of whether or not such residential or
nonresidential properties are separated by a
public right of way.
iii. Vehicle use area landscape yards located within
parks and golf courses need not install
landscaping.
C. Interior Landscape Yard.
1. Purpose. The purpose of the interior landscape
yard is to break up and provide visual relief from
the mass of pavement associated with a parking lot
by dispersing landscape strips and landscape
islands throughout the lot . Plant materials
installed within interior landscape yards can also
serve to soften glare from artificial light
sources, moderate microclimates by providing shade,
and guide the circulation of vehicles and
pedestrians, providing a safe environment for both.
2 . General Requirements. The minimum total area of a
required interior landscape yard shall not be less
than five percent of the total vehicle use area on
a zoning lot . No amount of area in a vehicle use
area landscape yard, whether required or provided
shall be counted as the minimum required area of an
interior landscape yard. In order to ensure
adequate dispersion, there shall be not less than
one separate interior landscape yard for each
20 , 000 square feet of total vehicle use area on a
zoning lot . No required interior landscape yard
shall be less than 250 square feet in area .
Interior landscape yards which adjoin a vehicle use
w area shall be def ined by a perimeter six inch by
eighteen inch P.C. concrete reinforced curb.
3 . Interior Landscape Yard Requirements. For required
interior landscape yards, the required landscaping
shall be as follows :
a. Trees. The minimum number of required trees to
be installed shall be calculated as follows :
Number of trees (T) shall equal the required
interior landscape yard (ILY) in square feet
divided by 250 . The required minimum number of
trees can be expressed by the following formula:
T = ILY / 250 . Required trees may be shade
trees, ornamental trees, or evergreen trees .
b. Shrubs. The minimum number of required shrubs to
be installed shall be calculated as follows :
Number of shrubs (S) shall equal the required
interior landscape yard (ILY) in square feet
divided by 250 . The required minimum number of
shrubs can be expressed by the following formula:
S = ILY / 250 .
Required shrubs shall be maintained at not less
than two feet in height at any location and not
more than three feet in height within any required
building setback from a street lot line . Shrubs
may be deciduous or coniferous .
C . Ground Cover. A suitable pervious ground cover
shall be installed on the entire surface of the
interior landscape yard.
19 . 12 .725 CALCULATIONS WITH FRACTIONAL REMAINDERS.
When the calculation of a required number of plant materials
results in a requirement of a fractional tree or shrub, any
fractional less than one half may be disregarded and a fraction of
one half or more shall be counted as one tree or shrub.
19 . 12 .730 PLANT MATERIALS - GENERALLY.
Plants shall meet the standards of the "American Standard for
Nursery Stock, " ANSI Z60 . 1-1990, American Association of
Nurserymen. Plants shall meet all requirements of federal, state,
and local law with respect to plant type, labeling, nursery or
plant inspection, disease, insect, and other pest infestation, and
any other requirements . Plants shall be high quality nursery grown
stock. No substandard "B Grade" or "Park Grade" plants shall be
acceptable . Plants shall have been grown in a climate similar to
the City of Elgin' s climate . No plant from a warmer climate shall
be acceptable . Plants shall be in a healthy, vigorous condition,
free of dead or broken branches, scars that are not completely
healed, frost cracks, disfiguring knots or broken or abraded bark.
Plants shall have full , even and well developed branching and a
dense, fibrous, and vigorous root system.
A. Shade Trees. At the time of installation, required shade
trees shall measure not less than three inches in diameter nor
less than ten feet in height, and shall include a minimum of
four species with each species accounting for 25 percent of
the total number of shade trees required to be installed on a
zoning lot . The following trees shall not be permitted:
America elms, Chinese elms, cottonwood, box elders, silver
maples, poplars in variety, willows in variety, or similar
fast growing brittle wood species .
B. Evergreen and Ornamental Trees. At the time of installation,
required evergreen trees shall measure not less than six feet
in height . Required ornamental trees shall measure not less
than two inches in diameter. Required evergreen and
ornamental trees shall include a minimum of two species with
each species accounting for 50 percent of the total number of
evergreen or ornamental trees required to be installed on a
zoning lot .
C. Shrubs . At the time of installation, required deciduous
shrubs shall measure not less than 24 inches in height, and
required coniferous shrubs shall not be less than 18 inches in
height, except as may be specifically provided otherwise .
D. Native Plant Materials. The use of native trees, shrubs and
ground cover is encouraged as an alternative to conventional
turf grass, ornamental plants, and non-native trees and
shrubs . The use of native landscape materials reduces
stormwater runoff by improving soil permeability, reduces
maintenance needs of conventional turf grass landscaping such
as mowing and irrigation, and provides localized habitats for
bird and animal species .
19 . 12 .735 EXISTING VEGETATION.
Existing vegetation that does not restrict the development of
a zoning lot, being of a size and type, and in good health such
that it would be an asset rather than detrimental to site
development shall be preserved as may be required by the
Development Administrator.
19 . 12 .740 MAINTENANCE.
Required landscape yards shall be maintained free of litter
and weeds, and all dead and unsightly plant material shall be
replaced.
19 . 12 .745 TRAFFIC HAZARDS.
At no time shall required landscaping be permitted to
constitute a traffic hazard. "
Section 2 . That Sections 19 . 15 . 400 entitled "CCP Center City
Preservation District" through 19 . 15 .475 entitled "Supplementary
Regulations, Specific" , inclusive, of the Elgin Municipal Code,
1976, as amended, be and are hereby repealed.
Section 3 . That Section 19 . 15 .400 be and is hereby added to
the Elgin Municipal Code, 1976, as amended, to read as follows :
"19 . 15.400 : CCP CENTER CITY PRESERVATION DISTRICT-SECTION
RESERVED:"
Section 4 . That Chapter 19 . 15 entitled "Preservation
Districts" of the Elgin Municipal Code, 1976, as amended, be and is
hereby further amended by adding thereto Sections 19 . 15 . 500 through
19 . 15 . 570 to read as follows :
"19 . 15 .500 ARC ARTERIAL ROAD CORRIDOR OVERLAY DISTRICT.
19 .15 . 505 PURPOSE AND INTENT.
The purpose and intent of the ARC Arterial Road Corridor
Overlay District is to promote and facilitate the implementation of
the objectives, policies, and strategies of the City of Elgin
"Comprehensive Plan" [SR] The ARC zoning district is a zoning
overlay district, and accordingly, the property located within the
district shall also be subject to the regulations of the underlying
zoning district in which it is located.
19 . 15 .510 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 . 515 LOCATION AND SIZE OF DISTRICT.
The ARC Arterial Road Corridor Overlay District shall be
mapped over all ` zoning lots" [SR] adjoining Randall Road and the
"arterial streets" [SR] as defined in Chapter 19 . 90 , Supplementary
Regulations . No additional ARC zoning overlay district shall be
mapped unless such property fronts on an "arterial street" [SR] , or
unless such property to be mapped adjoins and existing ARC zoning
overlay district . There shall be no minimum or maximum of land,
which shall be necessary to constitute the ARC Arterial Road
Corridor Overlay District .
19 . 15 .520 LAND USE.
In the ARC Arterial Road Corridor Overlay District, the only
"land uses" [SR] allowed shall be the land uses allowed in the
underlying zoning districts .
19 .15 .525 SITE DESIGN AND BUILDING ELEVATIONS.
In the ARC Arterial Road Corridor Overlay District , the site
design regulations shall be the same as the underlying zoning
district . New buildings or new building additions, which exceed
1, 000 square feet in floor area, and which can be viewed from the
public right of way shall be subject to the provisions of Chapter
19 . 60, Planned Developments . Such new buildings or building
additions may be approved by the City Council as a planned
development district or as a conditional use planned development .
Development review shall be based on the site design standards
in the underlying zoning district ; the required documentation,
standards, and procedures outlined in Chapter 19 . 60 , Planned
Developments; and the Arterial Road Corridor Design Guidelines
adopted by the Elgin City Council by Ordinance No. G36-01 .
19 . 15 .530 OFF STREET PARKING.
In the ARC Arterial Road Corridor Overlay District, off street
parking shall be subject to the provisions of Chapter 19 .45, Off
Street Parking.
19 .15 .535 OFF STREET LOADING.
In the ARC Arterial Road Corridor Overlay District, off street
loading shall be subject to the provisions of Chapter 19 . 47, Off
Street Loading.
19 .15 .540 SIGNS.
In the ARC Arterial Road Corridor Overlay District, signs
shall be subject to the provisions of Chapter 19 . 50, Signs .
19 . 15 .545 NONCONFORMING USES AND STRUCTURES.
In the ARC Arterial Road Corridor Overlay District,
nonconforming uses and structures shall be subject to the
provisions of Chapter 19 . 52 , Nonconforming Uses and Structures .
19 . 15 .550 AMENDMENTS.
In the ARC Arterial Road Corridor Overlay District, text and
map amendments shall be subject to the provisions of Chapter 19 . 55,
Amendments .
19 . 15 .555 PLANNED DEVELOPMENTS.
In the ARC Arterial Road Corridor Overlay District, planned
developments shall be subject to the provisions of Chapter 19 . 60 ,
Planned Developments .
19 . 15 .560 CONDITIONAL USES.
In the ARC Arterial Road Corridor Overlay District,
conditional uses shall be subject to the provisions of Chapter
19 . 65, Conditional Uses .
19 . 15 . 565 VARIATIONS.
In the ARC Arterial Road Corridor Overlay District, variations
shall be subject to the provisions of Chapter 19 . 70, Variations .
19 . 15 . 570 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 . "
Section 5 . That Section 19 . 35 . 505 entitled "Purpose and
Intent" of the Elgin Municipal Code, 1976 , as amended, be and is
hereby further amended to read as follows :
"19 .35 . 505 PURPOSE AND INTENT.
The purpose of the CC1 Center City District is to facilitate
the implementation of the official comprehensive plan for the
center city, as focused on a distinctive subarea of the city with
a common urban fabric . The CC1 zoning district provides for a
concentration of finance, service, retail , civic, office, and
cultural uses in addition to complementary uses such as hotels,
entertainment and housing. The development standards are intended
to encourage a mix of activity in the area while providing for
quality development that maintains a sense of history, human scale
and pedestrian-oriented character. "
Section 6 . That Section 19 . 35 . 530 entitled "Land Use" of the
Elgin Municipal Code, 1976, as amended, be and is hereby further
amended to read as follows :
"19 .35 . 530 LAND USE.
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. The following enumerated "land uses" [SR] shall
be the only land uses allowed as a "permitted use" [SR] , a
"conditional use" [SR] , or as a "similar use" [SR] in the CC1
Center City District .
A. Permitted Uses. The following enumerated land uses shall
be the only land uses allowed as a permitted use in the CC1
Center City District :
Municipal Services Division.
1 . Public parks, recreation, open space (UNCL) on a
"zoning lot" [SR] containing less than two acres of land.
Offices Division.
2 . "Offices" [SR] (UNCL) .
Finance, Insurance, and Real Estate Division.
3 . "Development sales office" [SR] (UNCL) .
4 . Finance, insurance, and real estate (H) .
Services Division.
�.. 5 . Advertising (731) .
6 . Barber shops (724) .
7 . Beauty shops (723) .
8 . Commercial , economic, sociological and educational
research (8732) .
9 . Commercial , physical, and biological research (8731) .
10 . Computer programming, data processing and other
computer related services (737) .
11 . Computer rental and leasing (7377) .
12 . Consumer credit reporting agencies, mercantile
reporting agencies, and adjustment and collection
agencies (732) .
13 . Detective and guard services (7381) .
14 . Electrical and electronic repair shops (7629) .
15 . Engineering, accounting, research, management and
related services (87) .
16 . Home health care services (808) .
17 . Legal services (811) .
18 . Mailing, reproduction, commercial art and photography,
and stenographic services (733) .
19 . Management and public relations services (874) .
20 . Medical and dental laboratories (807) .
21 . Membership organizations (86) .
22 . Membership sports and recreation clubs (7997) .
23 . Motion picture distribution and allied services (782)
24 . Motion picture production and allied services (781) .
25 . News syndicates (7383) .
26 . Noncommercial research organizations (8733) .
27 . Offices and clinics of dentists (802) .
28 . Offices and clinics of doctors of medicine (801) .
29 . Offices and clinics of doctors of osteopathy (803) .
30 . Offices and clinics of other health practitioners
(804) .
31 . Photographic studios, portrait (722) .
32 . Physical fitness facilities (7991) .
33 . Professional sports operators and promoters (7941) .
34 . Radio and television repair shops (7622) .
35 . Security systems services (7382) .
36 . Shoe repair shops and shoe shine parlors (725) .
37 . Tax return preparation services (7291) .
38 . Testing laboratories (8734) .
39 . Theatrical producers (792) .
40 . Video tape rental (784) .
41 . Watch, clock and jewelry repair (763) .
Retail Trade Division.
42 . Apparel and accessory stores (56) .
43 . Building materials, hardware and garden supply (52) .
44 . Direct selling establishments (5963) .
45 . Drug stores and proprietary stores (591) .
46 . Eating places (5812) .
47 . Florists (5992) .
48 . General merchandise stores (53) .
49 . Home furniture, furnishings and equipment stores (57)
50 . Miscellaneous retail stores not elsewhere classified
(5999) .
51 . Miscellaneous shopping goods stores (594) .
52 . News dealers (5994) .
53 . Optical goods stores (5995) .
Agricultural Division.
54 . Landscape counseling and planning (0781) .
Construction Division.
55 . "Contractors office and equipment areas" [SR] (UNCL) .
Transportation, Conununication and Utilities Division.
56 . Arrangement of passenger transportation (472) .
57 . Arrangement of transportation of freight and cargo
(473) .
58 . Branch United States post offices (4311) .
59 . Bus charter service operators ' offices (414) .
60 . Cable and other pay television services (484) .
61 . "Commercial antennas and antenna structures mounted on
existing structures" [SR] (UNCL) .
62 . Communication services not elsewhere classified (489)
63 . Intercity and rural bus transportation operators '
offices (413) .
64 . Local and suburban passenger transportation operators '
offices (411) .
65 . "Radio and television antennas" [SR] (UNCL) .
66 . Radio and television broadcasting stations (483) .
67 . Railroad operators ' offices (401) .
68 . "Satellite dish antennas" [SR] (UNCL) .
69 . School bus operators ' offices (415) .
70 . Taxicab operators ' offices (412) .
71 . Telegraph and other message communications (482) .
72 . Telephone communications (481) .
73 . "Treatment , transmission, and distribution facilities :
poles, wires, cables, conduits, laterals, vaults, pipes,
mains, and valves" (SR) (UNCL) .
Miscellaneous Uses Division.
74 . "Fences and walls" [SR] (UNCL) .
75 . "Loading facilities" [SR] (UNCL) , exclusively
"accessory" [SR] to a permitted use allowed in the CC1
Center City District, subject to the provisions of
Chapter 19 . 47, Off-Street Loading.
76 . "Refuse collection area" [SR] .
77 . "Signs" [SR] (UNCL) , subject to the provisions of
Chapter 19 . 35 Signs .
78 . "Temporary uses" [SR] (UNCL) .
79 . "Accessory structures" [SR] (UNCL) to the permitted
uses allowed in the CC1 Center City District, subject to
the provisions of Section 19 . 12 . 500 , Accessory Structures
and Buildings .
80 . "Accessory uses" [SRI (UNCL) to the permitted uses
allowed in the CC1 Center City District, subject to the
provisions of Section 19 . 10 .400, Component Land Uses .
B. Conditional Uses . The following enumerated land uses
shall be the only land uses allowed as a conditional use in
the CC1 Center City District :
Residences Division.
1 . "Upper floor apartment dwellings" [SRI (UNCL) .
Municipal Services Division.
2 . "Municipal facilities" [SRI (UNCL) on a zoning lot
[SRI containing less than two acres of land.
Public Administration Division.
3 . Public administration (J) on a zoning lot containing
less than two acres of land.
4 . Justice, public order, and safety (92) .
Finance, Insurance, and Real Estate Division.
5 . Check cashing agencies (6099)
Services Division.
6 . Ballroom and dance hall operation (7911)
7 . "Bed and breakfast inns" [SRI (7011) .
8 . Billiard Parlors (7999)
9 . Bingo parlors (7999)
10 . Bowling centers (793)
11 . Child day care services (835) .
12 . Churches, convents, monasteries, and temples (8661) .
13 . Colleges, universities, professional schools and
Junior colleges (822) .
14 . Coin operated amusement establishments (7993) .
15 . Coin operated laundries and dry cleaning (7215) .
16 . Dance halls (7911)
17 . Dance studios and schools (791) .
18 . Discotheques (7911)
19 . Fortune tellers (7999)
20 . Garment pressing, and agents for laundries and dry
cleaners (7212) .
21 . "Home child day care services" [SRI (8351) .
"Hotels and motels" [SRI (701) .
22 . Individual and family social services (832) .
Job training and vocational rehabilitation services
(833) .
23 . Laundry collecting and distributing outlets (7211) .
Libraries (823) .
24 . Massage parlors (7299) .
25 . Miscellaneous personal services not elsewhere
classified (7299) .
26 . Motion picture theaters (7832) .
27 . Motor vehicle dealers (55) .
28 . Museums, art galleries, and botanical and zoological
gardens (841) .
29 . Organization hotels and lodging houses, on membership
basis (704) .
30 . Other schools and educational services (829) .
31 . Personnel supply services (736) .
32 . Photofinishing laboratories (7384) .
33 . Pool parlors (7999)
34 . Refrigerator and air conditioning service and repair.
35 . Reupholstery and furniture repair (764) .
36 . Steam baths (7299)
37 . Tattoo parlors (7299)
38 . "Teen clubs" (SR) (UNCL)
39 . Turkish baths (7299)
40 . Vocational schools (824) .
Retail Trade Division
41 . Automatic merchandising machine operators (5962) .
42 . Carryout restaurants (5812) .
43 . Catalogue and mail order houses (5961) .
44 . Convenience food stores, operated on a 24-hour basis
(5411)
45 . Drinking places (alcoholic beverages) (5813) .
46 . Firearms sales (5941)
47 . Food stores (54) .
48 . "Outdoor eating and drinking facilities" [SR] (UNCL) .
49 . "Package liquor sales establishments" (SR) (5921) .
50 . Tobacco stores (5993) .
51 . Used merchandise stores (593) .
Agricultural Division.
52 . Farm labor and management services (076) .
Manufacturing Division.
53 . Commercial printing occupying less than 5, 000 square
feet of gross floor area (2752) .
Transportation, Communication, and Utilities Division.
54 . "Conditional commercial antennas and antenna
structures mounted on existing structures" [SR] (UNCL) .
55 . "Conditional Commercial Antenna Tower" [SR] (UNCL) .
56 . Courier services (4215) .
57 . Heliport (458) .
58 . "Loading facilities" [SR] , exclusive "accessory" [SR]
to a use allowed in the district, subject to the
provisions of Chapter 19 . 47 , Off Street Loading.
59 . Packing and crating (4783) .
60 . Pipelines, except natural gas (461) .
61 . Public warehousing and storage (422) .
62 . "Other radio and television antennas" [SR] (UNCL) .
63 . "Other satellite dish antennas" [SR] (UNCL) .
eolk 64 . Railroad tracks (401) .
100+ 65 . "Treatment, transmission, and distribution facilities :
equipment, equipment buildings, towers, exchanges,
substations, regulators" [SR] (UNCL) .
66 . Water transportation (44) .
Miscellaneous Uses Division.
67 . "Drive through facilities" [SR] , subject to the
provisions of Chapter 19 . 45, Off Street Parking.
68 . "Master signage plan" [SR] , subject to the provisions
of Chapter 19 . 50, Signs .
69 . "Parking lots" [SR] (UNCL) , as a principal use or
"accessory" [SR] to a use allowed in the CC1 District,
subject to the provisions of this chapter and Chapter
19 . 45 Off Street Parking.
70 . "Parking structures" [SR] (UNCL) , as a principal use
or "accessory" [SR] to a use allowed in the CC1
District, subject to the provisions of this chapter and
Chapter 19 .45 Off Street Parking.
71 . "Planned developments" [SR] (UNCL) on a zoning lot
containing less than two acres of land, subject to the
provisions of Chapter 19 . 55 Planned Developments .
72 . "Accessory structures" [SR] (UNCL) to the conditional
uses allowed in the CC1 Center City District, subject to
the provisions of Section 19 . 12 . 500 , Accessory Structures
and Buildings .
73 . "Accessory uses" [SR] (UNCL) to the conditional uses
allowed in the CC1 Center City District, subject to the
provisions of Section 19 . 10 . 400 , Component Land Uses .
74 . "Accessory package liquor sales establishment" (SR)
(UNCL) .
C. Similar Uses . The following enumerated land uses shall
be subject to classification as a permitted use or as a
conditional use in the CC1 Center City District or in a
less restrictive zoning district, pursuant to Section
19 . 10 . 400 H. Classification of Land Uses :
Services Division.
1 . Amusement and recreational services, not elsewhere
classified (7999) .
2 . Automotive services (7549) .
3 . Business services not elsewhere classified (7389) .
4 . Laundry and garment services not elsewhere classified
(7219) .
5 . Miscellaneous health and allied services not elsewhere
classified (809) .
6 . Miscellaneous personal services not elsewhere
classified (7299) .
7 . Miscellaneous repair shops and related services (769)
8 . Services not elsewhere classified (899) .
too, 9 . Social services not elsewhere classified (839) .
Transportation, Communication, and Utilities Division.
10 . Transportation services not elsewhere classified
(4789) . "
Section 7 . That Section 19 . 35 . 535 entitled "Design" of the
Elgin Municipal Code, 1976, as amended, be and is hereby further
amended to read as follows :
"19 .35 . 535 DESIGN.
In the CC1 Center City District, the use and development of
land and structures shall be subject to the provisions of Chapter
19 . 12 , Site Design, and the following design standards :
A. Zoning Lots - Generally. In the CC1 zoning district,
"zoning lots" (SR) shall be subject to the provisions of
Section 19 . 20 . 210, Zoning Lots - Clarifications and
Exceptions .
B. Lot Area. In the CC1 zoning district, no minimum " zoning
lot area" (SR) shall be required.
C. Lot Width. In the CC1 zoning district, no minimum "lot
width" (SR) shall be required.
D. Setbacks - Generally. In the CC1 zoning district, the
principal building shall be built to the "street lot
line" (SR) and the "side lot line" (SR) . However, if a
building setback from an "interior lot line" (SR) is
provided, the setback shall be a minimum of five (5)
linear feet . The street-facing facade shall cover a
minimum 100 percent of the lot width.
E. Vehicle Use Area Setbacks . In the CC1 zoning district,
"vehicle use area setbacks" (SR) shall be as follows :
1. Street Setback. For zoning lots with a "vehicle use
area" (SR) , the minimum required vehicle use area setback
from a "street lot line" (SR) shall be eight (8) linear
feet .
2 . Interior Setback. For zoning lots with a vehicle use
area, the minimum required vehicle use area setback from
an "interior lot line" (SR) shall be six (6) linear feet .
F. Yards - Generally. In the CC1 zoning district, no
"street yard" (SR) , or "side yard" (SR) shall be allowed;
and no "rear yard" (SR) , or "transition yard" (SR) shall
be required.
G. Transition Landscape yards . In the CC1 zoning district,
no "transition landscape yards" (SR) shall be required.
H. 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 Public Right of Way and Section 19 .45 . 110,
Size of Driveways . Vehicle use area landscape yards shall
be subject to the provisions of Section 19 . 12 . 700,
Landscaping.
I . Interior Landscape Yards. "Interior landscape Yards"
(SR) shall be installed on a zoning lot featuring a
"vehicle use area" (SR) , which exceeds five thousand
(5, 000) square feet in area, subject to the provisions of
Section 19 . 12 . 700 , Landscaping.
J. Building Height. In the CC1 zoning district, buildings
shall fall within a range of 20 percent of the average
building height found within the block, provided the
maximum "building height" (SR) shall be 100 feet and the
minimum building height shall be 30 feet . Where there are
five or more buildings within a block, the building with
the greatest height and the building with the least height
shall not be included in the calculation.
K. Building Coverage. In the CC1 zoning district, the
maximum "building coverage" (SR) for a zoning lot shall be
one hundred (100) percent of the zoning lot area, and the
minimum building coverage shall be fifty (50) percent of
the zoning lot area, except as approved in a planned
development .
L. Ground-level Storefronts. In the CC1 District, ground-
level storefronts shall fall within a range of 20 percent
of the average storefront height found along a common
block face, provided the maximum height shall not exceed
20 feet . Where there are five or more storefronts along
a common block face, the storefront with the greatest
height and the storefront with the least height shall not
be included in the calculation.
M. Ground-Level Storefront - Vertical Bays. In the CC1
District, ground-level storefronts shall be broken into
an uneven number (three or more) of vertical bays, with
all bays having a uniform width.
N. Ground-Level Storefront - Transparency. In the CC1
District, ground-level storefronts shall include
transparent glazing covering a minimum 60 percent of the
storefront facade .
O. Floor Area for Upper Floor Dwellings . In the CC1 zoning
district, the gross floor area of an upper floor dwelling
unit shall be a minimum of six hundred (600) square feet,
plus an additional two hundred fifty (250) square feet
for each bedroom, except that studio and efficiency units
shall be a minimum of six hundred (600) square feet . "
Section 8 . That Section 19 . 35 . 540 entitled "Off-Street
Parking" of the Elgin Municipal Code, 1976, as amended, be and is
hereby further amended to read as follows :
"19 .35 .540 OFF STREET PARKING.
In the CC1 Center City District, off street parking shall be
subject to the provisions of Chapter 19 . 45 , Off Street Parking.
►. Where provided in the CC1 zoning district, off street parking shall
be located underground or in a structure; or if designed as surface
off street parking lots, located in the interior of blocks or block
faces, behind or to the side of a building, except as approved in
a planned development . "
Section 9 . That Section 19 . 35 . 705 entitled "Purpose and
Intent" of the Elgin Municipal Code, 1976, as amended, be and is
hereby further amended to read as follows :
"19 .35.705 PURPOSE AND INTENT.
The purpose of the CC2 Center City District is to facilitate
the implementation of the official comprehensive plan for the
center city, as focused on a distinctive subarea of the city with
a common urban fabric . The CC2 zoning district provides for a
concentration of finance, service, retail, civic, office, and
cultural uses, in addition to complementary uses such as hotels,
entertainment and housing. The development standards are intended
to encourage a mix of activity in the area while providing for
quality development that maintains a sense of history, human scale
and pedestrian-oriented character. The development standards are
intended to promote a transition between the more intense
development in the CC1 zoning district and the residential
neighborhoods surrounding the center city. "
Section 10 . That Section 19 . 35 . 730 entitled "Land Use" of the
Elgin Municipal Code, 1976, as amended, be and is hereby further
amended to read as follows :
"19 . 35 .730 LAND USE.
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 . The following enumerated "land uses" [SR] shall
be the only land uses allowed as a "permitted use" [SR] , a
"conditional use" [SR] , or as a "similar use" [SR] in the CC2
Center City District .
A. Permitted Uses. The following enumerated land uses shall
be the only land uses allowed as a permitted use in the CC2
Center City District :
Municipal Services Division.
1 . Public parks, recreation, open space (UNCL) on a
"zoning lot" [SR] containing less than two acres of land.
Offices Division.
2 . "Offices" [SR] (UNCL) .
Finance, Insurance, and Real Estate Division.
3 . "Development sales offices" [SR] (UNCL) .
4 . Finance, insurance, and real estate (H) .
Services Division.
5 . Advertising (731) .
7 . Barber shops (724) .
8 . Beauty shops (723) .
9 . Commercial , economic, sociological and educational
research (8732) .
10 . Commercial , physical , and biological research (8731) .
11 . Computer programming, data processing and other
computer related services (737) .
12 . Computer rental and leasing (7377) .
13 . Consumer credit reporting agencies, mercantile
reporting agencies, and adjustment and collection
agencies (732) .
14 . Detective and guard services (7381) .
15 . Electrical and electronic repair shops (7629) .
16 . Engineering, accounting, research, management and
related services (87) .
17 . Home health care services (808) .
18 . Legal services (811) .
19 . Mailing, reproduction, commercial art and photography,
and stenographic services (733) .
20 . Management and public relations services (874) .
21 . Medical and dental laboratories (807) .
22 . Membership organizations (86) .
23 . Membership sports and recreation clubs (7997) .
24 . Motion picture distribution and allied services (782)
25 . Motion picture production and allied services (781) .
26 . News syndicates (7383) .
27 . Noncommercial research organizations (8733) .
28 . Offices and clinics of dentists (802) .
29 . Offices and clinics of doctors of medicine (801) .
30 . Offices and clinics of doctors of osteopathy (803) .
31 . Offices and clinics of other health practitioners
(804) .
32 . Photographic studios, portrait (722) .
33 . Physical fitness facilities (7991) .
34 . Professional sports operators and promoters (7941) .
35 . Radio and television repair shops (7622) .
36 . Security systems services (7382) .
37 . Shoe repair shops and shoe shine parlors (725) .
38 . Tax return preparation services (7291) .
39 . Testing laboratories (8734) .
40 . Theatrical producers (792) .
41 . Video tape rental (784) .
42 . Watch, clock and jewelry repair (763) .
Retail Trade Division.
43 . Apparel and accessory stores (56) .
44 . Building materials, hardware and garden supply (52) .
45 . Direct selling establishments (5963) .
46 . Drug stores and proprietary stores (591) .
47 . Eating places (5812) .
48 . Florists (5992) .
49 . General merchandise stores (53) .
50 . Home furniture, furnishings and equipment stores (57) .
51 . Miscellaneous retail stores not elsewhere classified
(5999) .
52 . Miscellaneous shopping goods stores (594) .
53 . Motor vehicle dealers (55) .
54 . News dealers (5994) .
55 . Optical goods stores (5995) .
Agricultural Division.
56 . Landscape counseling and planning (0781) .
Construction Division.
57 . "Contractors office and equipment areas" [SR] (UNCL) .
Transportation, Communication and Utilities Division.
58 . "Amateur radio antennas" [SR] (UNCL) .
59 . Arrangement of passenger transportation (472) .
60 . Arrangement of transportation of freight and cargo
(473) .
61 . Branch United States post offices (4311) .
62 . Bus charter service operators ' offices (414) .
63 . Cable and other pay television services (484) .
64 . "Commercial antennas and antenna structures mounted o
existing structures" [SR] (UNCL) .
65 . Communication services not elsewhere classified (489)
66 . Intercity and rural bus transportation operators '
offices (413) .
67 . Local and suburban passenger transportation operators '
offices (411) .
68 . "Radio and television antennas" [SR] (UNCL) .
69 . Radio and television broadcasting stations (483) .
70 . Railroad operators ' offices (401) .
71 . "Satellite dish antennas" [SR] (UNCL) .
72 . School bus operators ' offices (415) .
73 . Taxicab operators ' offices (412) .
74 . Telegraph and other message communications (482) .
75 . Telephone communications (481) .
76 . "Treatment, transmission, and distribution facilities :
poles, wires, cables, conduits, laterals, vaults, pipes,
mains, and valves" (SR) (UNCL) .
Miscellaneous Uses Division.
77 . "Outdoor display lots" [SR] (UNCL) .
78 . "Parking lots" [SR] (UNCL) , exclusively "accessory"
[SR] to a use allowed in the zoning district, subject to
the provisions of Chapter 19 .45, Off Street Parking.
79 . "Refuse collection area" [SR] .
80 . "Signs" [SR] (UNCL) , subject to the provisions of
Chapter 19 . 35 Signs .
81 . "Storage Tanks" [SR] (UNCL) .
82 . "Temporary uses" [SR] (UNCL) .
83 . "Accessory structures" [SR] (UNCL) to the uses allowed
in the zoning district, subject to the provisions of
Section 19 . 12 . 500, Accessory Structures and Buildings .
�► 84 . "Accessory uses" [SR] (UNCL) to the uses allowed in
the zoning district, subject to the provisions of Section
19 . 10 .400 , Component Land Uses .
B. Conditional Uses . The following enumerated land uses
shall be the only land uses allowed as a conditional use in
the CC2 Center City District :
Residences Division.
1 . "Multiple family dwellings" [SR] (UNCL) .
2 . "Residential garage sales" [SR] (UNCL) .
3 . "Residential occupations" [SR] (UNCL) .
4 . "Residential parking areas" [SR] (UNCL) .
5 . "Residential storage" [SR] (UNCL) .
Municipal Services Division.
6 . "Municipal facilities" [SR] (UNCL) on a zoning lot
[SR] containing less than two acres of land.
Public Administration Division.
7 . Public administration (J) on a zoning lot containing
less than two acres of land.
Finance, Insurance, and Real Estate Division.
8 . Check cashing agencies (6099)
Services Division.
9 . Amusement parks (7996) .
10 . Arenas, sports fields and stadiums (UNCL) .
Automotive renting and leasing without drivers (751) .
11 . Ballrooms (7911) .
12 . "Bed and breakfast inns" [SR] (7011) .
13 . Billiard parlors (7999)
14 . Bingo parlors (7999)
15 . Bowling centers (7933)
16 . Carpet and upholstery cleaning agents without plants
on the premises (7217) .
17 . "Car washes" [SR] (7542) .
18 . Child day care services (835) .
19 . Churches, convents, monasteries, and temples (8661) .
20 . Coin operated amusement establishments (7993)
21 . Coin operated laundries and dry cleaning (7215) .
22 . Colleges, universities, professional schools and
Junior colleges (822) .
23 . Dance halls (7911)
24 . Dance studios and schools (791) .
25 . Discotheques (7911)
26 . Fortune tellers (7999)
27 . Funeral service (726) .
28 . Garment pressing, and agents for laundries and dry
cleaners (7212) .
29 . "Home child day care services" [SR] (8351) .
30 . "Hotels and motels" [SR] (701) .
31 . Individual and family social services (832) .
32 . Job training and vocational rehabilitation services
(833) .
33 . Laundry collecting and distributing outlets (7211) .
34 . Libraries (823) .
35 . Massage parlors (7999)
36 . Miscellaneous equipment rental and leasing (735) .
37 . Miscellaneous personal services not elsewhere
classified (7299) .
38 . Motion picture theaters (7832) .
39 . "Motor vehicle repair shops" [SR] (753) .
40 . "Motor vehicle top, body and upholstery repair shops,
and paint shops" [SR] (7532) .
41 . Museums, art galleries, and botanical and zoological
gardens (841) .
42 . Organization hotels and lodging houses, on membership
basis (704) .
43 . Other schools and educational services (829) .
44 . Personnel supply services (736) .
45 . Photofinishing laboratories (7384) .
46 . Pool parlors (7999)
47 . Power laundries (7211) .
48 . Refrigerator and air conditioning service and repair
(7623) .
49 . Reupholstery and furniture repair (764) .
50 . Sporting and recreational camps (7032) .
51 . Steam baths (7299)
?Ohl 52 . Tattoo parlors (7299)
53 . "Teen Clubs" (SR) (UNCL)
54 . Testing laboratories (8734) .
55 . Turkish baths (7299)
56 . Vocational schools (834) .
Retail Trade Division.
57 . Automatic merchandising machine operators (5962) .
58 . Carryout restaurants (5812) .
59 . Catalog and mail order houses (5961) .
60 . Convenience food stores, operated on a 24-hour basis
(5411)
61 . Drinking places (alcoholic beverages) (5813) .
62 . Drive in restaurants (5812) .
63 . Firearms sales (5941)
64 . Food stores (54) .
65 . "Motor vehicle service stations" [SR] (554) .
66 . "Outdoor eating and drinking facilities" [SR] (UNCL) .
67 . "Package liquor sales establishments" (SR) (5921) .
68 . Tobacco stores (5993) .
69 . Used merchandise stores (593) .
Agricultural Division.
70 . Dog grooming (0752) .
71 . Farm labor and management services (076) .
72 . Greenhouses for floral products, exclusively
"accessory" [SR] to a use allowed in the zoning district
(0181) .
73 . "Kennels" [SR] (0752) .
74 . Lawn and garden services (0782) .
75 . Ornamental shrub and tree services (0783) .
76 . Veterinary services for household pets (0742) .
Manufacturing Division.
77 . Commercial printing occupying less than 5, 000 square
feet of gross floor area (2752) .
Transportation, Communication, and Utilities Division.
78 . "Conditional commercial antennas and antenna
structures mounted on existing structures" [SR] (UNCL) .
79 . "Conditional Commercial Antenna Tower" [SR] (UNCL) .
80 . Courier services (4215) .
81 . Heliports (458) .
82 . Packing and crating (4783) .
83 . Pipelines, except natural gas .
84 . Public warehousing and storage (422) .
85 . "Other radio and television antennas" [SR] (UNCL) .
86 . "Other satellite dish antennas" [SR] (UNCL) .
87 . Railroad tracks (401) .
88 . "Treatment, transmission, and distribution facilities :
equipment, equipment buildings, towers, exchanges,
substations, regulators" [SR] (UNCL) .
89 . Water transportation (44) .
Miscellaneous Uses Division.
90 . "Commercial operations yard" [SR] (UNCL) .
91 . "Drive through facilities" [SR] (UNCL) , subject to the
provisions of Chapter 19 . 45, Off Street Parking.
92 . "Loading facilities" [SR] , exclusively "accessory"
[SR] to a use allowed in the district, subject to the
provisions of Chapter 19 .47, Off Street Loading.
93 . "Master signage plan" [SR] , subject to the provisions
of Chapter 19 . 50, Signs .
94 . "Outdoor display lots" [SR] (UNCL) .
95 . "Parking lots" [SR] (UNCL) as a "principal use" [SR] ,
subject to the provisions of this chapter and Chapter
19 . 45 Off-Street Parking.
96 . "Parking structures" [SR] (UNCL) as a "principal use"
[SR] or "accessory" [SR] to a use allowed in the zoning
district, subject to the provisions of this chapter and
Chapter 19 . 45 Off-Street Parking.
97 . "Planned developments" [SR] (UNCL) on a zoning lot
containing less than two acres of land, subject to the
provisions of Chapter 19 . 55 Planned Developments .
98 . "Accessory structures" [SR] (UNCL) to the conditional
uses allowed in the CC2 Center City District, subject to
the provisions of Section 19 . 12 . 500, Accessory Structures
and Buildings .
99 . "Accessory uses" [SR] (UNCL) to the conditional uses
allowed in the CC2 Center City District, subject to the
provisions of Section 19 . 10 .400, Component Land Uses .
�. 100 . "Accessory package liquor sales establishment" (SR)
(UNCL) .
C. Similar Uses. The following enumerated land uses shall
be subject to classification as a permitted use or as a
conditional use in the CC2 Center City District or in a
less restrictive zoning district , pursuant to Section
19 . 10 . 400 H. Classification of Land Uses :
Services Division.
1 . Amusement and recreational services, not elsewhere
classified (7999) .
2 . Automotive services (7549) .
3 . Business services not elsewhere classified (7389) .
4 . Laundry and garment services not elsewhere classified
(7219) .
5 . Miscellaneous health and allied services not elsewhere
classified (809) .
6 . Miscellaneous personal services not elsewhere
classified (7299) .
7 . Miscellaneous repair shops and related services (769)
8 . Services not elsewhere classified (899) .
9 . Social services not elsewhere classified (839) .
Transportation, Communication, and Utilities Division.
10 . Transportation services not elsewhere classified
(4789) . "
Section 11 . That Section 19 . 35 . 735 entitled "Site Design" of
the Elgin Municipal Code, 1976, as amended, be and is hereby
further amended to read as follows :
"19 .35 .735 SITE DESIGN.
In the CC2 Center City District, the use and development of
land and structures shall be subject to the provisions of Chapter
19 . 12 , Site Design. In the CC2 zoning district, the site design
regulations shall be as follows :
A. Zoning Lots - Generally. In the CC2 zoning district,
"zoning lots" [SR] shall be subject to the provisions of
Section 19 . 12 . 300, Zoning Lots - Clarifications and
Exceptions .
B. Lot Area. In the CC2 zoning district, no minimum "zoning
lot area" [SR] shall be required.
C. Lot Width. In the CC2 zoning district, no minimum—"lot
width" [SR] shall be required.
D. Setbacks - Generally. In the CC2 zoning district, no
"building setbacks" [SR] from a "street lot line" [SR]
shall be allowed, except as approved in a planned
development . However, if a building setback from a "side
lot line" [SR] or an "interior lot line" [SR] is provided
fir4 or allowed, the setback shall be a minimum of five (5)
r.. linear feet . The street-facing facade of a building shall
cover a minimum 60 percent of the lot width.
E. Vehicle Use Area Setbacks . In the CC2 zoning district,
"vehicle use area setbacks" [SR] shall be as follows :
1. Street Setback. For zoning lots with a "vehicle
use area" [SR] , the minimum required vehicle use
area setback from a "street lot line" [SR] shall
be eight (8) linear feet .
2 . Interior Setback. For zoning lots with a with a
vehicle use area the minimum required vehicle
use area setback from an "interior lot line"
[SR] shall be six (6) linear feet .
F. Accessory Structures and Buildings . In the CC2 zoning
district, "accessory structures and buildings" [SR] shall
be subject to the provisions of Section 19 . 12 . 500 ,
Accessory Structures and Buildings .
G. Yards - Generally. In the CC2 zoning district, no
"street yard" [SR] shall be allowed, and no "side yard"
[SR] or "rear yard" [SR] shall be required
H. Landscape Yards . In the CC2 zoning district, landscape
yards shall be as follows :
1 . Transition Landscape Yards . A "transition
landscape yard" [SR] shall be provided Transition
landscape yards shall be subject to the provisions of
Section 19 . 12 . 700 , Landscaping. adjoining the entire
length of a transition lot line . The depth of the
transition landscape yard shall be a minimum of ten
(10) linear feet .
2 . 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 . 110, Size of Driveways . Vehicle use
area landscape yards shall be subject to the
provisions of Section 19 . 12 . 700 , Landscaping.
3 . 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.
I . Building Height. In the CC2 zoning district, buildings
shall fall within a range of 20 percent of the average
building height found within a block, provided the
maximum "building height" [SR] shall be eighty (80)
feet, and the minimum building height shall be twenty
(20) feet . Where there are five or more buildings within
a block, the building with the greatest height and the
building with the least height shall not be included in
the calculation.
J. Building Coverage. In the CC2 zoning district, the
maximum "building coverage" [SR] for a zoning lot shall
be one hundred (100) percent of the zoning lot area, and
the minimum building coverage shall be fifty (50) percent
of the zoning lot area.
K. Ground-Level Storefronts. In the CC2 District, ground-
level storefronts shall fall within a range of 20percent
of the average storefront height found along a common
block face, provided the maximum height shall not exceed
20 feet . Where there are five or more storefronts along
a common block face, the storefront with the greatest
height and the storefront with the least height shall not
be included in the calculation.
L. Ground-Level Storefronts - Vertical Bays. In the CC2
District, ground level storefronts shall be broken into
an uneven number (three or more) of vertical bays, with
all bays having a uniform width.
M. Ground-Level Storefront - Transparency. In the CC2
District, ground-level storefronts shall include
transparent glazing covering a minimum 60 percent of the
storefront facade .
N. Floor Area for Residential Dwellings. In the CC2 zoning
" district, the gross floor area of a "dwelling unit" [SR]
shall be a minimum of 600 square feet, plus an additional
250 square feet for each bedroom, except that studio and
efficiency units shall be a minimum of 600 square feet . "
Section 12 . That Section 19 . 35 . 740 entitled "Off-Street
Parking" of the Elgin Municipal Code, 1976, as amended, be and is
hereby further amended to read as follows :
"19 .35 .740 OFF STREET PARKING.
In the CC2 Center City District, off street parking shall be
subject to the provisions of Chapter 19 .45, Off Street Parking.
Where provided in the CC2 zoning district, off street parking shall
be located underground or in a structure; or if designed as surface
off street parking lots, located in the interior of blocks or block
faces, behind or to the side of a building. "
Section 13 . That Section 19 . 50 . 090 entitled "Size, Number,
Location and Type of Signs" of the Elgin Municipal Code, 1976, as
amended, be and is hereby further amended to read as follows :
"19 .50 . 090 SIZE, NUMBER, LOCATION, AND TYPE OF SIGNS.
The size, number, location, and type of signs for each zoning
district shall be subject to the provisions of this section.
A. Freestanding Signs.
1. Maximum Number. In the CF Community Facility
District, the RB Residence Business District, the NB
Neighborhood Business District, the AB Area Business
District, the CC1 Center City District, the CC2 Center
City District, the ORI Office Research Industrial
District, the GI General Industrial District, and the CI
Commercial Industrial District, the maximum number of
"freestanding signs" [SR] shall be one sign for each
principal building on a "zoning lot" [SR] , not to exceed
one sign for each 150 linear feet of street frontage on
the same public right of way for each zoning lot .
2 . Maximum Surface Area. In the RB Residence Business
District, the NB Neighborhood Business District, the CC1
Center City District, and the CC2 Center City District,
the maximum surface area of a freestanding sign shall be
40 square feet .
In the CF Community Facility District and the AB Area
Business District, the maximum surface area of a
freestanding sign shall be 60 square feet .
In the ORI Office Research Industrial District, the GI
General Industrial District, and the CI Commercial
Industrial District, the maximum surface area for a
freestanding sign shall be 80 square feet .
3 . Maximum Height. In the CF Community Facility District,
the AB Area Business District, the ORI Office Research
Industrial District , the GI General Industrial District,
and the CI Commercial Industrial District the maximum
height of a freestanding sign shall be 10 linear feet .
In the RB Residence Business District, the NB
Neighborhood Business District, the CC1 Center City
District, and the CC2 Center City District the maximum
height of a freestanding sign shall be 8 linear feet .
4 . Type. In the CF Community Facility District, the RB
Residence Business District, the NB Neighborhood Business
District, the AB Area Business District, the CC1 Center
City District, the CC2 Center City District, the ORI
Office Research Industrial District, the GI General
Industrial District, and the CI Commercial Industrial
District, all freestanding signs shall be "monument
signs" [SRI .
5 . Location. In the NB Neighborhood Business District,
the AB Area Business District, the CC1 Center City
District, the CC2 Center City District, the ORI Office
Research Industrial District, the GI General Industrial
District, and the CI Commercial Industrial District, no
freestanding sign shall be located within a street yard
adjoining a "local street" [SR] , or a "collector street"
[SR] , where the property located directly opposite the
public right of way is located within a residence
district .
0#0... 6 . Minimum Setback. In the CF Community Facility
District, the RB Residence Business District, the NB
Neighborhood Business District, the AB Area Business
District, the CC1 Center City District, the CC2 Center
City District, the ORI Office Research Industrial
District, the GI General Industrial District, and the CI
Commercial Industrial District, the minimum setback for
a freestanding sign from a public right of way shall be
one linear foot for each ten square feet of sign surface
area, which exceeds the maximum allowable surface area.
Section 14 . That Section 19 . 60 . 080 entitled "Site Design
Regulations" of the Elgin Municipal Code, 1976 , as amended, be and
is hereby amended to read as follows :
19 . 60 . 080 SITE DESIGN REGULATIONS.
The site design regulations for planned developments are
established as minimum requirements . The City Council may require
additional conditions, restrictions, maximums, or minimums on the
impact, location, design, construction, and operation of a planned
development , exceeding such minimum requirements, as may be
necessary to promote the purpose and intent of this title and
chapter. The City Council may also upon consideration of the
standards as set forth in this chapter approve departures from the
site design regulations provided for in this section and the other
standards, regulations, requirements and procedures of this chapter
as may be deemed necessary to promote the purpose and intent of
this title and chapter. Subject to the foregoing, the site design
regulations for a planned development district shall be the site
design regulations provided for in the most similar zoning district
which is not a planned development district (e .g. a PSFR2 Planned
Single Family Residence District shall have the site design
regulations as provided for in the SFR2 Single Family Residence
District) . Planned developments shall also have the following
additional site design regulations :
A. Residential Planned Developments . For any planned development
district with a residential use, or for a conditional use for
a planned development with a residential use in any zoning
district, the site design regulations shall be as approved by
the city council, subject to the provisions of this chapter
and subject to the following:
1. Residential Land Area. Residential land area shall
be comprised of the square footage of land area for
residential use located within the boundaries of
the planned development, excluding the square
footage of land area designated for public rights
of way, "streets" [SR] , stormwater detention or
retention facilities, required parks, wetlands, and
floodplains .
For the purpose of calculating the maximum
allowable number of dwelling units, certain land
area encompassing woodlands, slopes, etc . , may be
permanently preserved without such land area being
deducted from total residential land area, as may
be approved or required by the City Council ; and
required wetland and floodplain buffers shall be
permanently preserved without such land area being
deducted from total residential land area.
2 . Maximum Number of Dwelling Units . The maximum
number of dwelling units (DU) shall equal the
residential land area (RLA) divided by 3 , 000 square
feet . Maximum number of dwelling units can be
expressed by the following formula : DU = RLA /
3000 .
B. Nonresidential Planned Developments. For any planned
development district without a residential use, or for a
conditional use for a planned development without a
residential use in any zoning district, the site design
regulations shall be as approved by the city council, subject
to the provisions of this chapter.
Section 15 . That all ordinances or parts of ordinances in
conflict with the provisions of this ordinance be and are hereby
repealed.
Section 16 . That this ordinance shall be in full force and
effect after its passage and publication in the manner provided by
law.
��t.s�
Ed Schock, Mayor
Presented: June 13, 2001
Passed: June 13, 2001
Omnibus Vote: Yeas 6 Nays 0
Recorded: June 14, 2001
Published: June 18, 2001
Attest :
Dolonna Mecu , Ci y Clerk