G91-03 Ordinance No. G91-03
AN ORDINANCE
RECLASSIFYING PROPERTY AT 500-513 BIRD STREET,
513 NORTH CRYSTAL STREET AND 620, 634 , 646 AND 672 WING STREET
WHEREAS, written application has been made to reclassify
certain property located at 500-513 Bird Street, 513 North
Crystal Street and 620, 634 , 646 and 672 Wing Street from GI
General Industrial District to PGI Planned General Industrial
District ; and
WHEREAS, the Planning and Development Commission has
conducted a public hearing concerning said application and has
submitted its written findings and recommendation that the
subject property be reclassified; and
WHEREAS, the City Council has reviewed the findings and
recommendation of the Planning and Development Commission and
concurs in such recommendations .
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE
CITY OF ELGIN, ILLINOIS :
Section 1 . That Chapter 19 . 08 , Section 19 . 08 . 020 entitled
"Zoning District Map" of the Elgin Municipal Code, 1976, as
amended, be and the same is hereby further amended by adding
thereto the following paragraph:
"The boundaries hereinafter laid out in the
` Zoning District Map' , as amended, be and are hereby
altered by excluding from the GI General Industrial
District and including in the PGI Planned General
Industrial District, the following described property:
That Part of the East Half of the Southwest
Quarter of Section 11, Township 41 North, Range 8 East
of the Third Principal Meridian, described as follows :
Lots 1 , 2 , 20, 29, 30 , 31, and 32 ; and the southerly
46 feet of Lot 3 ; and the westerly 54 . 78 feet of Lot
9; all in Sears Addition; in the City of Elgin, Kane
County, Illinois; containing approximately 6 . 93
acres . "
Section 2 . That the City Council of the City of Elgin
hereby adopts the findings of fact made by the Planning and
Development Commission, a copy of which is attached hereto as
Exhibit A and incorporated herein by reference, and grants the
rezoning from GI General Industrial District to PGI Planned
General Industrial District at 500-513 Bird Street, 513 North
Crystal Street, and 620 , 634 , 646 and 672 Wing Street, subject
to the following conditions :
I . Purpose and Intent
The purpose of the PGI Planned General Industrial
District is to provide an alternate planned
industrial environment for the subject
properties . The PGI District is most similar to,
but departs from, the GI General Industrial
District .
II . Supplementary Regulations
Any word or phrase contained herein, followed by
the symbol " (SR) " , shall be subject to the
definitions and the additional interpretive
requirements provided in Chapter 19 . 90,
Supplementary Regulations . The exclusion of such
symbol shall not exempt such word or phrase from
the applicable supplementary regulation.
III . General Provisions
In the PGI District, the use and development of
land and structures shall be subject to the
provisions of Chapter 19 . 05 , General Provisions,
of the Elgin Municipal Code, as may be amended
from time to time .
IV. Zoning Districts - Generally
In the PGI District, the use and development of
land and structures shall be subject to the
provisions of Chapter 19 . 07, Zoning Districts, of
the Elgin Municipal Code, as may be amended from
time to time .
V. Location and Size of District
The PGI District shall consist of the following
legally described parcels :
That Part of the East Half of the Southwest
Quarter of Section 11, Township 41 North, Range
8 East of the Third Principal Meridian,
described as follows : Lots 1, 2 , 20 , 29, 30,
31, and 32 ; and the southerly 46 feet of Lot 3 ;
and the westerly 54 . 78 feet of Lot 9; all in
Sears Addition; in the City of Elgin, Kane
County, Illinois ; containing approximately 6 . 93
acres (said properties are commonly known as
500 and 513 Bird Street ; 513 North Crystal
Street ; and 620 , 634 , 646, and 672 Wing
Street) .
VI . Land Use
In the PGI Planned General Industrial District ,
the use and development of land and structures
shall be subject to the provisions of Chapter
19 . 10 Land Use, of the Elgin Municipal Code, as
may be amended from time to time . The following
enumerated "land uses" (SR) shall be the only
land uses allowed as a "permitted use" (SR) , as a
"conditional use" (SR) , or as a "similar use"
(SR) in the PGI District .
A. Permitted Uses . The following enumerated
land uses shall be the only land uses
allowed as a permitted use in the PGI
District :
1 . Residences Division
a. "Single family detached dwellings"
(SR) .
b. "Original residential use" (SR) .
2 . Municipal Services Division.
a. Public parks, recreation, open space
(UNCL) on a "zoning lot" [SR]
containing less than two acres of
land.
3 . Offices Division.
a. "Offices" [SR] (UNCL) .
4 . Finance, Insurance and Real Estate
Division.
a. "Development sales offices" [SR]
(UNCL) .
b. Finance, insurance and real estate
(H) .
5 . Services Division.
a. Advertising (731) .
b. Armored car service (7381) .
c . Automotive renting and leasing
without drivers (751) .
d. Barber shops (724) .
e . Beauty shops (723) .
f . "Bed and breakfast inns" [SR] (7011)
emk g. Carpet and upholstery cleaning
agents without plants on the
premises (7217) .
h. Commercial , economic, sociological
and educational research (8732)
i . Computer programming, data
processing, and other computer
related services (737) .
j . Computer rental and leasing (7377) .
k. Consumer credit reporting agencies,
mercantile reporting agencies, and
adjustment and collection agencies
(732) .
1 . Detective and guard services (7381) .
m. Electrical and electronic repair
shops (7629) .
n. Engineering, accounting, and
management (87) .
o . "Family residential care facility"
(SR) .
p. Garment pressing, and agents for
laundries and dry cleaners (7212) .
q. "Home child day care services" (SR) .
r. Home health care services (808) .
s . Job training and vocational
rehabilitation services (833) .
r t . Laundry collecting and distributing
outlets (7211) .
u. Legal services (811) .
v. Libraries (823) .
w. Mailing, reproduction, commercial
art and photography, and
stenographic services (733) .
x. Management and public relations
services (874) .
y. Motion picture distribution and
allied services (782) .
z . Motion picture production and allied
services (781)
aa. News syndicates (7383) .
bb. Offices and clinics of dentists
(802) .
cc . Offices and clinics of doctors of
medicine (801) .
dd. Offices and clinics of doctors of
osteopathy (803) .
ee . Offices and clinics of other health
practitioners (804) .
ff . Other schools and educational
services (829) .
gg. Outdoor advertising services (7312) .
hh. Personnel supply services (736) .
ii . Photographic studios, portrait
(722) .
jj . Preschools (8351) , subject to the
provision that such facilities shall
be located only at the property
commonly known as 620 Wing Street .
kk. Professional sports operators and
promoters (7941) .
11 . Radio and television repair shops
(7622) .
mm. Security systems services (7382) nn.
Shoe repair shops and shoe shine
parlors (725) .
oo . Tax return preparation services
(7291) .
pp. Theatrical producers (792) .
qq. Vocational schools (824) .
rr. Watch, clock, and jewelry repair
(763) .
6 . Retail Trade Division.
a . Apparel and accessory stores (56) .
b. Automatic merchandising machine
operators (5962) .
c . Building materials, hardware, and
garden supply (52) .
d. Catalog and mail order houses
(5961) .
e . Direct selling establishments
(5963) .
f . Drugstores and proprietary stores
(591) .
g. Florists (5992) .
h. Home furniture, furnishings, and
equipment stores (57) .
i . Miscellaneous retail stores not
elsewhere classified (5999) .
j . Miscellaneous shopping goods stores
(594) .
k. Motor vehicle dealers (55) .
1 . News dealers (5994) .
m. Optical goods stores (5995) .
7 . Agricultural Division.
a . Green houses for floral products
(0181) , exclusively "accessory" [SR]
to a permitted use allowed in the
PGI Planned General Industrial
District .
b. Dog grooming (0752) .
c . Farm labor and management services
(076) .
d. Landscape counseling and planning
(0781) .
e . Veterinary services for household
pets (0742) .
8 . Construction Division.
a . "Contractor' s office and equipment
areas" (SR) (TJNCL) .
9 . Manufacturing Division.
a. Computer and office equipment (357) .
b. Electronic and other electrical
equipment and components (36) .
c . Measuring, analyzing, and
controlling instruments;
photographic, medical , and optical
goods; and watches and clocks (38) .
10 . Wholesale Trade Division.
a . Electrical goods (506) .
11 . Transportation, Communication and
Utilities Division.
a. "Amateur radio antennas" (TJNCL) .
b. Arrangement of passenger
transportation (472) .
c . Arrangement of transportation of
freight and cargo (473) .
d. Branch United States post offices
(4311) .
e . Bus charter service operators
offices (414) .
f . Cable and other pay television
services (484) .
g. Communication services not elsewhere
classified (489) .
h. Courier services (4215) .
i . Freight forwarding in general
(4731) .
j . Intercity and rural bus
transportation operators offices
(413) .
k. Local and suburban passenger
transportation operators offices
(411) .
1 . Microcellular commercial antenna.
m. Packing and crating (474) .
rm. n. "Radio and television antennas" [SR]
(UNCL) .
o. Radio and television broadcasting
stations (483) .
p. Railroad operators offices (401) .
q. "Satellite dish antennas" [SR]
(UNCL) .
r . School bus operators offices (415) .
s . Taxicab operators offices (412) .
t . Telegraph and other message
communications (482) .
u. Telephone communications (481 . )
v. "Treatment, transmission, and
distribution facilities : poles,
wires, cables, conduits, laterals,
vaults, pipes, mains, and
valves" [SR] (UNCL) .
12 . Miscellaneous Uses Division.
a. "Fences and walls" [SR] (UNCL) .
b . "Loading facilities" [SR] (UNCL) ,
exclusively "accessory" [ to a
permitted use allowed in the PGI
District, subject to the provisions
of Chapter 19 . 47 , Off-Street
Loading, of the Elgin Municipal
Code, as may be amended from time to
time .
c . "Parking lots" [SR] (UNCL) ,
exclusively "accessory" [ to a
permitted use allowed in the PGI
District, subject to the provisions
of Chapter 19 .45, Off-Street
Parking, of the Elgin Municipal
Code, as may be amended from time to
time .
d. "Refuse collection area" [SR]
e . "Signs" [SR] (UNCL) , subject to the
provisions of Chapter 19 . 50 , Signs,
of the Elgin Municipal Code, as may
be amended from time to time .
f . "Temporary uses" [SR] (UNCL) .
g . "Accessory structures" [SR] (UNCL)
to the permitted uses allowed in the
PGI . District, subject to the
(ow provisions of Section 19 . 12 . 500,
Accessory Structures and Buildings,
of the Elgin Municipal Code, as may
be amended from time to time .
h. "Accessory uses" [SR] (UNCL) to the
permitted uses allowed in the PGI
District subject to the provisions
of Section 19 . 10 . 400 , Component Land
Uses, of the Elgin Municipal
Code, as may be amended from time to
time .
B . Conditional Uses . The following enumerated
land uses shall be the only land uses
allowed as a conditional use in the PGI
District :
1 . Municipal Services Division.
a . "Municipal facilities" [SR] (UNCL) ,
on a zoning lot containing less than
two acres of land.
2 . Public Administration Division.
a. Public administration (J) on a
zoning lot containing less than two
acres of land.
(0°- 3 . Services Division.
a. Child day care services (835) .
b. Individual and family social
services (832) .
c . Organization hotels and lodging
houses, on membership basis (704) .
4 . Retail Trade Division.
a. Used merchandise stores (5932) .
5 . Mining Division.
a. "Temporary mining" [SR] (UNCL) .
6 . Manufacturing Division.
a. Food and kindred products (20) .
b. Paper and allied products (26) .
7 . Transportation, Communication and
Utilities Division.
a . "Conditional commercial antennas and
antenna structures mounted on
existing structures" [SR] (UNCL) .
em. b. "Conditional Commercial Antenna
Tower" [SR] (UNCL)
c . Heliports (458) .
d. Mixed, manufactured or liquefied
petroleum gas production or
distribution (4925) .
e . Natural gas storage (4922) .
f . "Other radio and television
antennas" [SR] (UNCL) .
g. "Other satellite dish antennas" [SR]
(UNCL) .
h. Pipelines, except natural gas (461) .
i . Railroad tracks (401) .
j . "Treatment, transmission, and
distribution facilities : equipment,
equipment buildings, towers,
exchanges, substations, regulators"
[SR] (UNCL) .
k. Water transportation (44) .
8 . Miscellaneous Uses Division.
a. "Master signage plan" [SR] subject
to the provisions of Chapter 19 . 50,
Signs, of the Elgin Municipal Code,
as may be amended from time to time .
b. "Parking lots" [SR] (UNCL) , subject
to the provisions of Chapter 19 .45,
Off Street Parking, of the Elgin
Municipal Code, as may be amended
from time to time .
c . "Parking structures" [SR] subject to
the provisions of Chapter 19 . 45, Off
Street Parking, of the Elgin
Municipal Code, as may be amended
from time to time .
d. "Planned developments" [SR] (UNCL)
on a zoning lot containing less than
two acres of land, subject to the
provisions of Chapter 19 . 60, Planned
Developments, of the Elgin Municipal
Code, as may be amended from time to
time .
e . "Accessory structures" [SR] (UNCL)
to the conditional uses allowed in
the PGI District, subject to the
provisions of Section 19 . 12 . 500,
Accessory Structures and Buildings,
of the Elgin Municipal Code, as may
be amended from time to time .
eft f . "Accessory uses" [SR] (UNCL) to the
conditional uses allowed in the PGI
District, subject to the provisions
of Section 19 . 10 . 400 , Component Land
emk Uses, of the Elgin Municipal Code,
as may be amended from time to time .
C . Similar Uses . The following enumerated land
uses shall be subject to classification as a
permitted use or as a conditional use in the
PGI District or in a less restrictive zoning
district, pursuant to Section 19 . 10 .400 H.
Classification of Land Uses, of the Elgin
Municipal Code, as may be amended from time
to time :
1 . Services Division.
a . Amusement and recreational services,
not elsewhere classified (7999) .
b. Business services not elsewhere
classified (7389) .
c . Laundry and garment services not
elsewhere classified (7219) .
d. Miscellaneous health and allied
services not elsewhere classified
(809) .
e . Miscellaneous personal services not
eft. elsewhere classified (7299) .
f . Miscellaneous repair shops and
related services (769) .
g. Services not elsewhere classified
(899) .
h. Social services not elsewhere
classified (839) .
2 . Manufacturing Division.
a . Miscellaneous manufacturing
industries (39) .
3 . Wholesale Trade Division.
a. Miscellaneous durable goods (509) .
b. Miscellaneous nondurable goods (519) .
4 . Transportation, Communication and
Utilities Division.
a. Special warehousing and storage not
elsewhere classified (4226) .
b. Transportation services not
elsewhere classified (4789) .
r D. Hours of Operations : Hours of operation
shall be limited to prohibit the operation
of any nonresidential land use between the
hours of 9 : 00 p.m. and 6 : 00 a.m.
VII . Site Design
In the PGI District, the use and development of
land and structures shall be subject to the
provisions of Chapter 19 . 12 , Site Design, of the
Elgin Municipal Code, as may be amended from time
to time . In the PGI District, the site design
regulations shall be as follow:
A. Zoning Lots - Generally. In the PGI
District, "zoning lots" (SR) shall be
subject to the provisions of Section
19 . 12 . 300 , Zoning Lots - Clarifications and
Exceptions, of the Elgin Municipal Code, as
may be amended from time to time .
B. Lot Area. In the PGI District, the minimum
required "zoning lot area" (SR) shall be as
follows :
1 . Single family residences . In the PGI
District, the minimum required "zoning
lot area" (SR) shall be 6, 000 square
e"* feet per "single family detached
elk (SR)
2 . Original residential uses . In the PGI
District , the minimum required "zoning
lot area" (SR) shall be the original
lot area at the time the "land use"
(SR) was lawfully established or the
minimum required lot area at the time
the land use was lawfully established,
whichever is greater, for "original
residential uses" (SR)
3 . Nonresidential uses . In the PGI
District, the minimum required "zoning
lot area" (SR) for lots developed with
nonresidential uses shall be 20 , 000
square feet .
C . Lot Width. In the PGI District , the minimum
required "zoning lot width" (SR) shall be as
follows :
1 . Residences . In the PGI District, the
rft. minimum required "zoning lot width"
(SR) shall be 48 linear feet for lots
developed with "single family detached
dwellings" (SR) or "original
/". residential uses" (SR) .
2 . Nonresidential uses . In the PGI
District , the minimum required "zoning
lot width" (SR) for lots developed with
nonresidential uses shall be 125 linear
feet .
D. Setbacks - Generally. In the PGI
District, "setbacks" (SR) shall be subject
to the provisions of Section 19 . 12 .400
Setbacks -Clarifications and Exceptions, of
the Elgin Municipal Code, as may be amended
from time to time .
E. Setbacks by Lot Line . In the PGI District,
the minimum required "building" (SR)
"setbacks" (SR) and "vehicle use area
setbacks" (SR) from a "lot line" (SR) for a
zoning lot shall be as follows :
1 . Building Setbacks
a. Street Setback. Street setbacks
shall be as follow:
rbk i . Residences . In the PGI District,
the minimum required building
setback from a "street lot line"
(SR) shall be 20 linear feet for
lots developed with "single
family detached dwellings" (SR)
or "original residential uses"
(SR) .
ii . Nonresidential uses . In the PGI
District, the minimum required
building setback from a "street
lot line" (SR) for lots'
developed with nonresidential
uses shall be calculated as
follows :
Street setback (StS) in linear
feet shall equal the area of a
zoning lot (ZLA) in square feet
minus 20 , 000 square feet; the
difference times . 00002937 ; the
product plus 25 linear feet .
Minimum street setback can be
expressed by the following "site
capacity formula" (SR) :
StS = { (ZLA - 20 , 000) x
. 00002937} + 25 .
b. Side Setback. For "zoning lots"
developed with single family
residences or original residential
use, the minimum required building
setback from a "side lot line" (SR)
shall be six linear feet . The
combined width of the side setbacks
from the side lot lines shall not be
less than 12 linear feet . Side
setback requirements shall not be
applied to lots developed with
nonresidential uses .
c . Interior Setback. The minimum
required building setback from an
"interior lot line" (SR) shall be as
follows :
i . Residences . In the PGI District,
the minimum required building
setback from an "interior lot
line" (SR) shall be six linear
feet for lots Developed with
"single family detached
dwellings" (SR) or "original
residential uses" (SR) .
ii . Nonresidential uses . In the PGI
District, the minimum required
building setback from an
"interior lot line" (SR) for
lots developed with
nonresidential uses shall be
calculated as follows : Interior
setback (IS) in linear feet
shall equal the area of a zoning
lot (ZLP in square feet minus
20 , 000 square feet ; the
difference times . 000023496; the
product plus five linear feet .
Minimum street interior setback
can be expressed by the
following "site capacity
formula" (SR) :
IS = { (ZLA - 20 , 000) x
. 000023496] + 5 .
d. Transition Setback. The minimum
required building setback from a
"transition lot line" (SR) shall be
as follows :
i . Nonresidential uses . In the PGI
District, the minimum required
building setback from a
"transition lot line" (SR) for
lots developed with
nonresidential uses shall be 20
linear feet . Transition setback
requirements shall not be
applied to lots developed with
residential uses .
2 . Vehicle Use Area Setbacks by Lot Line .
In the PGI District, the minimum
required "vehicle use area setbacks"
(SR) for a zoning lot shall be as
follows :
a. Street Setback. For zoning lots
developed with nonresidential uses,
and with a "vehicle use area" (SR) ,
eft. the minimum required vehicle use
area setback from a street lot line
shall be calculated as follows :
Vehicle use area street setback
(VUAStS) in linear feet shall equal
the area of a zoning lot (ZLA) in
square feet minus 20 , 000 square
feet ; the difference times
. 000019971 ; the product plus eight
linear feet . Minimum vehicle use
area street setback can be expressed
by the following "site capacity
formula" (SR) :
VUAStS = { (ZLA - 20, 000) x
. 000019971} + 8 .
b. Interior Setback. For zoning lots
developed with nonresidential uses,
and with a "vehicle use area" (SR) ,
the minimum required vehicle use
area setback from an interior lot
/ ► line shall be six linear feet .
t F. Accessory Structures and Buildings . In the
PGI District, "accessory structures and
buildings" (SR) shall be subject to the
provisions of Section 19 . 12 . 500 Accessory
Structures and Buildings, of the Elgin
Municipal Code, as may be amended from time
to time .
G. Yards - Generally. In the PGI District, a
"street yard" (SR) , a "side yard" (SR) , a
"rear yard" (SR) , or a "transition yard"
(SR) established by a required building
setback or by the actual location of a
building shall be subject to the provisions
of Section 19 . 12 . 600 , Obstructions in Yards,
of the Elgin Municipal Code, as may be
amended from time to time .
H. Landscape Yards . In the PGI District,
landscape yards shall be as follow:
3 . Transition Landscape Yards . A
"transition landscape yard" (SR) shall
be provided adjoining the entire length
of a transition lot line . Transition
landscape yards shall be subject to the
provisions of Section 19 . 12 . 700,
Landscaping, of the Elgin Municipal
" Code, as may be amended from time to
time . The depth of the transition
landscape yard shall be one half of the
required transition building setback
calculated in Section E above .
4 . Vehicle Use Area Landscape Yards . The
yards established by vehicle use area
setbacks shall be used as "vehicle use
area landscape yards" (SR) with the
exception of access driveways as
provided in Section 19 . 45 . 100 , Access
Driveways to a Public Right of Way and
Section 19 . 45 . 100 Size of Driveways,
of . the Elgin Municipal Code as may be
amended from time to time . Vehicle use
area landscape yards shall be subject
to the provision of Section 19 . 12 . 700
Landscaping, of the Elgin Municipal
Code, as may be amended from time to
time .
5 . Interior Landscape Yards . "Interior
landscape yards" (SR) shall be
installed on a zoning lot featuring a
"vehicle use area" (SR) which exceeds
5 , 000 square feet in area, subject to
the provisions of Section 19 . 12 . 700,
Landscaping, of the Elgin Municipal
Code, as may be amended from time to
time .
I . Floor Area. In the PGI District, the maximum
"floor area" for a zoning lot shall be :
i . Residences . In the PGI District,
the maximum permitted
"residential floor area" (SR)
for a lot developed with single
family or original residential
uses shall be calculated as
follows :
Residential floor area (RFA) in
square feet shall equal "zoning
lot area" (SR) in square feet
(ZLA) minus six thousand (6 , 000)
square feet ; the difference
times one thousand, nine hundred
twenty eight, ten thousandths
( . 1928) ; the product plus one
thousand, eight hundred (1 , 800)
square feet . Maximum residential
floor area can be expressed in
the following "site capacity
formula" (SR) :
RFA = { (ZLA - 6 , 000) x . 1928) +
1 , 800) .
ii . Nonresidential uses . In the PGI
District, the maximum permitted
"floor area" for a lot developed
with a nonresidential use shall
be calculated as follows : Floor
area (FA) in square feet shall
equal the area of a zoning lot
(ZLA) in square feet minus
20 , 000 square feet ; the
difference times . 4977 ; the
product plus 12 , 000 square feet .
Maximum floor area can be
expressed by the following "site
capacity formula" (SR) :
FA = { (ZLA - 20 , 000) x . 49771} +
eft. 12 , 000 .
J. Building Coverage . In the PGI District, the
eok maximum "building coverage" (SR) for a
zoning lot shall be as follows :
i . Residences . In the PGI District,
the maximum permitted "building
coverage" (SR) for a lot
developed with single family or
original residential uses shall
be calculated as follows :
Building coverage (BC) in square
feet shall equal "zoning lot
area" (SR) in square feet (ZLA)
minus six thousand (6 , 000)
square feet ; the difference
times one thousand, seven
hundred twenty nine, ten
thousandths ( . 1729) ; the product
plus two thousand, ten (2 , 010)
square feet . Maximum building
coverage can be expressed in the
following "site capacity
formula" (SR) :
BC = { (ZLA - 6, 000) x . 1729) +
2 , 010) .
ii . Nonresidential uses . In the PGI
District , the maximum permitted
"building coverage" for a lot
developed with a nonresidential
use shall be calculated as
follows :
Building coverage (BC) in square
feet shall equal the area of a
zoning lot (ZLA) in square feet
minus 20 , 000 square feet ; the
difference times . 4023 ; the
product plus 6 , 000 square feet .
Maximum building coverage can be
expressed by the following "site
capacity formula" (SR) :
BC = { (ZLA - 20 , 000) x . 4023 } +
6 , 000 .
VIII .Off Street Parking
In the PGI District, off street parking shall be
subject to the provisions of Chapter 19 . 45, Off
ev. Street Parking, of the Elgin Municipal Code, as
may be amended from time to time .
IX. Off Street Loading
In the PGI District , off street loading shall be
subject to the provisions of Chapter 19 . 47, Off
Street Loading, of the Elgin Municipal Code, as
may be amended from time to time .
X. Signs
In the PGI District, signs shall be subject to
the provisions of Chapter 19 . 50, Signs, of the
Elgin Municipal Code, as may be amended from time
to time.
XI . Nonconforming Uses and Structures
In the PGI District, nonconforming uses and
structures shall be subject to the provisions of
Chapter 19 . 52, Nonconforming Uses and Structures,
of the Elgin Municipal Code, as may be amended
from time to time .
XII . Planned Developments
The PGI District shall be subject to the
Provisions of Chapter 19 . 60 , Planned
Developments, as may be amended from time to
time . Planned developments may be requested by an
individual property owner or owners for a zoning
lot or lots without requiring that an amendment
to the PGI District be obtained and without
requiring that all property owners in the PGI
District enter into the planned development
request .
XIII . Conditional Uses
In the PGI District, conditional uses shall be
subject to the provisions of Chapter 19 . 65
Conditional Uses, of the Elgin Municipal Code, as
may be amended from time to time . Conditional
uses may be requested by an individual property
owner or owners for a zoning lot or lots without
requiring that an amendment to the PGI District
be obtained and without requiring that all
property owners in the PGI District enter into
the conditional use request .
XIV. Variations
k, Any of the requirements of this ordinance may be
varied, subject to the provisions of Section
19 . 70 , Variations, of the Elgin Municipal Code,
as may be amended from time to time . Variations
may be requested by an individual property owner
or owners for a zoning lot or lots without
requiring that an amendment to the PGI District
be obtained and without requiring that all
property owners in the PGI District enter into
the variation request .
XV. Appeals
Any requirement, determination, or interpretation
associated with the administration and
enforcement of the provision contained herein may
be appealed subject to the provisions of Chapter
19 . 75, Appeals, of the Elgin Municipal Code, as
may be amended from time to time .
Section 3 . That Ordinance No . G29-00 entitled "An Ordinance
Reclassifying Property at 500-513 Bird Street , 513 North Crystal
Street and 620 , 634 , 646 and 672 Wing Street" passed on May 24 ,
2000 be and is hereby repealed.
Section 4 . That this ordinance shall be in full force and
effect from and after its passage in the manner provided by law.
em.
i /
Ed Schock, Mayor
Presented: November 5 , 2003
Passed: November 5, 2003
Omnibus Vote : Yeas : 6 Nays : 0
Recorded: November 6, 2003
Published:
Attest :
Dolonna Mecum, City Clerk
r
October 6, 2003
FINDINGS OF FACT
Planning and Development Commission City of Elgin,Illinois
SUBJECT
Consideration of Petition 49-03 Requesting an Amendment to a PGI Planned General Industrial
District (Ordinance No. G29-00) to Add Used Merchandise Stores as a Conditional Use and
Requesting a Conditional Use to Permit the Operation of a Used Merchandise Store; Property
Located at 620 Wing Street, by Senior Services Associates, Inc., as Applicant, and Well Child
Center, as Owner.
GENERAL INFORMATION
Requested Action: Amendment to Ordinance and Conditional Use Approval
Current Zoning: PGI Planned General Industrial District
Intended Use: Used Merchandise Store in Existing Office Building
Property Location: 620 Wing Street
Applicant: Senior Services Associates, Inc.
Owner: Well Child Center
Staff Coordinator: Janice Ward,Planner
LIST OF EXHIBITS
A. Location Map (see attached)
B. Zoning Map (see attached)
C. Parcel Map (see attached)
D. Aerial Map (see attached)
(Ifig' E. Site Photos (see attached)
F. Statement of Purpose and Conformance (see attached)
Exhibit A
elk Finding of Fact Planning and Development Commission
Petition 49-03 October 6, 2003
G. Draft PGI District Ordinance (see attached)
H. Draft Conditional Use Ordinance (see attached)
BACKGROUND
An application has been filed by Senior Services Associates, Inc. requesting an amendment to
Ordinance G29-00 to add used merchandise stores as a conditional use, and requesting conditional
use approval for a used merchandise store at 620 Wing Street(reference Exhibits A,B,C,D,and E).
Senior Services Associates, Inc. is proposing to establish a resale store operation within the existing
620 Wing Street building. The applicant is proposing to use 6,700 square feet of interior building
space adjacent to the loading dock and north entrance. The building entrance will be modified to
enhance security and aesthetics. The existing floor plan will remain and will be used for product
display and business transactions. A drop-off area for donations will be provided at the loading dock
(located at the north building entrance). Donations can only be dropped offMonday through Friday,
8:30 a.m. to 5:30 p.m. Clothing,household items, seasonal decorations,toys and small furniture will
rot be accepted. Larger appliances such as washers,dryers, stoves and refrigerators will not be accepted
at this site (reference Exhibits F, G, and H).
The requested amendment to Ordinance No. G29-00 requires planned development approval.
Additionally, the request to operate the used merchandise store as a conditional use in the PGI
Planned General Industrial District requires planned development approval. It should be noted that
Ordinance No. G29-00 governs property located at 500-513 Bird Street, 513 North Crystal Street
and 620, 634, 646 and 672 Wing Street. The inclusion of this land use within the conditional use list
will permit the owner of any property governed by this ordinance to request a similar action through a
public hearing process.
FINDINGS
After due notice, as required by law,the Planning and Development Commission held a public hearing
in consideration of Petition 49-03 on October 6, 2003. The applicant testified at the public hearing
and presented documentary evidence in support of the application.No objectors were present. The
Community Development Group submitted an Amendment to Ordinance and Conditional Use
Approval, dated September 25, 2003. The Planning and Development Commission has made the
following findings concerning the standards for map amendments:
A. Site Characteristics Standard. The suitability of the subject property for the intended
zoning district with respect to its size, shape, significant natural features (including
topography, watercourse and vegetation), and existing improvements.
2
Finding of Fact Planning and Development Commission
Petition 49-03 October 6, 2003
Findings. The subject property is suitable for the intended zoning district with respect to the
site characteristics standard.
The subject property is an irregularly shaped parcel containing approximately 3.46 acres of
land. The subject property is improved with a masonry office building,chain link fence,and
a paved parking area. There are no natural features on the site that are worthy of
preservation.
B. Sewer and Water Standard. The suitability of the subject property for the intended zoning
district with respect to the availability of adequate municipal water,wastewater treatment,
and storm water control facilities.
Findings. The subject property is suitable for the intended zoning district with respect to the
sewer and water standard.
The subject property is served with municipal water,sanitary sewer,and storm water control
facilities.
C. Traffic and Parking Standard. The suitability of the subject property for the intended
zoning district with respect to the provision of safe and efficient on-site and off-site vehicular
circulation designed to minimize traffic congestion.
Findings. The subject property is suitable for the intended zoning district with respect to the
traffic and parking standard.
The subject property is located on Wing Street, west of State Street. Wing Street is a
collector street and State Street is an arterial street that serves the areas of the city located
west of the Fox River. Access to the property is provided from Wing Street. Parking is
provided in conformance with the off street parking ordinance.
D. Zoning History Standard. The suitability of the subject property for the intended zoning
district with respect to the length of time the property has remained undeveloped or unused in
its current zoning district.
Findings. The subject property is suitable for the intended zoning district with respect to the
length of time the property has remained undeveloped or unused in its current zoning district.
The subject property has been zoned as follows for the years listed:
1927 G Industrial District
1950 G Industrial District
1960 G Industrial District
1962 B4 General Business District
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Finding of Fact Planning and Development Commission
Petition 49-03 October 6,2003
1992 B4 General Business District
Present PGI Planned General Business District
The subject property was rezoned to PGI Planned General Business District as part of the
Comprehensive Amendment to the Zoning Ordinance in 1995.
E. Surrounding Land Use and Zoning Standard. The suitability of the subject property for
the intended zoning district with respect to consistency and compatibility with surrounding
land use and zoning.
Findings. The subject property is suitable for the intended zoning district with respect to
consistency and compatibility with surrounding land use and zoning.
The areas north, west and south of the subject property are zoned RC3 Residence
Conservation District and are developed primarily with single family residential land uses.
The area to the east and southeast of the subject property is zoned CI Commercial Industrial
District and is developed with commercial uses. Union Pacific Railroad tracks are directly
rbk adjacent to the subject property on the east.
F. Trend of Development Standard. The suitability of the subject property for the intended
zoning district with respect to consistency with an existing pattern of development or an
identifiable trend of development in the area.
Findings. The subject property is suitable for the intended zoning district with respect to
consistency with an existing pattern of development or an identifiable trend within the area.
The area surrounding the subject property is developed with commercial and residential uses.
G. Zoning District Standard. The suitability of the subject property for the intended zoning
district with respect to conformance to the provisions for the purpose and intent, and the
location and size of a zoning district.
The purpose and intent of the PGI Planned General Industrial District is to provide an
alternate planned industrial environment for those industrial uses that do not require the
location or environment of an ORI Office, Research, Industrial District. A PGI Planned
General Industrial District is most similar to,but departs from,the standard requirements of
the GI General Industrial District. The PGI Planned Industrial District is subject to the
provisions of 19.40.700 Planned Industrial Districts and Chapter 19.60, Planned
Developments.
In general, the purpose and intent of the provision for Planned Developments is to
accommodate unique development situations. For planned development districts, the
4
Finding of Fact Planning and Development Commission
ellik Petition 49-03 October 6, 2003
planned development should demonstrate the following characteristics:
1. An opportunity to realize a development of demonstrated need with respect to the
types of environment available to the public that would not be possible under the
strict application of the other chapters of this title.
2. A creative approach to the use of land and related improvements resulting in better
design and construction of aesthetic amenities.
3. The preservation of significant natural features including topography,watercourses,
wetlands, and vegetation.
Findings. The subject property is suitable for the intended zoning district with respect to
conformance to the provision for the purpose and intent of a PGI Planned General Industrial
District.
The proposed use conforms to the purpose and intent of the existing PGI District and
provides a new source for reasonably priced used products. The merchandise would be
available to clients that utilize the services at the Well Child Center building and to the
general community.
H. Comprehensive Plan Standard. The suitability of the subject property for the intended
zoning district with respect to conformance to the goals, objectives, and policies of the
official comprehensive plan.
Findings. The subject property is suitable for the intended zoning district with respect to the
Comprehensive Plan Standard.
The subject property is designated as a"Transportation Corridor"in the 1983 Comprehensive
Plan. This designation represents major arterials in the city and adjacent land uses.
Development within a corridor may be higher in intensity and dependent on factors such as
design compatibility with adjacent and surrounding land uses,the development potential of
the area,and natural environmental factors.The proposed use is consistent with this land use
designation.
Natural Preservation Standard. The suitability of the subject property for the intended
planned development with respect to the preservation of all significant natural features
including topography,watercourses,wetlands, and vegetation.
Findings. The subject property is suitable for the intended planned development with
respect to the Natural Preservation Standard.
There are no natural features on the site worthy of preservation.
J. Internal Land Use Standard. The suitability of the subject property for the intended
planned development with respect to the land uses permitted within the development being
5
Finding of Fact Planning and Development Commission
elk Petition 49-03 October 6,2003
located, designed, and operated so as to exercise no undue detrimental influence on each
other or on surrounding property.
Findings. The subject property is suitable for the intended planned development with
respect to the internal land use standard.
No evidence has been submitted or found that the proposed planned development will be
located,designed, or operated in a manner that will exercise undue detrimental influence on
itself or surrounding property.
SUMMARY OF FINDINGS,UNRESOLVED ISSUES,AND ALTERNATIVES
The Planning and Development Commission has developed or identified the following findings,
unresolved issues, and alternatives:
A. Summary of Findings.
elk 1. Positive Attributes. The proposed used merchandise store will be available to over
8,000 families that are served annually by the agencies located within the Wing Street
building. The used merchandise store will provide reasonably priced necessities and
products,thereby providing a public benefit. Clients will be able to purchase goods
during the same trip in which they receive social services.
2. Zoning District. The proposed use is in substantial conformance with the purpose
and intent of the planned development and PGI Planned General Industrial District.
The proposed used merchandise store will be located in previously unused office
space. An existing loading dock and rear entrance are conducive to this proposed
activity.
3. Internal Land Use. No evidence has been submitted or found that the proposed
planned development will be located, designed, or operated in a manner that will
exercise undue detrimental influence on itself or surrounding property.
B. Summary of Unresolved Issues.
There are no unresolved issues.
C. Summary of Alternatives.
rik
Other than an approval,a denial,or an approval with some combination of conditions,there
are no substantive alternatives.
6
Finding of Fact Planning and Development Commission
e Petition 49-03 October 6, 2003
RECOMMENDATION
The Planning and Development Commission recommends approval of Petition 49-03. On a motion
to recommend approval, subject to the following conditions,the vote was five(5)yes, and zero(0)
no:
1. Substantial conformance to the Statement of Purpose and Conformance,prepared by
Senior Services Associates, Inc.
2. Substantial conformance to the proposed floor plan submitted by Senior Services
Associates,Inc.,dated September 26, 2003.
3. Substantial conformance to the letter submitted by Beth McClory and dated
September 27, 2003.
4. Compliance with all other applicable codes and ordinances.
Therefore, the motion to recommend approval of Petition 49-03 was adopted.
, J A);
George Wol '' Chairma •
Planning an:'I evelopment Commission
frL' A
en Pruss, Secretary
Pia ing and Development Commission
elw
7