G47-13 Ordinance No. G47-13
AN ORDINANCE
RECLASSIFYING TERRITORY IN THE
Cl COMMERCIAL INDUSTRIAL DISTRICT TO
PAB PLANNED AREA BUSINESS DISTRICT
(1045 East Chicago Street)
WHEREAS, written application has been made to reclassify certain property located at
1045 East Chicago Street from Cl Commercial Industrial District to PAB Planned Area Business
District: and
WHEREAS, after due notice in the manner provided by law the Planning & Zoning
Commission conducted a public hearing concerning said application and has submitted its
written findings and recommendations; and
WHEREAS, the City Council of the City of Elgin concurs with the Findings and
Recommendation of the Planning & Zoning Commission.
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY
OF ELGIN, ILLINOIS:
Section 1. That the City Council of the City of Elgin hereby adopts the Findings of Fact,
dated October 7, 2013, made by the Planning & Zoning Commission, a copy of which is attached
hereto and made a part hereof by reference as Exhibit A.
Section 2. That Chapter 19.08, Section 19.08.020 entitled "Zoning District Map" of the
Elgin Municipal Code, as amended, be and the same is hereby further amended by adding thereto
the following paragraph:
The boundaries hereinafter laid out in the 'Zoning District Map', as amended, be and are
hereby altered by including in the PAB Planned Area Business District the following
described property:
PARCEL 1:
That part of Lot 8 of the Plat of County Clerk's Subdivision of unsubdivided lots in
Section 18, Township 41 North, Range 9 East of the Third Principal Meridian, described
as follows: Commencing at the intersection of the Westerly line of said Lot 8 with the
Southerly right of way line of State Route 19; thence Southeasterly along the Southerly
right of.way line of State Route 19, a distance of 671.0 feet for the point of beginning:
thence continuing Southeasterly along said Southerly right of way line, a distance of
150.0 feet; thence Southerly parallel with the West line of the Southeast Quarter of
Section 18 as aforesaid, a distance of 150.0 feet; thence Northwesterly parallel with the
Southerly right of way line of State Route 19, a distance of 150.0 feet: thence Northerly
parallel with the West line of the Southeast Quarter of said Section 18, a distance of
150.0 feet to the point of beginning, being situated in the City of Elgin, in Cook County,
Illinois.
PARCEL 2:
That part of Section 18, Township 41 North; Range 9 East of the Third Principal
Meridian; described as follows: Commencing at the Southeast corner of a parcel of land
conveyed by deed recorded March 30; 1965, as Document No. 19420433 in Cook
County, Illinois; thence Easterly parallel with the South line extended Easterly of the
Southwest Quarter of said Section 18, a distance of 59.52 feet; thence Southeasterly
along a line that forms an angle of 65 degrees 42 minutes to the right with the
prolongation of the last described course; a distance of 561.67 feet; thence Easterly
parallel with the South line extended Easterly of the Southwest Quarter of said Section
18, a distance of 228.0 feet; thence Northerly parallel with the Easterly line extended
Southerly of a parcel of land conveyed by Document No. 19420433 as aforesaid; a
distance of 492.35 feet for the place of beginning; thence continuing Northerly along an
extension of the last described course; a distance of 377 .80 feet to the Southerly right of
way line of State Route 19; thence Northwesterly along said Southerly right of way line;
being along a curve to the right (the chord of said curve forms an angle of 68 degrees 51
minutes to the left with the prolongation of the last described course), a distance of
194.65 feet: thence Northwesterly along said Southerly right of way line; being tangent to
the last described curve, a distance of 383.35 feet to the Easterly line of a parcel of land
conveyed by Document No. 19420433 as aforesaid; thence Southerly along said Easterly
line; a distance of 590.0 feet to the Southeast corner of said land conveyed by Document
No.19420433; thence Easterly parallel with the South line extended Easterly of the
Southwest Quarter of Section 18 as aforesaid, a distance of 59.52 feet; thence
Southeasterly along a line that forms an angle of 65 degrees 42 minutes to the right with
the prolongation of the last described course, a distance of 2.34 feet; thence Easterly
along a line that forms an angle of 63 degrees 33 minutes 53 seconds to the left with the
prolongation of the last described course; a distance of 477.48 feet to the place of
beginning. Being situated in the City of Elgin, Hanover Township, Cook County; Illinois
(commonly known as 1045 East Chicago Sheet).
Section 3. That the City Council of the City of Elgin hereby grants the rezoning from CI
Commercial Industrial District to PAB Planned Area Business District at 1045 East Chicago
Street .which shall be designed; developed, and operated subject to the following provisions:
A. Purpose and Intent. The purpose of the PAB planned area business district is to
provide commodities and services to several neighborhoods; and in some
instances to a communitywide or regional supporting population; subject to the
provisions of chapter 19.60 of the zoning ordinance. A PAB zoning district is
most similar to, but departs from the standard requirements of the AB zoning
district.
B. Supplementary Regulations. Any word or phrase contained herein; followed by
the symbol "[SR]", shall be subject to the definitions and the additional
interpretive requirements provided in Chapter 19.90, Supplementary Regulations,
of the Elgin Municipal Code; as amended. The exclusion of such symbol shall
not exempt such word or phrase from the applicable supplementary regulation.
C. General Provisions. In this PAB 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.
D. Zoning Districts - Generally. In this PAB Planned Area Business District, the
use and development of land and structures shall be subject to the provisions of
Chapter 19.07, Zoning Districts, as may be amended from time to time.
E. Location and Size of District. PAB Planned Area Business Districts should be
located in substantial conformance to the official comprehensive plan. The
amount of land necessary to constitute a separate PAB District exclusive of rights
of way; but including adjoining land or land directly opposite a right of way shall
not be less than two acres, unless such land is located between any nonresidential
zoning district, and any residence district or an residence conservation district,
which all have frontage. on the same block. No departure from the required
minimum size of a planned district shall be granted by the City Council.
F. Land Use. In this PAB Planned Area Business District, the use and development
of land and structures shall be subject to the provisions of Chapter 19.10, Land
Use; of the Elgin Municipal Code, as amended. The following land uses shall be
the only permitted uses allowed within this PAB zoning district.
"Sale of new automobiles (defined to include passenger vehicles, sport utility
vehicles, vans and pickups) and accessory uses customarily accessory to such new
automobile retail sales, including without limitation: the sale of used
automobiles; the sale of automobile parts and tires; the performance of
automobile service, repairs and maintenance; the operation of a car wash for
dealership and customer vehicles; in-house financial services pertaining to
automobile sales."
G. Site Design. In this PAB Planned General District; the use and development of
land and structures shall be subject to the provisions of Section 19.12, Site
Design; of the Elgin Municipal Code, as amended. The development of land and
structures shall be in substantial conformance with the following:
1. Substantial conformance to the Application and supporting documents
submitted by Silva Architects Ltd., including the following exhibits:
a. Consent and Disclosure statement submitted by Ronald Hopkins;
President, Ron Hopkins Ford; dated September 9, 2013.
b. Statement of Purpose and Conformance prepared by Silva
Architects Ltd. dated September 3, 2013
C. Plat of Survey prepared by Alan J. Coulson, P.C., dated August 22,
2013.
d. Development exhibits entitled "Hopkins Ford Dealership —
Corporate Improvement Plans, 1045 E. Chicago Street, Elgin, IL,"
prepared by Silva Architects dated September 3, 2013 and
comprising of the following drawings:
i. Proposed Site Plan and Floor Plan— Sheet Z1.I
ii. Proposed Landscape Plan— Sheet Z1.2
iii. Proposed Building Elevations — Sheet Z2.1
iv. Proposed Building Signage— Sheet Z2.2
In the event of any conflict between the foregoing documents and this
ordinance or any other applicable city ordinances, this ordinance or other
applicable city ordinances shall supersede and control.
2. Compliance with all other applicable codes and ordinances.
H. Off Street Parking. In this PAB Planned Area Business District, off street
parking shall be subject to the provisions of Chapter 19.4 , Off Street Parking; of
the Elgin Municipal Code, as may be amended except as specified within this
ordinance.
I. Off Street Loading. In this PAB Planned Area Business District, off street
loading shall be subject to the provisions of Chapter 19.47, Off Street Loading, as
may be amended from time to time.
J. Signs. In this PAB Planned Area Business District, signs shall be subject to the
provisions of 19. 0, Signs, as may be amended from time to time except as
provided for within Ordinance G22-09 entitled ''An Ordinance Establishing
Special Regulations for Street Graphics for the Route 19/East Chicago Street Area
of Special Character" and additionally stipulated as follows:
1. The Building shall be allowed the installation of wall graphics in
substantial conformance to the Development Exhibits specified within
Section 3G of this ordinance
2. The three existing free-standing graphics as depicted in the Development
Exhibits specified within Section 3G of this ordinance shall be allowed to
continue to remain in their current location, design, configuration and
operation. Replacement of said existing free-standing graphics will require
full compliance with the requirements of Ordinance G22-09 entitled "An
Ordinance Establishing Special Regulations for Street Graphics for the
Route 19/East Chicago Street Area of Special Character."
K. Planned Developments. In this PAB Planned Area Business District, the use and
development of the land and structures shall be subject to the provisions of
Chapter 19.60, Planned Developments, as may be amended from time to time. A
conditional use for a planned development may be requested by the property
owner without requiring an amendment to this PAB zoning district.
L. Conditional Uses. In this PAB Planned Area Business District, application for
conditional uses shall be subject to the provisions of Chapter 19.6 , Conditional
Uses, as may be amended from time to time. A conditional use may be requested
by the property owner without requiring an amendment to this PAB zoning
district.
M. Variations. In this PAB Planned Area Business District; application for variation
shall be subject to the provisions of Chapter 19.70; Variations, as may be
amended from time to time. A variation may be requested by the property owner
without requiring an amendment to this PAB zoning district.
N. Appeals. Any requirement, determination; or interpretation associated with the
administration and enforcement of the provisions of this ordinance may be
appealed subject to the provisions of Chapter 19.7 , Appeals, as may be amended
from time to time.
Section 4. That this ordinance shall be in full force and effect immediately after its
passage in the manner provided by law.
avid J. K tai;, gayor
Presented: November 6, 2013
Passed: November 6. 2013
Omnibus Vote: Yeas: 9 Nays: 0
Recorded: November 6, 2013
Published: : November 8. 2013 FLU
Attest:
i
Kimberly Dewis, City Clerk
October 7. 2013
PLANNING AND ZONING COMMISSION
Recommendation and Findings of Fact
Planning and Zoning Commission City of Elgin
OVERVIEW
Ron Hopkins Ford requests a Map Amendment from Cl Commercial Industrial District to PAB Planned
Area Business District, to allow for the redesign and reconstruction of the existing motor vehicle
dealership building.
GENERAL INFORMATION
Petition Number: 33-13
Recommendation: APPROVE. (See Recommendation Detail)
Requested Action: Map Amendment as a Planned Development
Current Zoning: Cl Commercial Industrial District
Proposed Zoning: PAB Planned Area Business District
Existing Use: Motor Vehicle Dealership
Property Location: 1045 East Chicago Street
Applicant: Silva Architects. Ltd.
Owner: Jay Hopkins of Ron Hopkins Ford
Staff Coordinator: Sarosh Saher. AICP. Senior Planner
LIST OF EXHIBITS
A. Aerial Photo/Location Map
B. Zoning Map
C. Parcel Map
D. Site Photos
E. Application, Statement of Purpose and Attachments
F. Draft Zoning Ordinance
Exhibit A
Findings of Fact Planning and Zoning Commission
Petition: 33-13 October 7, 2013
BACKGROUND & PROJECT DETAIL
An application has been filed by Silva Architects, Ltd, requesting planned development approval for the
property located at 1045 East Chicago Street. The property is owned and operated by Ron Hopkins Ford,
a motor vehicle dealership.
Ron Hopkins Ford wishes to redesign and reconstruct the motor vehicle dealership building in a new
metal-clad design. The design and material of the facades of the building are based on the current
branding standards of the Ford Motor Company for its dealerships.
The city's architectural review and design ordinance does not permit the use of.metal as a primary
material on the exterior of commercial buildings. The applicant is therefore requesting planned
development approval to be able to reconstruct the building as requested. The property is proposed to be
rezoned within a PAB Planned Area Business District because the existing zoning of property — Cl
Commercial Industrial District—does not provide for planned development approval, rather requires that
planned developments be provided for either within a planned commercial or planned industrial district
as determined by the existing or proposed land use of the property.
As part of the redesign and redevelopment of the building, the owner wishes to upgrade the north-facing,
front (primary) elevation of the building. The facade will be constructed with a new metal-clad wall
system that will appear to stand independent of a new storefront glazing wall that will surround the
showroom on almost three sides. The main entrance (referred to as the "Tower") to the showroom will
be constructed as an accent architectural feature constructed in a material similar to the front elevation,
but will be connected to the main showroom by means of a glass vestibule.
The sides and rear of the building will remain largely unchanged, with the exception of a new metal-clad
horizontal sign band that will run continuously across the facade. A portion of the service area will be
redesigned in the metal-clad and glass wall storefront system similar in character to the front elevation
of the showroom. The rear of the east and west elevation are simply proposed to be repainted in colors
similar to the front elevation. New wall graphics are proposed as part of the branding standards of the
motor vehicle manufacturer.
The owner is not proposing to construct any new buildings on the premises. The existing building will
be expanded by 656 square feet to accommodate a new customer lounge and kids play area.
Besides a few modifications to accommodate the new construction of the front elevation and the
customer lounge/kids play area, the existing landscape and vegetative features on the property are not
proposed to be altered or redesigned at this time.
FINDINGS OF FACT
After due notice, as required by law, the Planning & Zoning Commission held a public hearing in
consideration of Petition 33-13 on October 7, 2013. The applicant testified at the public hearing and
Page 2 of 8
Findings of Fact Planning and Zoning Commission
Petition: 33-13 October 7, 2013
presented documentary evidence in support of the application. The Community Development
Department submitted a Map Amendment Review, dated October 7, 2013.
The Planning & Zoning Commission has made the following findings regarding this application against
the standards for planned developments:
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.
Findings. The subject property is an irregularly shaped group of two parcels containing
approximately 6.52 acres of land and is improved with a motor vehicle dealership showroom and
service building along with associated outdoor display and parking lots.
The building on the property currently occupies 34,496 square feet and will be added onto with a
new addition that is 656 square feet in area.
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 served with municipal sanitary sewer and water systems.
The subject property is served with municipal sanitary sewer and water systems.
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 has three points of vehicular access from East Chicago Street.
Chicago Street is a regional arterial street connecting downtown and the easterly portion of Elgin
to the communities to the east.
Parking is provided in conformance with the Off-Street Parking Ordinance. The property
currently contains 37 visitor vehicular parking spaces and an outdoor display and sales lot that
can accommodate 247 motor vehicles. Additionally the rear of the property is improved with a
vehicle stocking area containing 156 spaces and a service area parking lot containing 66 spaces
for a total of 506 parking spaces on the property. No changes in the area and configuration of the
paved areas are proposed on the property at this time.
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 was annexed as part of the Fuller Gilbert Lamp Construction
Annexation to Elgin in 1962 and zoned "M 1" Limited Manufacturing District. The property was
Page 3 of 8
5
Findings of Fact Planning and Zoning Commission
Petition: 33-13 October 7, 2013
rezoned to Cl Commercial Industrial District as part of the comprehensive amendment to the
zoning ordinance in 1992.
The motor vehicle dealership on the property was constructed in 1970 when this section of East
Chicago Street was developed with motor vehicle dealerships. The existing freestanding graphics
were installed in 1981 with the electronic message center added in 1989. The property was
included within the Route 19/East Chicago Street Area of Special Character in 2009.
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 properties to the north and west are zoned Cl Commercial Industrial District and
are developed with motor vehicle dealerships and allied commercial services.
The properties to the east and south are zoned PMFR Planned Multiple Family Residence
District and PRC Planned Residence Conservation District and are developed with the
townhouses and single family residences of Oakwood Hills Subdivision.
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 located within the portion of East Chicago Street commonly
referred to as "Auto Row," and is one of many motor vehicle dealerships that are located within
that area. The area is additionally developed with a number of highway commercial and light
industrial uses.
G. Planned Development 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 applicant is requesting rezoning of the entire property through approval of a planned
development within a PAB Planned Area Business District. The purpose and intent of the
provision of planned developments is to accommodate unique development situations. For
planned development districts, the 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; and
3. The preservation of significant natural features including topography, watercourses,
wetlands, and vegetation.
Page 4 of 8
Findings of Fact Planning and Zoning Commission
Petition: 33-13 October 7, 2013
Findings. The subject property is suitable for the intended zoning district with respect to
conformance to the provision for the purpose and intent, the location and size of an AB Area
Business District.
The proposed map amendment is in substantial conformance with the purpose and intent of the
planned development provisions of the ordinance. The planned development to a PAB Planned
Area Business District will allow the property to continue to operate as a motor vehicle
dealership.
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 property is designated as "Highway Commercial" in the adopted 2005
Comprehensive Plan and Design Guidelines. Areas designated Highway Commercial typically
serve surrounding neighborhood areas, but also larger trade areas connected by the arterial street
system. They may include all of the commercial uses found in the mixed-use centers. In addition,
they typically include highway-serving uses such as fast food restaurants, auto-oriented uses
such as tire stores, service stations, auto parts stores, and other stand-alone retail uses. These
commercial areas are generally auto dominated with few pedestrian amenities.
I. Natural Preservation Standard. The suitability of the subject property for the intended
t�
planned development with respect to the preservation of all significant natural features including
topography, watercourses, wetlands, and vegetation.
Findings. There are no natural features on the property 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 located,
designed, and operated so as to exercise no undue detrimental influence on each other or on
surrounding property.
Findings. 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. The location, design and operation of the motor vehicle dealership
will continue as currently exists on the property.
PLANNED DEVELOPMENT DEPARTURES AND EXCEPTIONS
1�
The applicant is requesting the following departures from the requirements of the AB Area Business
District:
A., Architectural Review and Design
• 19.14.700: Additional Architectural and Exterior Building Material Requirements for
Commercial, Industrial or Institutional Development. The City's Architectural Review and
Page 5 of 8
Findings of Fact Planning and Zoning Commission
Petition: 33-13 October 7, 2013
Design ordinance limits the use of materials on commercial buildings to masonry materials
consisting of brick, natural stone or split face concrete masonry units on all exterior elevations.
The ordinance further limits artificial building materials including architectural metal to design
features that are not be used in high traffic, or high abuse areas, so as to protect such materials
from wear and tear and vandalism.
The applicant is requesting the use of architectural metal on the entire front (primary) fa9adgof
the building and as such requires a departure from the requirements of the zoning ordinance. is
B. Street Graphics
The property is located within the Route 19/East Chicago Street Area of Special Character which
provides for additional flexibility in the regulation of street graphics. These regulations vary
from the regulations otherwise contained with the city's street graphics ordinance.
Ordinance G22-09 — Regulations for Street Graphics for the Route 19/East Chicago Street
Area of Special Character.
1. Wall Graphics:
The ordinance allows for one primary wall graphic and not more than one secondary wall
graphic for each major product line (automobile make) for each principal building. The
applicant is requesting approval for two wall graphics on the front elevation of the
building which comprise of one "Ford" company logo and one graphic with the name of
the dealership.
The applicant is additionally requesting approval of two service entrance graphics on the
front elevation. The total number of wall graphics proposed on the front elevation is five
requiring a departure from the requirements of the graphics ordinance. The applicant is
requesting approval of one more service entrance graphic on the side (west) elevation,
which is permitted by the graphics ordinance.
It should also be noted that the area of each individual wall graphic meets the
requirements of the graphics ordinance for surface area (maximum allowed is 200 square
feet per graphic) and therefore does not require a departure from this provision of:the
ordinance.
2. Monument Graphics
The applicant is not proposing to add any new monument graphics on the property. The
existing monument graphics that were constructed in 1981, one of which was recently
refaced, and the other which was converted to an electronic message center in 1989, will
continue to remain. The pole mounted directional graphic at the main vehicular entrance
will also remain as currently constructed. These graphics are considered lawful non-
conforming graphics and were constructed when their design and operation was allowed
by the graphics ordinance at that time. A departure from the requirements of the current
zoning ordinance will provide for the graphics to remain in their current design and
configuration.
Page 6 of 8 ;
i
Findings of Fact Planning and Zoning Commission
Petition: 33-13 October 7, 2013
It should however be noted that Ordinance G22-09 providing for regulations within the
area of special character provides for monument signs to be constructed on piers-or
columns in the event the corporate specifications of a vehicle manufacturer for the motor
vehicle dealer in question specifically prohibits monument graphics. Additionally, one
primary and one secondary graphic for each vehicle product line is permitted. The
maximum allowed surface area of a primary monument graphic is 240 square feet and the
maximum height is 30 feet. The maximum allowed surface area of a secondary graphic is
120 square feet and the maximum height is 20 feet.
UNRESOLVED ISSUES
Staff is not aware of any unresolved issues.
ALTERNATIVES
There are no substantive alternatives to the proposal other than an approval with no conditions, approval
with additional conditions, or denial.
RECOMMENDATION
By a vote of five (5) yes, zero (0) no, the Planning & Zoning Commission recommends the approval,of
Petition 33-13, subject to the following conditions:
1. Substantial conformance to the Application and supporting documents submitted by Silva
Architects Ltd., including the following exhibits:
a. Consent and Disclosure statement submitted by Ronald Hopkins, President, Ron Hopkins
Ford; dated September 9, 2013.
b. Statement of Purpose and Conformance prepared by Silva Architects Ltd. dated
September 3, 2013
C. Plat of Survey prepared by Alan J. Coulson, P.C., dated August 22, 2013.
d. Development exhibits entitled "Hopkins Ford Dealership — Corporate Improvement
Plans, 1045 E. Chicago Street, Elgin, IL," prepared by Silva Architects Ltd., dated
September 3, 2013 and comprising of the following drawings:
i. Proposed Site Plan and Floor Plan—Sheet Z 1.1
ii. Proposed Landscape Plan—Sheet Z1.2
iii. Proposed Building Elevations— Sheet Z2.1
iv. Proposed Building Signage—Sheet Z2.2
2. Replacement of any existing monument graphic on the property will require full compliance with
the requirements of Ordinance G22-09 entitled An Ordinance Establishing Special Regulations
for Street Graphics for the Route 19/East Chicago Street Area of Special Character.
3. Compliance with all other applicable codes and ordinances.
Therefore, the motion to recommend approval of Petition 33-13 was adopted.
Page 7 of 8
Findings of Fact Planning and Zoning Commission
Petition: 33-13 October 7, 2013
Respectfully Submitted,
Sarosh Saher, AICP
Senior Planner
Page 8 of 8
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MAROON DRIVE
OPlanned Single Family Residence 1
OPlanned Two Family Residence
EXHIBIT B Zoning Map
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City of Elgin
Department of Community Development 0 mrm 300 450 600
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Subject Property
1045 E Chicago St
61840,0,50000 Petition 33-13
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EXHBIIT C Parcel Map N
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City of Elgin 0 40 80 160 240 320
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SITE LOCATION
1045 East Chicago Street
Petition
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Site Pictures - 1
SITE LOCATION EXHIBIT
1045 East Chicago Street
Petition 33-13
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Street Views of Property
Site Pictures - 2