G16-15 Ordinance No. G16-15
AN ORDINANCE
RECLASSIFYING TERRITORY IN THE
CI COMMERCIAL INDUSTRIAL DISTRICT TO
PAB PLANNED AREA BUSINESS DISTRICT
(1200 East Chicago Street)
WHEREAS, written application has been made to reclassify certain property located at
1200 East Chicago Street from CI Commercial Industrial District to PAB Planned Area Business
District; and
WHEREAS, after due notice in the manner provided by law the Planning and 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 Community Development Department and the Planning and 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 May 4, 2015, made by the Community Development Department and Planning and 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:
That part of Sections 17, 18 and 20, Township 41 north, Range 9, east of the Third
Principal Meridian, described as follows:
Commencing at the northeast corner of Section 19, Township 41 north, Range 9, east of
the Third Principal Meridian, thence south on the east line thereof 8.95 chains, thence
south 63 degrees west 24 chains to the corner of what was known as Burritt Land; thence
north 3 1/2 degrees east 19.26 chains to the north line of Section 19; thence in the same
direction 7.68 chains on Section 18 aforesaid to the highway leading to Elgin; thence
following the center of said highway south 73 3/4 degrees east 8.81 chains for the Point of
Beginning; thence north 16 1/2 degrees east 4.46 chains; thence south 73 3/4 degrees east
10.60 chains to the east line of said Section 18; thence in the same direction on Section
17 aforesaid 5.10 chains to L. Herricks west line; thence south 3 1/2 degrees west 4.57
chains to the center of highway aforesaid; thence along said highway northwesterly
16.486 chains to the Point of Beginning, in Cook County, Illinois (commonly known as
1200 East Chicago Street).
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 1200 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 Peter C. Bazos, dated received March 20, 2015, including
the following exhibits:
a. Statement of Purpose and Conformance prepared by Attorney
Peter C. Bazos.
b. Plat of Survey prepared by Manhard Consulting Ltd, dated June
23, 2003.
c. Site Development Exhibits entitled "New Elgin Hyundai, 1200 E.
Chicago Street, Elgin, IL," and comprising of the following
drawings:
i. Site Plan for New Elgin Hyundai, prepared by Bill G.
Kokalias, Axios Architects and Consultants, last revised date
March 24, 2015.
ii. Architectural, Structural and Electrical Drawings, prepared
by Bill G. Kokalias, Axios Architects and Consultants, dated
February 5, 2015.
iii. Proposed Sign Package, prepared by AGI Architectural
Graphics Inc., dated March 27, 2015.
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 19.45, Off Street Parking, of
the Elgin Municipal Code, as may be amended except as specified within this
ordinance.
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 19.50, 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 3.G. of this ordinance.
2. 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.
L. 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.
M. 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 19.75, 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.
s/David J. Kaptain
David J. Kaptain, Mayor
Presented: May 27, 2015
Passed: May 27, 2015
Vote: Yeas: 9 Nays: 0
Recorded: May 27, 2015
Published: May 8, 2015
Attest:
s/Kimberly Dewis
Kimberly Dewis, City Clerk
May 4, 2015
RECOMMENDATION & FINDINGS OF FACT
OF THE COMMUNITY DEVELOPMENT DEPARTMENT AND
THE PLANNING & ZONING COMMISSION
CITY OF ELGIN, ILLINOIS
SUBJECT
Recommendation and findings of fact for Petition 07-15, an application by RLE Property
Corporation for a map amendment from CI Commercial Industrial District to PAB Planned Area
Business District. Specifically, the applicant intends to redesign and renovate the existing motor
vehicle dealership building, property is located at 1200 East Chicago Street.
GENERAL INFORMATION
Petition Number: 07-15
Requested Action: Map Amendment as a Planned Development
Current Zoning: CI Commercial Industrial District
Existing Use: Toyota/Scion Motor Vehicle Dealership
Property Location: 1200 East Chicago Street
Applicant/Owner: RLE Property Corporation
Staff Coordinator: Denise Momodu, Associate Planner
LIST OF EXHIBITS ATTACHED
A. Aerial/Location Map
B. Zoning Map
C. Parcel Map
D. Site Photos
E. Development Application and Statement of Purpose & Conformance w/Attachments
G. Public Hearing Transcripts from May 4, 2015; and
H. Draft Ordinance
BACKGROUND
Exhibit A
Findings of Fact
Petition 07-15
May 4, 2015
An application has been filed by RLE Property Corporation requesting planned development
approval for the property located at 1200 East Chicago Street.
The applicant d.b.a. Elgin Hyundai, currently operates from 881 East Chicago Street, but is
relocating to 1200 East Chicago Street and proposes to renovate the existing "Toyota/Scion"
motor vehicle dealership building. The design and material of the façades of the building are
based on current branding and design standards of the Hyundai parent company for its
dealerships.
As part of the redesign and redevelopment of the building, the applicant is proposing to remove
the existing flashing and parapet wall and roofing and install new aluminum composite panels on
all three sides of the showroom building and columns. The existing masonry façade, the
showroom storefront as well as the side and rear elevations of the building will remain largely
unchanged, with the exception of façade branding elements and interior modifications, and
repainting in colors matching the front elevation. New wall graphics are proposed as part of the
branding standards of the motor vehicle manufacturer.
The city's architectural review and design ordinance limits the use of metal as a primary material
on the exterior of commercial buildings to 25% of the façade. The proposed aluminum metal
composite panels along the north façade exceed 25% of the exterior elevations. The applicant is
therefore requesting planned development approval to be able to renovate the exterior of the
building as requested. The property is proposed to be rezoned within a PAB Planned Area
Business District because the existing zoning of property — CI Commercial Industrial District —
does not provide for planned development approval, rather it 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.
The applicant is not proposing to construct any new buildings or additional facilities on the
premises. Planting materials such as shrubs, perennials and ornamental grasses are being
proposed
FINDINGS
After due notice as required by law, the Planning & Zoning Commission conducted a public
hearing in consideration of Petition 07-15 on May 4, 2015. Testimony was presented at the
public hearing in support of the application. The Community Development Department
submitted a Planned Development Review to the Planning & Zoning Commission dated May 4,
2015.
The Community Development Department and the Planning & Zoning Commission have made
the following general findings regarding the standards for planned developments as outlined
within § 19.60.040:
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Findings of Fact
Petition 07-15
May 4, 2015
A. Site Characteristics Standard. The suitability of the subject property for the intended
planned development, with respect to its size, shape and any existing improvements.
Findings: The map amendment as a planned development meets the site characteristic
standard as no site characteristic would impede the renovation of the existing
"Toyota/Scion" motor vehicle dealership building. The subject property is an irregularly
shaped parcel containing approximately 7.2 acres of land and is improved with a motor
vehicle dealership showroom and service building along with associated outdoor display
area, parking lots and a detention area.
The building on the property currently occupies 25,696 square feet, all masonry
construction, and was designed and built as an auto dealership in 1987.
B. Sewer and Water Standard. The suitability of the subject property for the intended
planned development with respect to the availability of adequate water, sanitary
treatment, and stormwater control facilities.
Findings: The map amendment as a planned development meets the sewer and water
standard as the subject property is served with municipal water, sanitary sewer and storm
water systems. Stormwater management is provided in conformance with the standards
and regulations of the City of Elgin and Kane County Stormwater Management
Ordinances.
C. Traffic and Parking Standard. The suitability of the subject property for the intended
planned development with respect to the provision of safe and efficient on site and off site
vehicular circulation designed to minimize traffic congestion.
Findings: The map amendment as a planned development meets the traffic and parking
standard. The subject property has two points of vehicular access from East Chicago
Street. Chicago Street is a regional arterial street connecting the downtown and the
easterly portion of Elgin to communities to the east.
Parking is provided in conformance with the Off-Street Parking Ordinance. The entire
surface parking lot will be seal coated and restriped to provide 12 visitor vehicular
parking spaces, 85 service parking spaces and an outdoor display and sales lot that can
accommodate 306 motor vehicles for a total of 403 parking spaces on the property.
D. Zoning History Standard. The suitability of the subject property for the proposed
planned development with respect to the length of time the property has remained
undeveloped or unused in its current zoning district.
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Findings of Fact
Petition 07-15
May 4, 2015
Findings: The map amendment as a planned development meets the zoning history
standard with respect to the length of time the property has remained undeveloped or
unused in its current zoning district. The subject property has been part of the Elgin since
1966 and was zoned "B" Residential District. It was rezoned to "D" Commercial District
in 1950. In 1992,the property was rezoned to CI Commercial Industrial District as part of
the comprehensive amendment to the zoning ordinance.
The motor vehicle dealership on the property was constructed in 1987 when this section
of East Chicago Street was developed with motor vehicle dealerships. 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 proposed planned development with respect to consistency and compatibility with
surrounding land use and zoning.
Findings: The map amendment as a planned development meets the surrounding land
use and zoning standard.
The subject property is located within a mixed use neighborhood. The subject property is
located within a CI Commercial Industrial District.
The properties to the north, northwest, and west are zoned PRC Planned Residence
Conservation District and are developed with townhouses. The open space to the north is
zoned CF Community Facility District in which the Popular Creek stream passes through.
The properties to the south are zoned CF Community Facility District and TFR Two-
Family Residence District and are developed with Elgin High School parking lot and
sports fields and duplexes, respectively.
The property to the east is zoned CI Commercial Industrial District and is developed with
a self-storage facility.
F. Trend of Development Standard. The suitability of the subject property for the
proposed planned development with respect to its consistency with an existing pattern of
development or an identifiable trend of development in the area.
Findings: The map amendment as a planned development meets the trend of
development standard. The subject property is located toward the eastern end of Elgin
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.
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Findings of Fact
Petition 07-15
May 4, 2015
G. Planned Development Districts Standard. The suitability of the subject property for the
proposed planned development 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 of the PAB
Planned Area Business District is to provide commodities and services to several
neighborhoods and in some instances to a regional supporting population, subject to the
provisions of Chapter 19.60, Planned Developments. A PAB zoning district is most similar
to,but departs from the standard requirements of the AB zoning district.
In general, the purpose and intent of the provision for 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.
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, the location and size of an AB
Area Business District.
The proposed map amendment as a planned development 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 proposed
planned development 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 "Highway Commercial" within the cities approved
2005 Comprehensive Plan and Design Guidelines. Areas designated Highway
Commercial typically serves surrounding neighborhood areas, but also larger trade areas
connected by the arterial street system. They may include all of the commercial uses
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Findings of Fact
Petition 07-15
May 4, 2015
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, and
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 proposed
planned development with respect to the preservation of all significant natural features
including topography, watercourses, wetlands, and vegetation.
Findings: The map amendment as a planned development meets the natural preservation
standard. There are no natural features on the property worthy of preservation. Popular
Creek traverses the westerly potion of the subject property.
J. Internal Land Use Standard. The suitability of the subject property for the proposed
planned development with respect to the land uses permitted within the development
being located, designed, and operated so as to exercise no undue detrimental influence
on each other or on surrounding property.
Findings: The map amendment as a planned development meets 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. The location, design and
operation of the motor vehicle dealership will continue as previously existed on the
property.
PLANNED DEVELOPMENT DEPARTURES AND EXCEPTIONS
A planned development may be granted certain departures from the normal standards,
regulations, requirements, and procedures of the zoning ordinance. The applicant is requesting
several departures from the zoning ordinance.
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 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.
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Findings of Fact
Petition 07-15
May 4, 2015
The applicant is requesting the use of architectural metal on 45% of the west façade of
the building and as such requires a departure from the requirements of the zoning
ordinance.
The use of architectural metal on the south (primary) and the east façades of the building
is approximately 23% and as such a departure is not required for these elevations.
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 (south) elevation of the building which comprise of (i) "Hyundai"
company logo and channel letters (measuring 162 square feet), and (ii) "Elgin"
white channel letters (measuring 17.8 square feet). Additionally, the applicant is
requesting approval for one wall graphic on the east elevation of the building
which comprises of "Certified Pre-Owned" white channel letters (measuring
50.31 square feet). The total number of primary wall graphics proposed on the
building is three total, thus a departure from this provision of the ordinance will
need to be granted.
All three of the proposed individual wall graphic meets the requirements of the
graphics ordinance for surface area (maximum 200 square feet). No departure
from the maximum allowable surface area of wall graphics is being requested.
Additionally, the applicant is requesting approval of one service entrance graphic
with company logo on the south elevation (measuring 27 square feet). The
ordinance permits a service bay identification signs not to exceed 10 square feet
in surface area; thus a departure from this provision of the ordinance will need to
be granted.
2. Monument Graphics
The ordinance allows for one primary monument graphic not to exceed 30 feet in
height with a maximum allowed surface area of 240 square feet. A secondary
monument graphic shall be allowed for business with multiple major product
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Findings of Fact
Petition 07-15
May 4, 2015
lines. The applicant is proposing two primary monument graphics: (i) at 25 feet in
height, measuring 249 square feet in surface area, and (ii) at 20 feet tall,
measuring 104 square feet in surface area, respectively; for a combined total
surface area of 353 square feet. As such a departure from this provision of the
ordinance will need to be granted for both monument graphics.
RECOMMENDATION DETAIL
The Community Development Department recommends the approval of Petition 07-15, subject
to the conditions. The Planning and Zoning Commission concurred with the Community
Development Department and recommended the approval of Petition 07-15. On a motion to
recommend approval, subject to the conditions outlined by the Community Development
Department, the vote was five (5) yes, and zero (0)no.
1. Substantial conformance to the Application and supporting documents submitted by Peter
C. Bazos, dated received March 20, 2015, including the following exhibits:
a. Statement of Purpose and Conformance prepared by Attorney Peter C. Bazos.
b. Plat of Survey prepared by Manhard Consulting Ltd, dated June 23, 2003.
c. Site Development Exhibits entitled "New Elgin Hyundai, 1200 E. Chicago Street,
Elgin, IL," and comprising of the following drawings:
i. Site Plan for New Elgin Hyundai, prepared by Bill G. Kokalias, Axios
Architects and Consultants, last revised date March 24, 2015.
ii. Architectural, Structural and Electrical Drawings, prepared by Bill G.
Kokalias, Axios Architects and Consultants, dated February 5, 2015.
iii. Proposed Sign Package, prepared by AGI Architectural Graphics Inc.,
dated March 27, 2015.
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.
Therefore, the motion to recommend approval of Petition 07-15 was adopted.
s/Robert Siljestrom
Robert Siljestrom, Chairman
Planning& Zoning Commission
s/Dave Waden
Dave Waden, Secretary
Planning& Zoning Commission
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