G22-17 Ordinance No. G22-17
AN ORDINANCE
RECLASSIFYING TERRITORY IN THE
C1 COMMERCIAL INDUSTRIAL DISTRICT TO
PAB PLANNED AREA BUSINESS DISTRICT
(1325 East Chicago Street)
WHEREAS, written application has been made to reclassify certain property located at
1325 East Chicago Street from Cl Commercial Industrial District to PAB Planned Area Business
District; and
WHEREAS,the zoning lot with the building containing the premises at 1325 East Chicago
Street is legally described herein (the "Subject Property"); and
WHEREAS, the Planning and Zoning Commission conducted a public hearing concerning
said application on May 1, 2017 following due notice by publication; and
WHEREAS, the Community Development Department and the Planning and Zoning
Commission have submitted their Findings of Fact concerning said application; and
WHEREAS, the Community Development Department and the Planning and Zoning
Commission recommend approval of said application, subject to the conditions articulated below;
and
WHEREAS, the City Council of the City of Elgin, Illinois, has reviewed the findings and
recommendations of the Community Development Department and the Planning and Zoning
Commission; and
WHEREAS,the City of Elgin is a home rule unit and as a home rule unit may exercise any
power and perform any function pertaining to its government and affairs; and
WHEREAS, zoning, including, but not limited to, this ordinance granting a planned
development as a map amendment from Cl Commercial Industrial to PAB Planned Area Business
District pertains to the government and affairs of the city.
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 1, 2017, and the recommendations made by the Community Development
Department and the 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 19.07 Zoning Districts, Section 19.08.020 entitled "Official
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 THE NORTHWEST QUARTER OF SECTION 20, TOWNSHIP 41
NORTH, RANGE 9 EAST OF THE THIRD PRINCIPAL MERIDIAN, DESCRIBED AS
FOLLOWS: COMMENCING AT THE INTERSECTION OF THE CENTER LINE OF
LOVELL ROAD WITH THE SOUTH LINE OF STATE ROUTE NO.19; THENCE
SOUTH 07 DEGREES, 20 MINUTES 00 SECONDS WEST, ALONG SAID CENTER
LINE, A DISTANCE OF 1023.36 FEET; THENCE NORTH 82 DEGREES, 40
MINUTES, 00 SECONDS WEST, A DISTANCE OF 151.97 FEET; THENCE
NORTHWESTERLY AND NORTHERLY ALONG A CURVE TO THE RIGHT
HAVING A RADIUS OF 348.0 FEET AND BEING TANGENT TO THE LAST
DESCRIBED COURSE, A DISTANCE OF 531.48 FEET FOR THE POINT OF
BEGINNING; THENCE CONTINUING NORTHERLY ALONG THE LAST
DESCRIBED CURVE, A DISTANCE OF 40.09 FEET; THENCE NORTHERLY
ALONG A CURVE TO THE LEFT HAVING A RADIUS OF 2003.0 FEET AND BEING
TANGENT TO THE LAST DESCRIBED CURVE, A DISTANCE OF 525.0 FEET TO
THE SOUTHERLY RIGHT-OF-WAY OF STATE ROUTE 19; THENCE WESTERLY
ALONG SAID SOUTHERLY RIGHT-OF-WAY LINE, BEING ALONG A CURVE TO
THE RIGHT HAVING A RADIUS OF 1793.60 FEET, A DISTANCE OF 322.64 FEET
TO A CUSP AND THE NORTHEAST CORNER OF A PARCEL TAKEN FOR RIGHT-
OF-WAY PURPOSES; THENCE SOUTH 72 DEGREES, 04 MINUTES, 50 SECONDS
EAST, 78.75' FEET TO THE SOUTHEAST CORNER OF SAID PARCEL; THENCE
NORTHWESTERLY ALONG A CURVE TO THE RIGHT HAVING A RADIUS OF
1803.60, A DISTANCE OF 214.61 TO THE SOUTHWEST CORNER OF SAID
PARCEL; THENCE SOUTH 09 DEGREES, 25 MINUTES, 29 SECONDS WEST, A
DISTANCE OF 483.76; THENCE SOUTH 76 DEGREES, 23 MINUTES, 07 SECONDS
EAST, 489.34 FEET TO THE POINT OF BEGINNING, IN THE CITY OF ELGIN,
COUNTY OF COOK, STATE OF ILLINOIS.
(commonly known as 1325 East Chicago Street).
Section 3. That the City Council of the City of Elgin hereby grants the rezoning from Cl
Commercial Industrial District to PAB Planned Area Business District at 1325 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 "Planned Developments"of the Elgin Municipal Code, as amended.
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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 Planned Area Business 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 amended.
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", of the Elgin Municipal Code, as amended.
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 Planned Area Business District
exclusive of rights of way, but including adjoining land or land directly opposite a
right of way shall not be less than two (2) acres. No departure from the required
minimum size of a planned business 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:
"Motor vehicle dealers (5994), and accessory uses customarily accessory to such
motor vehicle dealers, 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; and 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, Section 19.35.435 "Site
Design" for AB Area Business District, of the Elgin Municipal Code, as amended,
except as provided within this section, and shall be in substantial conformance with
the following documents:
1. Substantial conformance to the Development Application and supporting
documents submitted by Biggers Mitsubishi, as applicant, and Leslie Schwartz,
as property owner, including the following materials:
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a. Statement of Purpose and Conformance-Biggers Mitsubishi-1325 E.
Chicago St. letter, dated April 13, 2017, from A. William Styczynski,
Architect;
b. Letter from Joseph M. Miceli,President of Biggers Mitsubishi,dated March
14, 2017;
c. Landlord Letter of Consent, dated March 13, 2017, from Leslie Schwartz;
d. Plat of Survey, prepared by Hattendorf Land Surveying, P.C., dated March
14, 2017;
e. Site Plan, prepared by Studio2l Architects, dated March 16, 2017;
f. Entry Plan, prepared by Studio2l Architects, dated March 16, 2017;
g. Undated Front Elevation Plan, received March 24, 2017;
h. Undated West and East Elevation plan, received March 24, 2017; and
i. Building Elevations plan, prepared by Studio2l Architects, dated April 13,
2017.
In the event of any conflict between such documents and the terms of this ordinance
or other applicable city ordinances, the terms of this ordinance or other applicable
city ordinances shall supersede and control.
2. Compliance with all 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 amended.
1. 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", of the
Elgin Municipal Code, as amended.
J. Signs. In this PAB Planned Area Business District, signs shall be subject to the
provisions of 19.50 "Street Graphics", of the Elgin Municipal Code, as amended,
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 shall be in substantial conformance with the
following documents:
1. The maximum number of primary wall graphics on the east side of the building,
excluding the "service bay identification signs" shall be two (2).
2. The maximum size of primary wall graphics on the east side of the building,
excluding the "service bay identification signs" shall be 58.47 square feet.
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3. The maximum surface area of one "service bay identification sign" on the east
side of the building shall be 23.88 square feet, and it need not be located above
a bay door.
4. The wall graphics on the east side of the building shall be in substantial
conformance with the following plans:
a. Undated West and East Elevation plan, received March 24, 2017; and
b. Building Elevations plan, prepared by Studio2l Architects, dated April 13,
2017.
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" of the Elgin Municipal Code, as amended. 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, conditional uses
shall be subject to the provisions of Chapter 19.65 "Conditional Uses", of the Elgin
Municipal Code, as amended. 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,variations shall be subject
to the provisions of Chapter 19.500 "Authorized Land Use Variations", Chapter
19.12.800 "Authorized Site Design Variations", and Chapter 19.70 "Variations",
of the Elgin Municipal Code, as amended. 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 19.75 "Appeals", of the Elgin Municipal Code,
as amended.
Section 4. That this ordinance shall be in full force and effect immediately after its passage
in the manner provided by law.
David J. K ain, ayor
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Presented: June 28, 2017
Passed June 28, 2017
Omnibus Vote: Yeas: 9 Nays: 0
Recorded: June 28, 2017 '
Published: June 30, 2017 +"
--
Attest:
Kimberly Dewis, Cit erk
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May 1, 2017
RECOMMENDATION & FINDINGS OF FACT
OF THE COMMUNITY DEVELOPMENT DEPARTMENT AND
THE PLANNING & ZONING COMMISSION
CITY OF ELGIN, IL
OVERVIEW
Provided herein are the written findings and recommendation of the Community Development
Department and the Planning & Zoning Commission regarding Petition 07-17 an application by
Biggers Mitsubishi, as applicant, and Leslie Schwartz, as property owner, requesting approval of
a Planned Development as a Map Amendment from Cl Commercial Industrial District to PAB
Planned Area Business District to renovate the building and install new wall graphics at the
existing Biggers Mitsubishi motor vehicle dealership located at the property commonly referred
to as 1325 East Chicago Street.The property is zoned Cl Commercial Industrial and ARC Arterial
Road Corridor Overlay District.
GENERAL INFORMATION
Petition Number: 07-17
Requested Action: Planned Development as a Map Amendment
Current Zoning: CI Commercial Industrial District&
ARC Arterial Road Corridor Overlay District
Proposed Zoning: PAB Planned Area Business District&
ARC Arterial Road Corridor Overlay District
Existing Use: Motor Vehicle Dealership
Proposed Use: No Change(Motor Vehicle Dealership)
Property Location: 1325 East Chicago Street
Applicant: Biggers Mitsubishi
Owner Leslie Schwartz
Staff Coordinator: Damir Latinovic, AICP Senior Planner
Exhibit A
Recommendation & Findings of Fact
Petition 07-17
May 1, 2017
LIST OF EXHIBITS ATTACHED
A. Aerial Photo/Location Map
B. Zoning Map
C. Parcel Map
D. Site Location
E. Development Application and Attachments
F. Draft Ordinance
BACKGROUND
Biggers Mitsubishi, as applicant, and Leslie Schwartz, as property owner, are requesting approval
of a Planned Development as a Map Amendment from Cl Commercial Industrial District to PAB
Planned Area Business District to renovate the existing building and install new wall graphics at
the existing Biggers Mitsubishi motor vehicle dealership located at the property commonly
referred to as 1325 East Chicago Street.
As part of the proposal, the applicant is requesting approval of three departures from the zoning
ordinance and Ordinance No. G22-09 that established special regulations for street graphics for
Route 19/East Chicago Street:
1. From Section 19.14.700, "Additional Architectural and Exterior Building Material
Requirements for Commercial, Industrial or Institutional Development" of the zoning
ordinance. The proposed metal cladding on the north side of the building makes up
approximately 49% of the north fagade of the building where a maximum of 25% is
permitted.
2. From Section 3. A., "Wall Graphics-Numbers and Size" of Ordinance No. G22-09. The
applicant is proposing to install two wall graphics(one primary and one secondary graphic)
on the east side of the building facing a side street (Lehman Drive). Ordinance No. G22-
09 allows one wall graphic on the side of the building facing a side street; and
3. From Section 4. B., "Service Bay Identification Signs" of Ordinance No. G22-09. The
applicant is proposing to install one 23.88-square foot service bay identification sign that
is not located directly above a service bay door. Ordinance No. G22-09 allows a service
bay identification sign, with maximum of ten square feet, which must be located directly
above a service bay door.
The subject property is approximately 5.8 acres in size, and is located at the southwest corner of
East Chicago Street and Lehman Drive. The property is improved with an approximately 13,500-
square foot building and the accessory surface parking lot home to Biggers Mitsubishi motor
vehicle dealership.
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Recommendation & Findings of Fact
Petition 07-17
May 1, 2017
The applicant is proposing to upgrade the exterior of the building to meet the current standards
required by Mitsubishi Motors. The applicant will remove the existing EIFS (Exterior Insulation
and Finishing System) material on the north, west, and east sides of the showroom portion of the
building and replace it with ACM metal panel cladding. The proposed metal cladding on the north
side of the building will make up 49% of the north fagade, which exceeds the maximum 25% of a
building facade allowed.
As part of meeting the Mitsubishi Motors standards, the applicant will also install new wall
graphics on the north and east sides of the building. The two proposed wall graphics on the north
side of the building facing East Chicago Street are 144.88 square feet in area and meet the city
requirements. The applicant is seeking a departure from city requirements to install two primary
wall graphics on the east side of the building, along with one larger than allowed service bay
identification sign not directly above the service bay door. The existing monument graphic along
East Chicago Street will remain.
The Community Development Department offers the following additional information:
A. Property History. The subject property was annexed to the City of Elgin in 1973. Upon
annexation, the property was zoned B4 General Service District. The property was
developed in 1990 to accommodate a motor vehicle dealership. In 1992, the property was
rezoned to Cl Commercial Industrial District as part of the comprehensive amendment to
the zoning ordinance. In 2001,the property became part of the ARC Arterial Road Corridor
Overlay District.
B. Surrounding Land Use and Zoning. The properties to the north across East Chicago
Street(Biggers Mazda)and to the east across Lehman Drive(Biggers Chevrolet)are zoned
Cl Commercial Industrial, and are improved with motor vehicle dealership uses. The
property adjacent to the west and along Poplar Creek,that is currently vacant, is zoned CF
Community Facility District. The property to the south is zoned CF Community Facility
District and is improved with School District U-46 transportation facility.
C. Comprehensive Plan. The subject property is designated as Highway Commercial by the
City's 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.
D. Zoning District. The purpose and intent of the proposed 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
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Recommendation & Findings of Fact
Petition 07-17
May 1, 2017
of chapter 19.60, "Planned Developments" of the Elgin Municipal Code, as amended. A
PAB zoning district is most similar to, but departs from the standards requirements of the
AB Area Business District.
E. Trend of Development. The subject property is located along the East Chicago Street
arterial roadway. East Chicago Street has historically been developed with auto-oriented
commercial uses that not only cater to the surrounding neighborhoods, but also to a
communitywide and regional population. Most properties are of substantial size and are
suitable for uses that require large parking lots and vehicle use areas, such as motor vehicle
repair shops and motor vehicle dealerships.
The proposed renovation of the existing building at 1325 East Chicago Street represents an
investment in the property that will maintain the use of the property for motor vehicle
dealership.
FINDINGS
After due notice as required by law, the Planning & Zoning Commission conducted a public
hearing in consideration of Petition 07-17 on May 1, 2017. Testimony was presented at the public
hearing in support of the application. The Community Development Department submitted a Map
Amendment Review and Written Findings & Recommendation to the Planning & Zoning
Commission dated May 1, 2017.
The Community Development Department and the Planning & Zoning Commission have made
the following findings regarding this application against the standards for map amendments
outlined within § 19.55.030, and the standards for planned developments outlined within §
19.60.040:
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, watercourses and vegetation and existing improvements.
Findings. The subject property is suitable for the intended zoning district with respect to
its size, shape, significant features including topography, watercourses, vegetation, and
existing improvements. The 5.8-acre property was developed in 1990 as a motor vehicle
dealership. The property is improved with an approximately 13,500-square foot building
and accessory parking lots. Poplar Creek with the associated 100-year flood plain and
wetlands along the creek is located in the southwest portion of the site. The applicant is
proposing to renovate the existing building without any changes to the site.
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Recommendation & Findings of Fact
Petition 07-17
May 1, 2017
B. Sewer and Water Standard. The suitability of the subjectproperty for the intended zoning
district with respect to the availability of adequate Municipal water, wastewater treatment
and stormwater control facilities.
Findings. The subject property is suitable for the intended zoning district with respect to
the availability of adequate water, sanitary treatment, and storm water control facilities.
The existing buildings are served with municipal sanitary and water services.The applicant
is not proposing to make any changes to the existing water and sewer facilities.The existing
facilities can adequately serve the motor vehicle dealership on the property.
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.
1. Nonresidential land uses should be located central and accessible to the area or
population served without requiring traffic movements through or into a residential
neighborhood. Nonresidential land uses should not be located within residential
neighborhoods, but on their periphery as defined by the "arterial street"[SRI system.
2. The number of locations for vehicular access to or from a public right of way should be
limited to those which are necessary for the reasonable use of the property and
consistent with current traffic engineering standards. Property with two (2) street
frontages should not be permitted access to or from the street with the higher degree of
continuity within the overall street system or with the higher traffic volume. With the
exception of residential driveways, locations for vehicular access to or from a public
right of way should be aligned directly opposite existing or approved locations across
the street.
The subject property is suitable 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.The access to the property is provided via Lehman Drive,which dead-ends into
the property's parking lot. There is no direct access driveway to East Chicago Street. The
applicant is not proposing to make any changes to the existing access and traffic circulation
on the property as the existing configuration adequately serves the existing use.
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. This standard is not applicable. The property has been improved since 1990
when it was developed for a motor vehicle dealership. The creation of the proposed PAB
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Recommendation & Findings of Fact
Petition 07-17
May 1, 2017
Planned Area Business District will allow the applicant to modernize the existing building
and preserve the existing motor vehicle dealership on the property.
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 property is suitable for the intended zoning district with respect to
consistency and compatibility with surrounding land uses and zoning. The property is
located along East Chicago Street arterial corridor. PAB Planned Area Business Districts
have typically been created along East Chicago Street to accommodate unique
developments along the corridor.The property to the northeast is also zoned PAB Planned
Area Business District and is improved with High Point shopping center. One other motor
vehicle dealership in the area, Elgin Hyundai at 1200 East Chicago Street, has also been
developed as a PAB Planned Area Business District to accommodate the exterior metal
cladding in excess of the 25% maximum allowed for a building fagade.
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 suited for the intended zoning district with respect to
consistency with an existing pattern of development or an identifiable trend of development
in the area. As mentioned above, the property is located along East Chicago Street, a busy
arterial corridor. The properties along East Chicago Street have traditionally been
developed with auto-oriented uses that serve a communitywide and regional population.
The existing motor vehicle dealership is consistent with that trend. The proposed PAB
District for the property will allow the applicant to modernize the existing building and
keep the Mitsubishi Motors dealership on the property.
G. Zoning Districts/Planned Development Districts Standard: The suitability of the
subject property for the intended planned zoning district with respect to conformance to
the provisions for the purpose and intent, and the location and size of a planned zoning
district.
Findings. The property is suitable for the intended planned zoning district with respect to
conformance to the provisions for the purpose and intent and the location and size of the
zoning district. The purpose of the PAB District is to provide commodities and services to
several neighborhoods, and in some instances to a communitywide or regional supporting
population. The existing motor vehicle dealership on the property serves the entire
community and a larger regional population. The 5.8-acre property is suitable for the
existing motor vehicle dealership. By establishing the PAB District, the property will
continue to be occupied by the same use.
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Recommendation & Findings of Fact
Petition 07-17
May 1, 2017
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
conformance to the goals,objectives,and policies of the Official Comprehensive Plan. The
subject property is designated as Highway Commercial by the City's 2005 Comprehensive
Plan and Design Guidelines. The size and location of the property meets the needs of the
existing motor vehicle dealership on the property. The establishment of the PAB district
will maintain a desirable use on the property that provides a service to the entire
community, which is consistent with the goals and objectives set by the Comprehensive
Plan for the East Chicago Street corridor.
ADDITIONAL STANDARDS FOR PLANNED DEVELOPMENTS
I. 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 district
with respect to the preservation of all significant natural features including topography,
watercourses, wetlands, and vegetation. The property is improved with an existing 13,500-
square foot building and accessory parking lots. Poplar Creek with the associated 100-year
flood plain and wetlands is located in the southwest corner of the property. The applicant
is not proposing to make any changes to the site. The establishment of the PAB Planned
Area Business District for the renovation of the building will maintain the existing
configuration of the site, which was developed to preserve the existing creek, floodplain
and wetlands on the property.
J. Internal Land Use. 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. The subject property is suitable for the intended planned development district
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 properties. No evidence has been submitted or found that the existing use on
the property exercises any undue detrimental influence on surrounding properties. The
properties to the north and east are improved with similar motor vehicle dealerships,while
the property to the south is home to School District U-46 transportation facility. The
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Recommendation & Findings of Fact
Petition 07-17
May 1, 2017
property to the west is vacant and will most likely not be developed due to the presence of
Poplar Creek and the associated 100-year flood plain over a significant portion of the
property.
PLANNED DEVELOPMENT DEPARTURES AND EXCEPTIONS
The applicant is requesting the following departures from the requirements of the zoning ordinance
and Ordinance No. G22-09 that established special regulations for street graphics for the Route
19/East Chicago Street:
1. Section 19.14.700, "Additional Architectural and Exterior Building Material
Requirements for Commercial, Industrial or Institutional Development". The
applicant is proposing to install metal cladding on the north, east and west facades of the
building. The proposed metal cladding on the north side of the building makes up
approximately 49%of the north fagade, where no more than 25% is permitted.
2. Section 3.A., "Wall Graphics-Numbers and Size" of Ordinance No. G22-09. The
applicant is proposing to install two primary wall graphics on the east side of the building
facing Lehman Drive. The ordinance allows one wall graphic on the side of the building
facing a side street; and
3. Section 4. B. "Service Bay Identification Signs" of Ordinance No. G22-09. The
applicant is proposing to install one 23.88-square foot service bay identification sign that
is not located directly above a service bay door. The ordinance allows for a service bay
identification sign,with maximum of ten square feet,which must be located directly above
a service bay door.
Staff finds the proposed architectural metal cladding as an exterior material is appropriate for the
existing building on this property. The design of most motor vehicle dealerships includes
contemporary building elements. In 2015,the City approved a similar PAB Planned Area Business
District to accommodate contemporary metal cladding on the Elgin Hyundai dealership building
in excess of 25% of a building fagade. The proposed metal cladding for the Mitsubishi motor
vehicle dealership is similar to other new motor vehicle dealerships, and is consistent with the
trend of development along East Chicago Street.
Staff believes the proposed departures from Ordinance No G22-09 for wall graphics on the east
side of the building will not have a detrimental effect on the surrounding properties or the character
of the commercial corridor. The adjacent property to the east is also a motor vehicle dealership.
The two main wall graphics proposed on the east side of the building, as opposed to the one such
graphic allowed by code, will serve to identify the dealership brand("Mitsubishi" wall graphic),
and to identify that used cars are also offered for sale ("Used Cars"wall graphic). In addition,the
larger than permitted "Service"wall graphic that is not located directly over the service bay door
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Recommendation & Findings of Fact
Petition 07-17
May 1, 2017
also serves to notify the drivers on East Chicago Street that motor vehicle service is offered at the
facility. The proposed wall graphics on the east side of the building are compatible with the
surrounding uses and the area.
RECOMMENDATION
The Community Development Department and the Planning & Zoning Commission recommend
approval of Petition 07-17, subject to the following conditions:
1. Substantial conformance to the Development Application and supporting documents
submitted by Biggers Mitsubishi, as applicant, and Leslie Schwartz, as property owner,
including the following materials:
a. Statement of Purpose and Conformance-Biggers Mitsubishi-1325 E. Chicago St.
letter, dated April 13, 2017, from A. William Styczynski, Architect;
b. Letter from Joseph M. Miceli, President of Biggers Mitsubishi, dated March 14,
2017;
C. Landlord Letter of Consent, dated March 13, 2017, from Leslie Schwartz;
d. Plat of Survey, prepared by Hattendorf Land Surveying, P.C., dated March 14,
2017;
e. Site Plan, prepared by Studio2l Architects, dated March 16, 2017;
f. Entry Plan, prepared by Studio2l Architects, dated March 16, 2017;
g. Undated Front Elevation Plan, received March 24, 2017;
h. Undated West and East Elevation plan, received March 24, 2017; and
i. Building Elevations plan, prepared by Studio2l Architects, dated April 13, 2017.
In the event of any conflict between such documents and the terms of this ordinance or
other applicable city ordinances, the terms of this ordinance or other applicable city
ordinances shall supersede and control.
2. The maximum number of wall graphics on the east side of the building, excluding the
"service bay identification signs" shall be two (2).
3. The maximum size of wall graphics on the east side of the building, excluding the"service
bay identification signs" shall be 58.47 square feet.
4. The maximum surface area of one "service bay identification sign" on the east side of the
building shall be 23.88 square feet and it need not be located above a bay door.
5. The wall graphics on the east side of the building shall be in substantial conformance with
the following plans:
a. Undated West and East Elevation plan, received March 24, 2017; and
b. Building Elevations plan, prepared by Studio2l Architects, dated April 13, 2017.
- 9 -
Recommendation & Findings of Fact
Petition 07-17
May 1, 2017
6. Compliance with all applicable codes and ordinances.
The vote of the Planning&Zoning Commission on the motion to recommend approval of Petition
07-17 for a Planned Development as a Map Amendment from Cl Commercial Industrial to PAB
Planned Area Business District,subject to the conditions outlined by the Community Development
Department, was four(4) yes, zero (0) no, and zero (0) abstentions. Two members were absent.
Respectfully Submitted,
s/Robert Siljestrom
Robert Siljestrom, Chairman
Planning&Zoning Commission
s/Damir Latinovic
Damir Latinovic,AICP; Secretary
Planning&Zoning Commission
- 10 -
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Subject Property
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tition 07-17 N
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periallL°cat�on Map 0 480
EXHIBIT A 240 Feet
0 60 120
Map prepared by City of Elgpevelopment
Department of Community
PRC CF PRC
PAB
PAB
N
Subject Property
Petition 07-17
E CHICAGO ST
K
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to
a
TFR CI
Legend `
ORC1 Residence Conservation 1 Y
O RC2 Residence Conservation 2 4
y
ORC3 Residence Conservation 3 v
OPRC Planned Residence Conservation i
O SFR1 Single Family Residence 1 y
O PSFR1 Planned Single Family Residence 1
O SFR2 Single Family Residence 2
O PSFR2 Planned Single Family Residence 2
TRF Two Family Residence CF
®PTRF Planned Two Family Residence
-MFR Multiple Family Residence
-PMFR Planned Multiple Family Residence
RB Residence Business LENMAN
PRB Planned Residential Business DR
-NB Neighborhood Business
-PNB Planned Neighborhood Business
-AB Area Business
-PAB Planned Area Business
-CC1 Center City 1
-CC2 Center City 2
-PCC Planned Center City
-ORI Office Research Industrial
-PORI Planned Office Research Industrial
-GI General Industrial
-PGI Planned General Industrial
-Cl Commercial Industrial
-CF Community Facility
-PCF Planned Community Facility MAROON DR G'I
EXHIBIT Zoning Map N
W+E
S
Map prepared by City of Elgin 0 60 120 240 360 480
Department of Community Development Feet
2
Subject Property
1325 E. Chicago St.
Petition 07-17 n
E CHICAGO ST
06201010150000
0
Q
s
EXHBIIT C Parcel Map N
A
City of Elgin o ss so too teo zoo
Department of Community Development Feet
EXHIBIT D
SITE LOCATION
Chicago 1325 East Street
Petition 1
4 i
Aerial 3D View from South
EXHIBIT D
SITE LOCATION
Chicago 1325 East Street
Petition
.- __ • .Ii 1111 liltllllil
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Aerial • North
EXHIBIT D
SITE LOCATION
1325 East Chicago Street
Petition 07-17
North Elevation
East Elevation