HomeMy WebLinkAboutG19-25 Ordinance No. G19-25
AN ORDINANCE
CLASSIFYING NEWLY ANNEXED TERRITORY AND TERRITORY CLASSIFIED IN THE
CF COMMUNITY FACILITY DISTRICT IN THE PCF PLANNED COMMUNITY
FACILITY DISTRICT
(1835-1855 Rohrssen Road)
WHEREAS, by adopting Ordinance No. G32-03 on November 19, 2003 the City Council
annexed a portion of the Subject Property, commonly known as 1855 Rohrssen Road, to the City
Elgin, and which is classified in the CF Community Facility District; and
WHEREAS. by adopting Ordinance No. S3-25, on April 23, 2025 the City Council
annexed the remainer of the Subject Property,generally located at the northeast corner of Rohrssen
Road and Cardinal Drive, and commonly known as 1835 Rohrsser, Road, to the City of Elgin; and
WHEREAS, a written applicaticn has been made to classify the portion of the Subject
Property at 1855 Rohrssen Road from CF Community Facility District and the remainder of the
Subject Property commonly known as 1835 Rohrssen Road in the PCF Planned Community
Facility District for the construction of a new middle school with accessory parking and vehicle
use areas; and
WHEREAS, the zoning lot containing the premises commonly known as 1835-1855
Rohrssen Road is legally described herein (the "Subject Property"); and
WHEREAS,the Planning and Zoning Commission conducted a public hearing concerning
said application on December 2, 2024, following due notice including 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 classifying certain
territory in the PCF Planned Community Facility 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 December 2, 2024 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 PCF Planned Community Facility District the following
described property:
Lot 9
LOT 9 IN THE COUNTY CLERK'S DIVISION OF THE NORTHEAST 1/4 AND
SOUTH 1/2 OF SECTION 17, TOWNSHIP 41 NORTH, RANGE 9, EAST OF THE
THIRD PRINCIPAL MERIDIAN, SITUATED IN COOK, COUNTY, ILLINOIS.
Lot 10
LOT 10(EXCEPT PART TAKEN FOR CHAPEL CREEK SUBDIVISION)IN COUNTY
CLERK'S DIVISION OF THE EAST HALF OF THE SOUTHWEST QUARTER OF
SECTION 17, TOWNSHIP 41 NORTH, RANGE 9 EAST OF THE THIRD PRINCIPAL
MERIDIAN, ACCORDING TO THE PLAT THEREOF RECORDED MAY 31. 1895 AS
DOCUMENT NUMBER 2227308, IN COOK COUNTY, ILLINOIS.
(commonly known as 1835-1855 Rohrssen Road)
Permanent Real Estate Index Numbers: 06-17-401-001-0000 and 06-17-401-027-0000.
Section 3. That the City Council of the City of Elgin hereby classifies the Subject Property
in the PCF Planned Community Facility District,which shall be designed, developed,and operated
subject to the following provisions:
A. Purpose and Intent. The purpose of the PCF Planned Community Facility District
is to provide a planned environment for various types of community facilities,
subject to the provisions of Chapter 19.60 "Planned Developments" of the Elgin
Municipal Code, as amended. In general, community facilities provide
governmental,recreational,educational,health,social,religious,and transportation
services to the community on a for-profit or on a not-for-profit basis.
B. Supplementary Regulations. Any word or phrase contained herein, followed by
the symbol "[SRI", shall he 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 PCF Planned Community Facility 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 PCF Planned Community Facility 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. PCF Planned Community Facility Districts should
be located in substantial conformance to the official comprehensive plan. The
amount of land necessary to constitute a separate PCF Planned Community Facility
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 community facility district shall be granted by
the City Council.
F. Land Use. In this PCF Planned Community Facility 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
enumerated "land uses" [SR] shall be the only land uses allowed as a "permitted
use" [SR] or as a "conditional use" [SR] in this PCF Planned Community Facility
District:
1. Permitted Uses. Those land uses enumerated as permitted uses within the CF
Community Facility District, Section 19.30.130 A., Land Use, of the Elgin
Municipal Code, as it may be amended from time to time.
2. Conditional Uses. Those land uses enumerated as conditional uses within the
CF Community Facility District, Section 19.30.130 B., Land Use, of the Elgin
Municipal Code, as it may be amended from time to time.
G. Site Design. In this PCF Planned Community Facility 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, and Section
19.30.135 "Site Design" for CF Community Facility 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 submitted by School
District U-46, as applicant and property owner, received August 28, 2024, and
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supporting documents including:
a. Undated Statement of Purpose and Conformance School District U-46 New
Elgin Middle School 1835 Rohrssen Rd, Elgin IL, received December 16,
2024;
b. Plat of Survey for Hilltop Elementary School,prepared by Gewalt Hamilton
Associates, Inc., dated August 7, 2023;
c. Plat of Survey of Lot 10, prepared by Gewalt Hamilton Associates, Inc.,
dated January 16, 2023;
d. Map of territory to be annexed to the City of Elgin, prepared by Gewalt
Hamilton Associates, Inc.,dated August 5, 2024, with such further revision
as required by the Community Development Director;
e. Plat of Easement to the City of Elgin for watermain purposes, prepared by
Gewalt Hamilton Associates, Inc., dated December 13, 2024, with such
further revisions as required by the City Engineer;
f. Elgin Middle School floor plans, elevations, and renderings, prepared by
DLA Architects Ltd., dated November 1, 2024, with such further revisions
as required by the Community Development Director;
g. Landscape plans consisting of sheets L1.0, L 1.1, L 1.2, L1.3, and L 1.4 for
School District U46 New Middle School 1835 Rohrssen Road Elgin, IL
60120, prepared by DLA Architects Ltd., dated December 13, 2024, with
such further revisions as required by the Community Development
Director;
h. Three-page photometrics plans, prepared by DLA Architects Ltd., dated
December 13, 2024, with such further revisions as required by the
Community Development Director;
i. Two-page signage plans for Elgin Middle School, prepared by DLA
Architects Ltd., dated November 1, 2024, with such further revisions as
required by the Community Development Director; and
j. Engineering plans for School District U46 New Middle School 1835
Rohrssen Road Elgin, IL 60120, prepared by DLA Architects Ltd., dated
December 13, 2024, with such further revisions as required by the City
Engineer.
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. A departure is hereby granted to allow the installation of a six-foot-high, solid,
privacy fence along the east property line of the Subject Property. Such fence
shall stop twenty (20) feet north of the south property line of the Subject
Property.
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3. No after-school or weekend large events (i.e. graduation ceremonies), which
would simultaneously require the use of all parking spaces at both schools,shall
be held at the same time at the Hilltop Elementary School and the proposed
middle school.
4. A departure is hereby granted to install a temporary netting structure with a
maximum height of 20 feet in rear of the two proposed soccer fields on the
property. Such structure shall be in place only during the use of the soccer fields
for structured play. Should the applicant decide to install a permanent structure
instead, a departure is hereby granted to install a black vinyl-coated chain link
fence with a maximum height of eight(8)feet in rear of the two proposed soccer
fields on the property.
5. Compliance with all applicable codes and ordinances.
H. Off Street Parking. In this PCF Planned Community Facility District, off-street
parking shall be subject to the provisions of Chapter 19.45 "Off Street Parking", of
the Elgin Municipal Code, as amended.
Off Street Loading. In this PCF Planned Community Facility 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 PCF Planned Community Facility District, signs shall be subject to
the provisions of 19.50 "Street Graphics", of the Elgin Municipal Code, as
amended, except as provided within this section, and shall be in substantial
conformance with the following:
1. A departure is hereby granted to allow the installation of two monument
graphics on the Subject Property with the maximum sign surface area of 99
square feet for each sign.
2. A departure is hereby granted to allow the installation of an electronic message
center with a maximum area of 25 square feet within each of the two proposed
monument graphics on the Subject Property.
K. Nonconforming Uses and Structures. In this PCF Planned Community Facility
District, nonconforming uses and structures shall be subject to the provisions of
Chapter 19.52 "Nonconforming Uses and Structures"of the Elgin Municipal Code,
as amended.
L. Amendments. In this PCF Planned Community Facility District, text and map
amendments shall be subject to the provisions of Chapter 19.55 "Amendments"of
the Elgin Municipal Code, as amended
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M. Planned Developments. In this PCF Planned Community Facility 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 PCF zoning district.
N. Conditional Uses. In this PCF Planned Community Facility 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 PCF zoning district.
O. Variations. In this PCF Planned Community Facility District, variations shall be
subject to the provisions of Chapter 19.10.500 "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 PCF
zoning district.
P. 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
Presented: April 23, 2025
Passed: April 23, 2025 ` "N
Omnibus Vote: Yeas: 9 Nays: 0
Recorded: April 23, 2025 •
L. y \x
Published: April 23, 2025
A tes - p �..
) (A(//
Kimberly Dew • Clerk
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FINDINGS OF FACT
PETITIONS 25-24 and 26-24
1835-1855 Rohrssen Road
EXHIBIT A
December 2, 2024
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 Petitions 25-24, and 26-24, an
application by School District U-46, as applicant and property owner, is requesting approval of the
annexation and planned development as a map amendment with departures from the Elgin
Municipal Code requirements for the maximum permitted sign surface area of a monument
graphic, the location of a monument graphic with an electronic message center, the location of a
six-foot-high, solid, privacy fence, and any other departures as may be necessary or desirable, to
construct a new middle school with accessory parking and sports fields at the property commonly
referred to as 1855 Rohrssen Road and 2604 Rohrssen Road(to be known as 1835 Rohrssen Road
if annexed to the City of Elgin).
GENERAL INFORMATION
Petition Number: 25-24 and 26-24
Property Location: 1855 Rohrssen Road(Hilltop Elementary School) and
2604 Rohrssen Road(vacant property, to be known as 1835
Rohrssen Road if annexed to the City of Elgin) _
Requested Action: Annexation and Planned Development as a Map Amendment
Current Zoning: CF Community Facility District(Hilltop Elementary School)
R4—Single Family Residence District(unincorporated Cook
County)
Proposed Zoning: PCF Planned Community Facility District
Existing Use: Public elementary school and vacant, undeveloped land
Proposed Use: Public elementary and middle schools
Recommendation& Findings of Fact
Petitions 25-24 and 26-24
December 2,2024
Applicant: School District U-46
Owner: School District U-46
Staff Coordinators: Damir Latinovic,AICP, Senior Planner
Exhibits Attached: A. Aerial/Location Map
B. Zoning Map
C. Parcel Map
D. Site Location
F. Development Application, Petition for Annexation,Draft
Annexation Agreement, Draft Ordinances,and Attachments
BACKGROUND
School District U-46, as applicant and property owner, is requesting approval of the annexation
and planned development as a map amendment with departures from the Elgin Municipal Code
requirements for the maximum permitted sign surface area of a monument graphic,the location of
a monument graphic with an electronic message center, the location of a six-foot-high, solid,
privacy fence,and any other departures as may be necessary or desirable,to construct a new middle
school with accessory parking and sports fields at the property commonly referred to as 1855
Rohrssen Road and 2604 Rohrssen Road (to be known as 1835 Rohrssen Road if annexed to the
City of Elgin).
The subject property is located on the east side of Rohrssen Road between Cardinal Drive on the
south and the east-west portion of Rohrssen Road on the north. The subject property consists of
two parcels: the northern approximately 19.6-acre parcel, and the southern approximately 12.3-
acre parcel, which together make the whole 31.9-acre property owned by the School District U-
46. The northern parcel is currently within the City of Elgin, zoned CF Community Facility
District,and is home to Hilltop Elementary School,a School District U-46 public school,and two
parking lots with a total of 85 parking spaces. The property also includes a playground and paved
outdoor play space immediately south of the school. The southern parcel is currently vacant,
undeveloped, and is located in unincorporated Cook County and zoned R4 Single Family
Residence District. Hilltop Elementary School has two access driveways to the east-west portion
of Rohrssen Road on the north side of the property.
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Recommendation & Findings of Fact
Petitions 25-24 and 26-24
December 2,2024
The subject property is surrounded by single-family homes on the north,east, and south sides. On
the north side, the single-family homes along Gloria Drive (Vece Ridge Subdivision) are part of
the City of Elgin and zoned PSFR2 Planned Single Family Residence District, while the other
single-family homes are located in unincorporated Cook County and zoned R4 Single Family
Residence District.The single-family homes adjacent to the east and those located to the south of
the subject property across Cardinal Drive are all located in unincorporated Cook County and
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Figure 1.Site area map with zoning overlay i
zoned R4 Single Family Residence District. The properties to the west across Rohrssen Road
include a single-family home located in unincorporated Cook County, zoned R4 Single Family
Residence District, and the Rolling Knolls Forest Preserve with a disc golf course, owned by the
Cook County Forest Preserve District and zoned R4 Single Family Residence District.
Proposal
The School District U-46 (the District) is proposing to construct a new middle school. The new
school would be located west of Hilltop Elementary School, which is located at 1855 Rohrssen
Road on the city's east side. The District recently purchased the vacant 12.3-acre property south
of Hilltop Elementary School property to accommodate the construction of the new school on the
expanded 32.9-acre property.
The new school would have a total building area of approximately 193,711 square feet with a
maximum height of three stories. The three-story portion of the school would be closest to the
north-south portion of Rohrssen Road approximately 123 feet from the west property line and
approximately 140 feet from the north property line.The main entrance to the school would be on
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Recommendation& Findings of Fact
Petitions 25-24 and 26-24
December 2, 2024
the south side of the building. The school would share the existing two access driveways with
Hilltop Elementary School to Rohrssen Road on the north side of the property, and the District is
proposing a new full access driveway to Rohrssen Road on the west side of the property. The
existing parking lot west of Hilltop Elementary School would be removed to make room for the
new school bus staging area between the two schools. Th existing parking lot east of Hilltop
Elementary School would be expanded with the addition of 22 new parking spaces.A new parking
lot with 201 parking spaces would also be constructed south of the new middle school, and two
new soccer fields would be constructed in the southeast portion of the property. No access is
proposed to Cardinal Drive.
,/ I The proposed school would be
/ designed for approximately 1,100
students. The District is in the
' process of modifying its enrollment
/ across elementary and middle
schools such that elementary
schools would hold K-5th grade
HGOF A RFA / 4 students (currently K-6 grade),
STAGING . C
while middle schools would have
°``L ` ~ 6th, 71h, and 8t grade students
* ~ ` 1 ,Y � (currently 7th and 8th grade only).
`�j The current enrollment of 522
� ,-�.:,_ students at Hilltop Elementary
School is expected to decrease with
r,,> ` ;. ._....... •
tbv the move of the 6th grade students to
•I `� ':. ,4 the new middle school upon its
completion.
The establishment of the new
campus for both elementary and
• : �` middle school will allow the two
schools to share amenities, such as
R school bus staging area, outdoor
` ~ sports fields, and parking, although
Figure 2. Proposed site plan the parking lot adjacent to each
school is designed to meet the needs
of each school. The start and dismissal time of elementary and middle schools are staggered so
that the school bus pick-up and drop-off for each school do not overlap. The elementary school
hours are from 8 AM to 2 PM. The middle school hours will be from 9 AM to 3:30 PM. The
proposed site layout includes a school bus staging area located between the two buildings. The
school bus staging during morning drop-off and afternoon pick-up for Hilltop Elementary School
would conclude by the time school bus staging starts for the middle school.
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Recommendation & Findings of Fact
Petitions 25-24 and 26-24
December 2,2024
The new school bus staging area is designed to accommodate the 15 school buses which currently
serve Hilltop Elementary School and up to 28 school buses for the new middle school. All middle
school students are expected to be bussed in. The busses for Hilltop Elementary School would
enter and exit the school property from the new access driveway on the west.The student drop-off
and pick-up by parents for Hilltop Elementary School would take place in the existing parking lot
and driveway adjacent to Hilltop Elementary School with access from the north.
The school buses for the new middle school would enter the site from the north and exit to the
north. The buses would be staged in two side-by-side lanes. The student drop-off and pick-up by
parents would take place in the new parking lot south of the building with entrance and exit on the
west side of the property to Rohrssen Road.
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Figure 3.Proposed new middle school elevations
Traffic and Parking
The applicant has submitted a traffic and parking study analyzing the existing traffic conditions in
the area and the impact of the projected traffic of the new middle school.The study concludes that
the surrounding roadways can accommodate the anticipated traffic increase from the new school
with certain roadway improvements. The District has agreed to and will complete all roadway
improvements as recommended by the traffic study,which include:
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Recommendation& Findings of Fact
Petitions 25-24 and 26-24
December 2,2024
1. New designated left-turn lane on westbound Rohrssen Road at the intersection with Bode
Road,
2. New designated left-turn lane on northbound Rohrssen Road at the intersection with Bode
Road.
3. New designated left-turn lane on southbound Rohrssen Road at the intersection with the
new access driveway for the middle school.
4. New designated right-turn lane on northbound Rohrssen Road at the intersection with the
new access driveway for the middle school,and
5. No access to/from Cardinal Drive.
The study also analyzes the proposed parking arrangement. Per the zoning ordinance, the new
school is required to have one parking space per employee,plus one parking space per 10 seats in
the largest assembly area of the school, which is the gymnasium. With anticipated 95 employees
at the new middle school and the maximum capacity of 1,000 persons within the gymnasium, the
new middle school is required to have a total of 195 parking spaces. With 201 parking spaces
proposed in the new south parking lot,the middle school will meet its parking requirement.
The proposed plans include the removal of the existing parking lot west of Hilltop Elementary
School and an expansion of the existing parking lot east of Hilltop Elementary School.The changes
result in the loss of one parking space from 85 current parking spaces to the proposed 84 parking
spaces. The traffic and parking study shows that during the peak time (afternoon dismissal time),
Hilltop Elementary School parking lots are only 77%occupied(66 of 85 parking spaces occupied).
And after the new middle school is constructed,the school district would switch to having only K-
5th Grade students at elementary schools,which will result in less students at the school. This will
result in lower demand for parking at Hilltop Elementary School. As such,with 84 parking spaces
proposed,Hilltop Elementary School will continue to meet its parking demand.
Departures from Site Design Requirements
Other proposed site improvements include the construction of a new public sidewalk along entirety
of property's frontage along Rohrssen Road and Cardinal Drive (approximately 3,800 linear feet
of new public sidewalk)with pedestrian connections to the school buildings.The applicant would
also install a new six-foot-high fence along the east property line,which would stop 20 feet north
of the south property line along Cardinal Drive.
-6-
Recommendation& Findings of Fact
Petitions 25-24 and 26-24
December 2,2024
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700-00090 904, t
Figure 4.Proposed Landscape Plan
The property owned by School District U-46 is exempt from the requirements of the tree
preservation ordinance. The applicant still conducted a tree survey of the entire property. There
are 1,056 trees on the entire property. The proposed development results in the removal of most
of the trees west of Hilltop Elementary School, but most of those trees are of poor quality. The
applicant will, however, install a total of 221 new shade, evergreen, and ornamental trees,
including new street trees along Cardinal Drive and both portions of Rohrssen Road.The applicant
will also preserve all existing trees along the east property line,and add additional trees east of the
two proposed soccer fields for additional screening of the existing single-family homes. Along
Cardinal Drive,the applicant is proposing to construct a landscape berm that ranges from three to
six feet in height. A variety of shade and evergreen trees and shrubs are proposed to be installed
on top of the berm. Overall, the proposed landscape plan meets all landscaping requirements of
the zoning ordinance.
The proposal also includes the installation of new parking lot light fixtures along the new school
bus staging area and within and around the new parking lot south of the school. All proposed
exterior lighting will meet the requirements for outdoor lighting of the zoning ordinance.
The proposed development requires several departures from the zoning. The requested departures
are summarized in Table 1 below and are further described in Planned Development Departures
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Recommendation& Findings of Fact
Petitions 25-24 and 26-24
December 2,2024
and Exceptions section of the staff report further below.
Table 1: Proposed Departures for 1835 Rohrssen Road
Site Design Regulation Required Proposed
Sign surface area of a Maximum of two monument Two monument graphics
monument graphic graphics with 40 sq. ft.in sign with 99 sq. ft. each
surface area each
The proposed monument
Electronic Message Center Not permitted across a property graphic on the north side of
(EMC) within City of Elgin residence the property is across the
district PSFR2 District surrounding
Gloria Drive
Fence in Street Yard Max. 4 ft. high and open design 6 ft. high, solid,privacy
fence
The Community Development Department offers the following additional information:
A. Property History. The 19.6-acre northern parcel was annexed to the City in 2003 and
zoned CF Community Facility District. The existing Hilltop Elementary School was
completed in 2005.
The southern 12.3-acre parcel is currently vacant and unincorporated in Cook County. The
property is zoned R4 Single Family Residence District.
B. Surrounding Land Use and Zoning.The subject property is surrounded by single-family
homes on the north,east,and south sides.On the north side,the single-family homes along
Gloria Drive (Vece Ridge Subdivision) are part of the City of Elgin and zoned PSFR2
Planned Single Family Residence District,while the other single-family homes are located
in unincorporated Cook County and zoned R4 Single Family Residence District. The
single-family homes adjacent to the east and those located to the south of the subject
property across Cardinal Drive are all located in unincorporated Cook County, zoned R4
Single Family Residence District.The properties to the west across Rohrssen Road include
a single-family home located in unincorporated Cook County and zoned R4 Single Family
Residence District, and the Rolling Knolls Forest Preserve with a disc golf course, owned
by the Cook County Forest Preserve District and zoned R4 Single Family Residence
District.
C. Comprehensive Plan. The northern parcel, home to Hilltop Elementary School, is
designated as Public/Semi-Public by the City's 2018 Comprehensive Plan. The southern,
vacant parcel is designated as Single Family Detached by the City's 2018 Comprehensive
Plan.
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Recommendation&Findings of Fact
Petitions 25-24 and 26-24
December 2,2024
The public/semi-public land use designation includes a range of uses that provide a service
to the public and enhance quality of life. This land use comprises various facilities and
infrastructure belonging to federal,state,and local government,public agencies and service
providers. Grade schools, pre-schools, high schools, universities, and other educational
institutions are considered public/semi-public land uses, as are churches and other places
of worship. Within Elgin, public/semi-public uses include the Robert Gilliam Municipal
Complex, police and fire stations, the Hemmens Cultural Center, and the Gail Borden
Public Library.Higher education uses make up a large portion of this land use,with Judson
University and Elgin Community College comprising more than 300 acres combined.
Single-family neighborhoods primarily comprising owner-occupied, detached homes
should continue to be the predominant land use in Elgin. This land use includes smaller lot
single-family typical of eastern and central portions of the City as well as larger estates in
more rural portions of the City's western Growth Area. Within Elgin's historic core,
isolated single-family attached and small-scale multi-family development may occur as a
complement to single-family development, but should respect the scale, intensity, and
character of the surrounding neighborhood. Densities should range from 1.5 to 6.5 du/ac.
However,more specifically,densities within the Western Growth Area Residential should
range from 1.5 to 2.5 du/ac.
D. Zoning District. The applicant is proposing to establish a PCF Planned Community
Facility District for the entirety of the property to allow for the construction of the middle
school with several departures from the requirement of the zoning ordinance. The purpose
and intent of a PCF Planned Community Facility District is to provide a planned
environment for various types of community facilities,subject to the provisions of Chapter
19.60 Planned Developments of the zoning ordinance. In general, community facilities
provide governmental, recreational, educational, health, social, religious, and
transportation services to the community on a for-profit or on a not-for-profit basis.
E. Trend of Development.The subject property is located on the far east side of Elgin. The
property is surrounded by land developed primarily with estate single-family homes which
are still located in unincorporated Cook County.The exception is the Rolling Knolls forest
preserve located on the west side of Rohrssen Road. The Vece Ridge subdivision
surrounding Gloria Drive cul-de-sac on the north side of Rohrssen Road is part of the City
of Elgin. The land for Vece Ridge subdivision was annexed in 2005 and the subdivision
approved in 2006. However,due to the 2008-2010 economic recession,the construction of
16 homes in the Vece Ridge subdivision was never completed. To date 10 of 16 homes
have been completed or are under construction.The single-family homes in the Vece Ridge
subdivision represent the latest development in the surrounding area. Staff anticipates the
area surrounding the elementary and middle schools will remain largely residential with
primarily single-family homes for the foreseeable future.
-9-
Recommendation & Findings of Fact
Petitions 25-24 and 26-24
December 2,2024
FINDINGS
After due notice as required by law, the Planning & Zoning Commission conducted a public
hearing in consideration of Petitions 25-24 and 26-24 on December 2, 2024. Testimony was
presented at the public hearing in support of the application. The Community Development
Department submitted a Development Application Review and Written Findings &
Recommendation to the Planning&Zoning Commission dated December 2,2024.
The Community Development Department and the Planning & Zoning Commission have made
the following findings regarding the application against the standards for map amendments
outlined in § 19.55.030, planned developments outlined in § 19.60.040, conditional use outlined
in § 19.65.030, and standards for variations from the requirements of the stormwater ordinance
outlined within§ 904 of the Kane County Stormwater Ordinance:
STANDARDS FOR MAP AMENDMENTS AND PLANNED DEVELOPMENTS
A. Site Characteristics Standard. The suitability of the subject property for the planned
development 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 planned development with
respect to its size, shape, significant features including topography, watercourses,
vegetation,and existing improvements.The 32.9-acre property consists of two parcels.The
northern 19.6-acre parcel is home to Hilltop Elementary School which occupies the eastern
portion of the property. The western portion of the northern parcel is largely vacant,
undeveloped land, some of which serves as the stormwater detention facility for Hilltop
Elementary School.There are several trees surrounding the school and its vehicle use areas.
More natural vegetation with trees and shrubs is located along the eastern portion of
Rohrssen Road frontage and along the east property line. The southern 12.3-acre parcel is
vacant and undeveloped with several areas of natural vegetation with trees and shrubs.
There are a total of 1,056 trees on the entire property. The vast majority of those trees are
located on the southern parcel and are not in good condition.The applicant will remove the
majority of those trees to accommodate the construction of the new school. However, all
existing trees along the east property line, and most of those trees surrounding the Hilltop
Elementary School would be preserved. School District U-46 is exempt from the tree
preservation ordinance requirements. The project, however, still includes the installation
of 221 new shade,evergreen,and ornamental trees,and the proposal meets all landscaping
requirements of the zoning ordinance.
The property does have a noticeable topographical change. The northeast portion of the
property along Rohrssen Road has the highest topography and is approximately 30 feet
higher than the southwest corner of the property near the intersection of Rohrssen Road
- 10-
Recommendation& Findings of Fact
Petitions 25-24 and 26-24
December 2,2024
and Cardinal Drive.
Overall, the existing natural features, including topography, vegetation, and watercourses
would not have a negative impact on the proposed development of the property.
B. Sewer and Water Standard. The suitability of the subject property for the planned
development with respect to the availability of adequate Municipal water, wastewater
treatment and stormwater control facilities.
Findings. The subject property is suitable for the intended planned development with
respect to the availability of adequate water, sanitary treatment, and storm water control
facilities. All necessary municipal water, sanitary sewer, and stormwater utilities are
located in Rohrssen Road. The new water service line for the new middle school would
connect to the existing water main which feeds the Hilltop Elementary School with a
second connection to the existing water main in the north-south portion of Rohrssen Road.
The sanitary sewer service for the new middle school would connect to the existing sanitary
sewer line in the east-west portion of Rohrssen Road along the north property line.
Since the applicant is proposing to construct the new middle school in the vacant land area
west of Hilltop Elementary School where currently a stormwater detention facility is
located, the applicant would construct four new stormwater detention facilities to serve
both schools. One detention basin would be located northeast of Hilltop Elementary
School,the second northwest of the new middle school,while the third surface stormwater
detention facility would be located southwest of the new middle school. The fourth
detention facility would be an underground detention facility located under the proposed
parking lot. The proposed plans will meet all requirements of the stormwater ordinance.
C. Traffic and Parking Standard. The suitability of the subject property for the planned
development 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"[SR]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.
- 11 -
Recommendation & Findings of Fact
Petitions 25-24 and 26-24
December 2,2024
Findings. The subject property is suitable 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.The applicant is not proposing any changes to the
two existing access driveways along the east-west portion of Rohrssen Road that serve
Hilltop Elementary School. The new middle school would share those two access
driveways, and the applicant is proposing a third full access driveway to Rohrssen Road
on the west side of the property. As part of the development the applicant would complete
the following improvements to the surrounding roadways:
1. New designated left-turn lane on westbound Rohrssen Road at the intersection with
Bode Road;
2. New designated left-turn lane on northbound Rohrssen Road at the intersection with
Bode Road;
3. New designated left-turn lane on southbound Rohrssen Road at the intersection
with the new access driveway for the middle school;
4. New designated right-turn lane on northbound Rohrssen Road at the intersection
with the new access driveway for the middle school,and
5. No access to/from Cardinal Drive
All school bus staging and student pick-up and drop off would take place on the subject
property. The start time and dismissal time of the elementary and middle schools are
staggered by one hour, so that school buses for each school can share the same area for
staging between the two schools.
The applicant has submitted a traffic study which analyzes the existing and proposed traffic
conditions after the new middle school is completed. The study indicates that with the
proposed roadway improvements outlined above the area roadways can accommodate the
additional traffic anticipated due the construction of the new school.
The new middle school is required to have one parking space per employee, plus one
parking space per ten seats in the largest assembly area.The proposed middle school would
have 95 employees, and the largest assembly area would be the gymnasium with a 1,000
person capacity. As such, the school is required to have 195 parking spaces. With 201
parking spaces proposed,the new middle school will meet its parking requirement.
The traffic study submitted indicates that during peak times during the afternoon dismissal
time, the existing parking lots for Hilltop Elementary School are only 77%occupied (66
of 85 parking spaces are occupied). The proposed plans indicate the number of parking
spaces adjacent to the Hilltop Elementary School would be reduced from 85 existing
parking spaces to 84 proposed parking spaces. However, after the new middle school is
constructed, the school district would switch to having only K-511) Grade students at
elementary schools. This will result in lower demand for parking at Hilltop Elementary
School. As such Hilltop Elementary School will continue to meet its parking demand.
- 12 -
Recommendation& Findings of Fact
Petitions 25-24 and 26-24
December 2,2024
D. Zoning History Standard. The suitability of the subject property for the planned
development with respect to the length of time the property has remained undeveloped or
unused in its current zoning district.
Findings. The property is suitable for the intended planned development with respect to
the length of time the property has remained undeveloped or unused in its current zoning
district. The 19.6-acre northern parcel was annexed to the City in 2003 and zoned CF
Community Facility District. The existing Hilltop Elementary School was completed in
2005.
The southern 12.3-acre parcel is currently vacant and unincorporated in Cook County.The
property is zoned R4 Single Family Residence District and has never been developed.
E. Surrounding Land Use and Zoning Standard. The suitability of the subject property for
the planned development with respect to consistency and compatibility with surrounding
land use and zoning.
Findings. The property is suitable for the intended planned development with respect to
consistency and compatibility with surrounding land uses and zoning.The subject property
is surrounded by single-family homes on the north,east,and south sides.On the north side,
the single-family homes along Gloria Drive(Vece Ridge Subdivision) are part of the City
of Elgin and zoned PSFR2 Planned Single Family Residence District, while the other
single-family homes are located in unincorporated Cook County and zoned R4 Single
Family Residence District. The single-family homes adjacent to the east and those located
to the south of the subject property across Cardinal Drive are all located in unincorporated
Cook County and zoned R4 Single Family Residence District. The properties to the west
across Rohrssen Road include a single-family home located in unincorporated Cook
County, zoned R4 Single Family Residence District, and the Rolling Knolls Forest
Preserve with a disc golf course, owned by the Cook County Forest Preserve District and
zoned R4 Single Family Residence District.
F. Trend of Development Standard. The suitability of the subject property for the planned
development 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 planned development with respect
to consistency with an existing pattern of development or an identifiable trend of
development in the area. The subject property is located on the far east side of Elgin. The
property is surrounded by land developed primarily with estate single-family homes which
are still located in unincorporated Cook County.The exception is the Rolling Knolls forest
preserve located on the west side of Rohrssen Road. The Vece Ridge subdivision
surrounding Gloria Drive cul-de-sac on the north side of Rohrssen Road is part of the City
of Elgin. The land for Vece Ridge subdivision was annexed in 2005 and the subdivision
- 13 -
Recommendation&Findings of Fact
Petitions 25-24 and 26-24
December 2,2024
approved in 2006. However,due to the 2008-2010 economic recession,the construction of
16 homes in the Vece Ridge subdivision was never completed. To date 10 of 16 homes
have been completed or are under construction.The single-family homes in the Vece Ridge
subdivision represent the latest development in the surrounding area. Staff anticipates the
area surrounding the elementary and middle schools will remain largely residential with
primarily single-family homes for the foreseeable future.
G. Planned Development District Standard: The suitability of the subject property for the
intended planned development district with respect to conformance to the provisions for
the purpose and intent, and the location and size of a zoning district.
Findings. The subject property is suitable for the intended planned development 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 proposing to establish a PCF Planned
Community Facility District for the entirety of the property to allow for the construction
of the middle school with several departures from the requirement of the zoning ordinance.
The purpose and intent of a PCF Planned Community Facility District is to provide a
planned environment for various types of community facilities,subject to the provisions of
Chapter 19.60 Planned Developments of the zoning ordinance. In general, community
facilities provide governmental, recreational, educational, health, social, religious, and
transportation services to the community on a for-profit or on a not-for-profit basis.
H. Comprehensive Plan Standard. The suitability of the subject property for the 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 planned development with
respect to conformance to the goals,objectives,and policies of the Official Comprehensive
Plan. The northern parcel, home to Hilltop Elementary School, is designated as
Public/Semi-Public by the City's 2018 Comprehensive Plan. The southern, vacant parcel,
is designated as Single Family Detached by the City's 2018 Comprehensive Plan.
The public/semi-public land use designation includes a range of uses that provide a service
to the public and enhance quality of life. This land use comprises various facilities and
infrastructure belonging to federal,state,and local government,public agencies and service
providers. Grade schools, pre-schools, high schools, universities, and other educational
institutions are considered public/semi-public land uses, as are churches and other places
of worship. Within Elgin, public/semi-public uses include the Robert Gilliam Municipal
Complex, police and fire stations, the Hemmens Cultural Center, and the Gail Borden
Public Library.Higher education uses make up a large portion of this land use,with Judson
University and Elgin Community College comprising more than 300 acres combined.
Single-family neighborhoods primarily comprising owner-occupied, detached homes
- 14-
Recommendation & Findings of Fact
Petitions 25-24 and 26-24
December 2,2024
should continue to be the predominant land use in Elgin.This land use includes smaller lot
single-family typical of eastern and central portions of the City as well as larger estates in
more rural portions of the City's western Growth Area. Within Elgin's historic core,
isolated single-family attached and small-scale multi-family development may occur as a
complement to single-family development, but should respect the scale, intensity, and
character of the surrounding neighborhood. Densities should range from 1.5 to 6.5 du/ac.
However,more specifically,densities within the Western Growth Area Residential should
range from 1.5 to 2.5 du/ac.
ADDITIONAL STANDARDS FOR PLANNED DEVELOPMENTS
Conditional Use for a Planned Development: Where applicable, the suitability of the
subject property for the intended conditional use for a planned development with respect
to the provision for the purpose and intent of planned developments and with respect to the
provisions of section 19.65.010 of the zoning ordinance. No conditional use for a planned
development should be granted for the sole purpose of introducing a land use not otherwise
permitted on the subject property.
Findings. This standard is not applicable. The applicant is not seeking approval of a
planned development as a conditional use.
J. Natural Preservation Standard. The suitability of the subject property for the intended
planned development with respect to the preservation of all significant natural features
including topography, watercourses, wetlands, and vegetation.
Findings. The subject property is suitable for the intended planned development with
respect to the preservation of all significant natural features including topography,
watercourses, wetlands, and vegetation. The subject property has a noticeable change in
topography. The northeast portion of the property along Rohrssen Road is approximately
30 feet higher than the southwest portion of the property near the intersection of Rohrssen
Road and Cardinal Drive. The applicant is taking advantage of the site topography by
locating most of the required stormwater detention facilities along the west,southwest,and
south property lines.
While the property is exempt from the tree preservation ordinance, the applicant has
submitted a tree survey of the entire property. A total of 1,056 trees are located on the
property,and while most of the trees west of Hilltop Elementary School would be removed
to accommodate the construction of the middle school,most of the trees to be removed are
of low quality. The applicant is still proposing to install a total of 221 new trees including
new street trees along Cardinal Drive,and Rohrssen Road.The applicant will also preserve
all existing trees along the east property line adjacent to the single-family homes.
K. Internal Land Use. The suitability of the subject property for the intended planned
- 15 -
Recommendation & Findings of Fact
Petitions 25-24 and 26-24
December 2, 2024
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 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. The start and dismissal times of both schools will be staggered so that peak
traffic for each school associated with student drop-off and pick-up do not coincide. The
staggered start and dismissal times will also allow the district to share the school bus
staging area between the two schools.The applicant is proposing substantial improvements
to the surrounding area roadways that will have a positive effect on the neighborhood.
The two proposed soccer fields southeast of the new middle school will not be used for
after school programing and activities. They would only be used for Physical Education
classes, while during afterschool hours they could be used for outdoor recreation of
surrounding residents. As such, the proposed development would not have any undue
detrimental effects on surrounding properties and uses.
PLANNED DEVELOPMENT DEPARTURES AND EXCEPTIONS
The applicant is requesting the following departures from the requirements of the zoning
ordinance:
1. Section 19.50.070, "Monument Graphics". The property is permitted two monument
graphics with the maximum permitted sign surface area of 40 square feet for each
monument graphic. The applicant is proposing two monument signs with a sign surface
area of 98.7 square feet each.
2. Section 19.50.090, "Special Stret Graphics". A monument graphic, located across a
residence conservation or a residence district in the Cit of Elgin, such as the Vece Ridge
Subdivision zoned PSFR2 District, is not permitted to have an electronic message center.
The applicant is proposing a 24.4-squaure foot electronic message center within each of
the two proposed monument graphics, one of which is located directly across Vece Ridge
Subdivision along the north property line.
3. Section 19.90.015, "Definitions and Regulations". The maximum height and style of a
fence within the street yard south of the new middle school is four-foot-high open design
fence. The applicant is proposing to construct a six-foot-high,privacy fence along the east
property line adjacent to single-family homes.
Staff finds the proposed departures are appropriate and necessary for the proposed
- 16-
Recommendation & Findings of Fact
Petitions 25-24 and 26-24
December 2,2024
development.
Due to the speed limit of Rohrssen Road(30 miles/hr),the maximum permitted monument
graphic on the property is 40 square feet.However,due to the size of the 32.9-acre property,
a larger sign is more appropriate considering the open space that would surround it. The
proposed 98.7 square foot monument signs would still be only 7.5 feet high with a design
that matches the design of the new middle school, and would not have any negative effect
on the adjacent traffic circulation.
The subject property is surrounded by single-family homes located in residential zoning
districts. The single-family homes part of Vece Ridge Subdivision along Gloria Drive are
zoned PSFR2 District,and as such a monument graphic with an electronic message center
is not allowed on the school district property across Vece Ridge Subdivision.However,the
entrance for the Hilltop Elementary School is directly across Gloria Drive where the
school's existing monument graphic is located. The District is proposing to upgrade that
monument graphic to match the second monument graphic for the new middle school,and
both signs would have an electronic message center. Due to the large number of messages
that are displayed on monument signs for schools across nation,most schools are opting to
have electronic message centers for ease of message display and transition between such
messages. The electronic message center will face east and west, not north, and will not
have any negative effect on the single-family homes on the north side of Rohrssen Road.
The proposed electronic message center will meet all requirements of the zoning ordinance
for size and electronic message display.
The proposed six-foot-high fence along the east property line is the extension of an existing
fence along the east property line adjacent to Hilltop Elementary School.The six-foot-high
fence is appropriate and necessary to provide adequate screening for the single-family
homes east of the two proposed soccer fields.The proposed fence would stop 20 feet north
of the south property line along Cardinal Drive.
RECOMMENDATION
The Community Development Department and the Planning &Zoning Commission recommend
approval of Petitions 25-24 and 26-24, subject to the following conditions:
1. Substantial conformance to the Development Application submitted by School District
U-46,as applicant and property owner,received August 28, 2024, and supporting
documents including:
a. Undated Statement of Purpose and Conformance School District U-46 New Elgin
Middle School 1835 Rohrssen Rd, Elgin IL, received November 4,2024;
- 17 -
Recommendation& Findings of Fact
Petitions 25-24 and 26-24
December 2,2024
b. Plat of Survey for Hilltop Elementary School,prepared by Gewalt Hamilton
Associates, Inc.,dated August 7,2023;
c. Plat of Survey of Lot 10,prepared by Gewalt Hamilton Associates, Inc.,dated
January 16,2023;
d. Plat of Annexation to the City of Elgin,prepared by Gewalt Hamilton Associates,
Inc.,dated August 5,2024,with such further revision as required by the
Community Development Director;
e. Elgin Middle School floor plans, elevations,and renderings,prepared by DLA
Architects Ltd.,dated November 1,2024,with such further revisions as required
by the Community Development Director;
f. Landscape plans consisting of sheets L1.0, L1.1, L1.2, L1.3, and L1.4 for School
District U46 New Middle School 1835 Rohrssen Road Elgin, IL 60120,prepared
by DLA Architects Ltd.,dated November 1, 2024, with such further revisions as
required by the Community Development Director;
g. Two-page photometrics plans,prepared by DLA Architects Ltd.,dated November
1,2024,with such further revisions as required by the Community Development
Director;
h. Two-page signage plans for Elgin Middle School,prepared by DLA Architects
Ltd.,dated November 1, 2024,with such further revisions as required by the
Community Development Director; and
i. Engineering plans for School District U46 New Middle School 1835 Rohrssen
Road Elgin, IL 60120,prepared by DLA Architects Ltd.,dated November 1,
2024,with such further revisions as required by the City Engineer.
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. A departure is hereby granted to allow the installation of a six-foot-high, solid,privacy
fence along the east property line of the Subject Property. Such fence shall stop twenty
(20) feet north of the south property line of the Subject Property.
3. A departure is hereby granted to allow the installation of two monument graphics on the
Subject Property with the maximum sign surface area of 99 square feet for each sign.
4. A departure is hereby granted to allow the installation of an electronic message center
with a maximum area of 25 square feet within each of the two proposed monument
graphics on the Subject Property.
5. No after-school or weekend events shall be held at the same time at the Hilltop
Elementary School and the proposed middle school.
6. Compliance with all applicable codes and ordinances.
- 18 -
Recommendation & Findings of Fact
Petitions 25-24 and 26-24
December 2, 2024
The vote of the Planning&Zoning Commission on the motion to recommend approval,subject to
the conditions outlined by the Community Development Department,was five(5)yes,zero(0)no,
and zero(0)abstentions.Two members were absent.
Respectfully Submitted,
s/Jav Cox
Jay Cox,Chairman
Planning&Zoning Commission
s/Damir Latinovic
Damir Latinovic,AICP; Secretary
Planning&Zoning Commission
- 19-
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ZONING
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QRC2-Residence Conservation 2
QRC3-Residence Conservation 3
QPRC-Planned Residence Conservation
QSFR1-Single Family Residence 1
O SFR2-Single Family Residence 2 4Va
O PSFR1-Planned Single Family Residence 1
O PSFR2-Planned Single Family Residence 2 CARDINAL DR
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QPRB-Planned Residence Business CO V
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--CC2-Center City 2 rdillik*
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-PCC2-Planned Center City 2
-ORl-Office Research Industrial
-PORI-Planned Office Research Industrial
-GI-General Industrial
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-CI-Commercial Industrial
-CF-Community Facility
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EXHIBITS Zoning Map "
W+E
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Map prepared by City of Elgin 0 100 200 400 600 800
Department of Community Development Feet
Subject Property
1835 Rohrssen Rd.
Petition 25-24&26-24
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EXHIBIT C Parcel Map `
City of Elgin 0 50 100 200 300 400
Department of Community Development Feet
EXHIBIT D
SITE LOCATION
1835-1855 Rohrssen Rd
Petitions 25-24 and 26-24
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EXHIBIT D
SITE LOCATION
1835-1855 Rohrssen Rd
Petitions 25-24 and 26-24
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EXHIBIT D
SITE LOCATION
1835-1855 Rohrssen Rd
Petitions 25-24 and 26-24
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View of the subject property from the intersection of
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Hilltop Elementary School as seen from Rohrssen Rd
traveling westbound
EXHIBIT D
SITE LOCATION
1835-1855 Rohrssen Rd
Petitions 25-24 and 26-24
View of the subject property as seen from Rohrssen Rd
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err
_
•
View of the property as seen from Cardinal Dr
4