HomeMy WebLinkAboutG34-25 Ordinance No. G34-25
AN ORDINANCE
RECLASSIFYING TERRITORY IN THE ORI OFFICE RESEARCH INDUSTRIAL
DISTRICT TO A PCF PLANNED COMMUNITY FACILITY DISTRICT
(909 South McLean Boulevard)
WHEREAS,written application has been made to reclassify certain property located at 909
S. McLean Boulevard from ORI Office Research Industrial District to PCF Planned Community
Facility District to construct an air-supported dome structure with one indoor full-size soccer field,
one support building, one outdoor full-size soccer field, and accessory parking; and
WHEREAS, the zoning lot containing the premises at 909 S. Mclean Boulevard is legally
described herein (the"Subject Property"); and
WHEREAS,the Planning and Zoning Commission conducted a public hearing concerning
said application on June 2, 2025, 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 granting a planned
development as a map amendment from ORI Office Research Industrial District to a 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 June 2, 2025, 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 the City of Elgin Official Zoning District Map, as provided in Chapter
19.07 Zoning Districts, Section 19.07.600 entitled "Official Zoning District Map," of the Elgin
Municipal Code, as amended, be and the same is hereby further amended as follows:
The location and boundaries of the zoning districts established in the "Official Zoning District
Map",as amended,be and are hereby altered by including in the PCF Planned Community Facility
District the following described property:
THE NORTH 10 ACRES OF THAT PART OF THE NORTH HALF OF SECTION 27,
TOWNSHIP 41 NORTH, RANGE 8 EAST OF THE THIRD PRINCIPAL MERIDIAN,
DESCRIBED AS COMMENCING ON THE WEST LINE OF THE NORTHEAST 1/4
OF SAID SECTION 27, 6.50 CHAINS SOUTH OF THE NORTHWEST CORNER OF
SAID NORTHEAST 1/4; THENCE EAST 5.20 CHAINS; THENCE SOUTH 13.50
CHAINS; THENCE WEST 17.73 CHAINS TO THE CENTER OF THE HIGHWAY TO
A POINT 6.50 CHAINS DUE SOUTH OF THE NORTH LINE OF SAID SECTION 27;
THENCE EAST 11.24 CHAINS TO THE POINT OF BEGINNING, IN THE CITY OF
ELGIN, KANE COUNTY, ILLINOIS, EXCEPTING THEREFROM THAT PART
CONVEYED TO THE CITY OF ELGIN FOR ROAD PURPOSES DESCRIBED AS
FOLLOWS:
THAT PART OF THE NORTH 10 ACRES OF THAT PART OF THE NORTH HALF
OF SECTION 27, TOWNSHIP 41 NORTH, RANGE 8 EAST OF THE THIRD
PRINCIPAL MERIDIAN, DESCRIBED AS COMMENCING ON THE WEST LINE OF
THE NORTHEAST 1/4 OF SAID SECTION 27, 6.50 CHAINS SOUTH OF THE
NORTHWEST CORNER OF SAID NORTHEAST 1/4; THENCE EAST 5.20 CHAINS;
THENCE SOUTH 13.50 CHAINS; THENCE WEST 17.73 CHAINS TO THE CENTER
OF THE HIGHWAY; THENCE NORTH ALONG THE CENTER OF THE HIGHWAY
TO A POINT 6.50 CHAINS DUE SOUTH OF THE NORTH LINE OF SAID SECTION
27; THENCE EAST 11.24 CHAINS TO THE POINT OF BEGINNING, IN THE CITY
OF ELGIN, KANE COUNTY, ILLINOIS, DESCRIBED AS FOLLOWS:
BEGINNING AT THE INTERSECTION OF THE SOUTH LINE OF SAID NORTH 10
ACRES WITH THE EAST LINE OF MCLEAN BOULEVARD AS DEDICATED BY
DOCUMENT 360854, RECORDED NOVEMBER 9, 1932; THENCE NORTHERLY
389.13 FEET ALONG THE EAST LINE OF MCLEAN BOULEVARD BEING A
CURVE TO THE RIGHT, HAVING A RADIUS OF 34,344.50 FEET AND AN
ASSUMED CHORD BEARING OF NORTH 00 DEGREES 26 MINUTES 13 SECONDS
WEST, 389.13 FEET TO THE NORTH LINE OF SAID NORTH 10 ACRES; THENCE
NORTH 83 DEGREES 55 MINUTES 14 SECONDS EAST ALONG THE NORTH LINE
OF SAID NORTH 10 ACRES, 8.04 FEET; THENCE SOUTHERLY, 177.80 FEET
ALONG A CURVE TO THE LEFT, HAVING A RADIUS OF 34,336.50 FEET AND A
CHORD BEARING SOUTH 00 DEGREES 15 MINUTES 33 SECONDS EAST, 177.80
FEET; THENCE NORTH 89 DEGREES 35 MINUTES 32 SECONDS EAST ALONG A
RADIAL LINE,4.00 FEET; THENCE SOUTHERLY, 210.94 FEET ALONG A CURVE
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TO THE LEFT HAVING A RADIUS OF 34,332.50 FEET AND A CHORD BEARING
SOUTH 00 DEGREES 35 MINUTES 01 SECONDS EAST, 210.94 FEET TO THE
SOUTH LINE OF SAID NORTH 10 ACRES; THENCE SOUTH 83 DEGREES 55
MINUTES 14 SECONDS WEST ALONG THE SOUTH LINE OF SAID NORTH 10
ACRES, 12.05 FEET TO THE POINT OF BEGINNING, IN KANE COUNTY,
ILLINOIS.
(commonly known as 909 S. McLean Boulevard)
Section 3. That the City Council of the City of Elgin hereby grants the rezoning from ORI
Office Research Industrial District to PCF Planned Community Facility District at 909 S. McLean
Boulevard, 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"[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 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
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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, and the following
additional land uses:
Retail trade division:
Carryout restaurants(5812)
Drinking places (alcoholic beverages) (5813)
Eating places (5812)
Services division:
Offices and clinics of other health practitioners (804)
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
Midwest Sprots Center, as applicant, and Thistle Forbes, LLC, as property
owner,received April 18, 2025, and supporting documents including:
a. Statement of Purpose and Conformance (For Map Amendment and
Conditional Use) Elgin Sports Dome, 909 S. McLean Boulevard, Elgin,
Illinois, dated May 23, 2025;
b. Undated letter to the City of Egin Board Members,received April 18,2025;
c. Undated Illinois Youth Soccer business plan April — 2025, received April
18, 2025;
d. ALTA/NSPS Land Title Survey, prepared by Vanderstappen Land
Surveying, Inc.,dated December 18, 2024;
e. Boundary and Topographic Survey,prepared by Haeger Engineering, dated
March 12, 2025;
f. Architectural plan set titled: Site Development Plan Submittal Midwest
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Sports Center 909 S McLean Blvd Elgin, IL 60123, prepared by
Groundwork Architects/Planners, dated June 23, 2025, with such further
revisions as required by the Community Development Director;
g. Plat of Easement Release and Plat of Easement Grant, prepared by Haeger
Engineering, dated June 23, 2025, with such further revisions as required
by the City Engineer;
h. Three-page engineering plan set, including Concept Geometry Plan,
Concept Grading Plan, and Concept Utility Plan, prepared by Haeger
Engineering, dated June 23, 2025, with such further revisions as required
by the City Engineer;
i. Concept Fire Truck Access Exhibit,prepared by Haeger Engineering,dated
May 23, 2025, with such further revisions as required by the Community
Development Director;
j. Ten-page Preliminary Landscape Plan,prepared by Dickson Design Studio,
dated March 20, 2025, last revised May 27, 2025, with such further
revisions as required by the Community Development Director;
k. Site Photometric Plan,prepared by Cartland Kraus Engineering, Ltd.,dated
May 23, 2025, with such further revisions as required by the Community
Development Director;
1. Addendum: Tree Inventory for Tree Preservation & Removal / Landscape
Plan, prepared by Dickson Design Studio, dated April 18, 2025, with such
further revisions as required by the Community Development Director; and
m. Traffic Impact Study, prepared by Haeger Engineering, dated April 18.
2025, last revised May 22, 2025.
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 removal and replacement of trees on
the Subject Property in substantial conformance with the ten-page Preliminary
Landscape Plan, prepared by Dickson Design Studio, dated March 20, 2025,
last revised May 27, 2025, with such further revisions as required by the
Community Development Director.
3. Prior to the issuance of the Building Permit, the applicant shall submit to the
Development Administrator a shared parking agreement with an owner of a
property located on the east side of S. McLean Boulevard in close proximity to
the Subject Property to allow for persons associated with the sports dome
facility to use at least thirty-two(32)additional parking spaces on such property
located on the east side of S. McLean Boulevard and in close proximity to the
Subject Property. Such shared parking agreement shall be in a form first found
acceptable and approved by the City. Such shared parking agreement shall be
in effect during all times a tournament is held on the Subject Property.
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The owner or the operator of the sports dome facility may request approval by
the Development Administrator of a substitute agreement for the use of parking
spaces on another property. Such substitute agreement for the use of off-
premises parking, and the terms of it, shall be in the form of and as approved
by the City.
Any agreement used to satisfy the terms of this condition shall include a
provision that said agreement may neither be terminated nor the amount of
parking shared reduced below thirty-two (32) parking spaces without the
written consent of the Development Administrator.
Should the applicant not be able to secure a shared parking agreement with one
of the owners of a property located on the east side of S. McLean Boulevard in
close proximity of the Subject Property, the applicant shall schedule the games
to be played on the same field one (1) hour apart during any tournament held
on the Subject Property.
4. The applicant shall restripe and reduce the length of the existing northbound
left-turn lane on S. McLean Boulevard at College Green Drive intersection to
75 feet to accommodate and stripe a 75-foot-long southbound left-turn lane on
S. McLean Boulevard.
5. All street graphics must comply with the zoning ordinance requirements.
6. 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, except as provided within this section,and
shall be in substantial conformance with the following:
1. A departure is hereby granted to allow the construction of a sports dome facility
with an approximately 18,000-square foot support building and one full-sized
outdoor soccer field on the Subject Property provided a minimum of 156
parking spaces are located on the Subject Property.
I. 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.
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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
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.
pLifil
David J. Kap PI in, yor
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Presented: July 23, 2025
Passed: July 23, 2025
Omnibus Vote: Yeas: 9 Nays: 0
Recorded: July 23, 2025
Published: July 23, 2025
A st:
Kimberly Dew' , ity Clerk •
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EXHIBIT A
June 2,2025
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 09-25 and 10-25 an
application by Midwest Sports Center, as applicant, and Thistle Forbes, LLC, as property owner,
requesting approval of a planned development as a map amendment with departures from the Elgin
Municipal Code requirements for the number of replacement trees, minimum number of parking
spaces, and any other departures as may be necessary or desirable, and a conditional use for an
arena and sports field,more specifically to construct a new recreational sports facility with an air-
supported dome and a support building containing offices,restrooms,classrooms,a restaurant,and
a drinking place,and with one outdoor sports field,all at the property commonly known as 909 S.
McLean Boulevard.
GENERAL INFORMATION
Petition Number: 09-25 and 10-25
Property Location: 909 S.McLean Boulevard
Requested Action: Planned Development as a Map Amendment and Conditional Use
Current Zoning: ORI Office Research Industrial District and ARC Arterial Road
Corridor Overlay District
Proposed Zoning: PCF Planned Community Facility District and ARC Arterial Road
Corridor Overlay District
Existing Use: Vacant(former mobile home community)
Proposed Use: Arena and sports field, sporting and recreational camps
Recommendation & Findings of Fact
Petitions 09-25 and 10-25
June 2,2025
Applicant: Midwest Sports Center
Owner Thistle Forbes,LLC
Staff Coordinator: Damir Latinovic,AICP, Senior Planner
Exhibits Attached: A. Aerial
B. Zoning Map
C. Parcel Map
D. Site Location
E. Development Application and Attachments
F. Draft Ordinances
BACKGROUND
Midwest Sports Center, as applicant, and Thistle Forbes, LLC, as property owner, are requesting
approval of a planned development as a map amendment with departures from the Elgin Municipal
Code requirements for the number of replacement trees,minimum number of parking spaces,and
any other departures as may be necessary or desirable,and a conditional use for an arena and sports
field, more specifically to construct a new recreational sports facility with an air-supported dome
and a support building containing offices, restrooms, classrooms, a restaurant, and a drinking
place, and with one outdoor sports field, all at the property commonly known as 909 S. McLean
Boulevard.
The 9.73-acre subject property, zoned ORI Office Research Industrial District and ARC Arterial
Road Corridor Overlay District, is located on the east side of S. McLean Boulevard between
College Green Drive on the north and Torrey Pines Drive on the south.The western portion of the
property is improved with one single-family home and approximately 25 mobile homes,while the
eastern portion of the property is largely wooded, unimproved open space. All homes, which
together were formerly known as the Bueche mobile home community, are currently vacant. The
property includes three access driveways to S. McLean Boulevard.
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Recommendation & Findings of Fact
Petitions 09-25 and 10-25
June 2,2025
The property adjacent to the north is zoned PORI Planned Office Research Industrial District and
is improved with a multi-tenant one-story office building and 177 parking spaces.The building is
partially occupied and is home to Xilin Association social service center, which provides senior
services to its members.The property adjacent to the south is zoned PORI Planned Office Research
Center and includes a 9-building self-storage facility closest to S.McLean Boulevard and the Elgin
Moose Lodge towards the rear of the property.The self-storage facility includes 82 parking spaces,
while the Moose Lodge includes 124 parking spaces. The property adjacent to the east is zoned
CF Community Facility District and is owned by the City of Elgin.The eastern part of that property
is partially part of The Highlands golf course,while the western part is used in conjunction with
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Figure 1. Site area map with zoning overlay
the City's water treatment plant for sludge dewatering. The property to the west across S.McLean
Boulevard is zoned PNB Planned Neighborhood Business District and is improved with an
approximately 45,000-square-foot multi-tenant commercial building home to a variety of
businesses including Bunge's Tire and Auto Repair and Emily's Mexican Grill restaurant among
others.
Proposal
The applicant is proposing to demolish and remove the existing structures on the property and
construct a 78-foot-high, air-supported sports dome for the Illinois Youth Soccer Association
(IYSA) headquarters.
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Recommendation & Findings of Fact
Petitions 09-25 and 10-25
June 2,2025
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Figure 2.Proposed site plan
The proposed facility would consist of one 78-foot-high, 118,000-square-foot sports dome that
would include one full-size soccer field that could be divided into multiple smaller soccer fields
with a 17,661-square-foot one-story building in front of the dome. The well-designed masonry
building would be located on the west side of the dome closest to S.McLean Boulevard and would
house IYSA offices, classrooms and meeting space, a gathering and concession area for a
restaurant with outdoor seating, and an approximately 1,500-square-foot physical therapy office.
The property would also include 156 parking spaces surrounding the dome and one full-size,
outdoor, turfed soccer field behind the dome. The necessary stormwater detention would be
constructed along the rear property line.The property slopes down approximately 35 feet from the
west property line along S. McLean Boulevard to the east property line. The natural grade of the
property is well suited for the site plan, and the plan incorporates a natural (grass covered)incline
and stepped seating along the west side of the outdoor field for spectator viewing. The rear of the
property also includes a small, approximately 225-square-foot building that would include
concession vending machines and restrooms.
The sports dome has wind and snow sensors to anticipate and adjust conditions for inclement
weather. An emergency generator is provided on the north side of the dome in case of power
outages to maintain the air pressure inflation of the dome.
The proposed development includes one full-access driveway to S. McLean Boulevard. A second
access to S.McLean Boulevard is provided via the adjacent property to the south per a 2006 access
easement. The site circulation is one-way counterclockwise around the sports dome with 156
angled parking spaces mostly on one-side closest to the dome along the entire one-way drive.The
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Recommendation & Findings of Fact
Petitions 09-25 and 10-25
June 2,2025
main access to the building is
on the north side of the front building. A secondary access is provided on the south side of the
front support building near the designated drop-off lane.
ELEVATIONS
MIDWEST SPORTS CENTER
909 S MaEAN BLVD
ELGIN N.
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NORTH ELEVATION W^
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Figure 3. Proposed north(top)and west elevations of the proposed sports dome
The proposed building would be home to the Illinois Youth Soccer Association (IYSA)
headquarters.The facility will primarily be devoted to youth soccer activities,including practices,
training, games, and tournaments. While the IYSA includes ten employees who would be
employed at the new facility, the number of employees on site could reach two dozen, including
coaches,referees,office staff,concession workers,and other personnel during larger tournaments.
The applicant plans to seek a liquor license in the future to serve alcohol for on premise
consumption as part of the concession/restaurant area.
During the school year,the youth soccer activities would take place in the afternoons and evenings
on weekdays, and most of the day on weekends. During summer,those activities would occur all
day even on weekdays. During the off hours, the facility would be used for other sports, such as
indoor golf,pickleball,cricket,etc.
To include all the necessary elements for a soccer facility headquarters,the proposed development
will require removing most of the existing trees on the property. 17 of 1,052 trees would be
preserved,primarily along S.McLean Boulevard. However, it is important to note that most trees
on the property and to be removed are ones that are in less desirable species rating groups C and
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Recommendation & Findings of Fact
Petitions 09-25 and 10-25
June 2,2025
D, including boxelder,green ash, cottonwood,American and Siberian elm, and silver maple. Just
15 percent of the trees were in species rating group A, and those trees were limited to Northern
Hackberry and Thornless Honeylocust.The survey found only one oak on the property—a 27-inch
pin oak—and it is in poor condition.These species rating groups range from A to D and are codified
in the City tree preservation ordinance, citing the Species Ratings and Appraisal Factors For
Illinois by the Illinois Arborist Association, 1994. Notwithstanding, the tree preservation
ordinance requires that 320 new(three-inch caliper)trees(960.4 caliper inches total)be provided.
Again because of limited space,the applicant is proposing to install 134 new trees throughout the
site. While most proposed trees are part of typical landscaping requirements along the permitter
and within the proposed development, 78 of the proposed shade,evergreen, and ornamental trees
(213 replacement inches) count towards the required replacement, leaving 747.4 inches (or 249
three-inch trees) to be installed. The tree preservation ordinance allows payment in lieu of
replacement at a rate of$210 per inch required. As such, the applicant is still required to either
install an additional 747.4 inches or pay a fee in-lieu of installation of$156,954 ($210 x 747.4
inches) for the required replacement. Relief from the additional replacement trees is the first of
two departures requested by the applicant.
Traffic and Parking
The applicant submitted a traffic and parking study for the proposed facility,which is included in
the development application packet. The study includes an analysis of the existing traffic
conditions in the area, evaluates the anticipated impact of the proposed facility on the existing
traffic conditions,and evaluates the parking demand and supply of the proposed facility.
On weekdays,the study estimates that the peak traffic would occur between 5 pm and 6 pm when
up to no more than three of the six indoor fields would be used at any one time,with a maximum
of three teams with 20 players each having the same start time. The study conservatively assumes
that all players will drive individually which results in an estimated 60 cars leaving and 60 cars
arriving during the same peak hour.
On weekends,the study estimates that the facility would generate peak traffic during tournaments
when both indoor and outdoor fields are used for games with approximately 88 cars entering and
88 cars leaving the facility during the Saturday midday peak hour.
The study estimates that 40 percent of vehicles coming to and leaving the facility would come
from/go to the south, while 60 percent would come front/go to the north. The one full access
driveway would have one inbound lane and two outbound lanes(one for right-turning vehicles and
one for left turning vehicles).
The study concludes that the proposed facility would add a minimal amount of traffic to S.McLean
Boulevard, which currently carries approximately 27,000 vehicles near the subject property, and
which can accommodate the approximately 1,100 additional daily vehicle trips to be generated by
the proposed facility on a typical weekday and approximately 510 vehicle trips on a typical
weekend.
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Recommendation & Findings of Fact
Petitions 09-25 and 10-25
June 2, 2025
All vehicles coming to the site would experience no-to-minimal delays entering the facility. The
vehicles leaving the facility going northbound would also experience no-to-minimal delays.
Vehicles leaving the facility going southbound would experience some delay,particularly during
the weekday PM peak hour, with up to approximately 2-minute(103.7 seconds)delay to exit the
property, depending upon the timing of the traffic light signal just to the north at College Green
Drive that will create accessible gaps in McLean Boulevard traffic. The one-way configuration of
the drive aisle around the building and dome, as well as the location of parking spaces, provides
ample space to accommodate any resulting stacking of vehicles on site and without blocking access
to and from parking spaces.
The study also includes a parking analysis for the proposed facility. The zoning ordinance does
not include a specific parking requirement for a sports dome. The parking requirement was
calculated based upon the specific operations of the proposed facility.
During the typical weekday when no more than three of the six fields are in use at the same time
with 20 players per team (six teams totaling 120 persons), 12 coaches(two coaches per field), six
referees, and five employees and/or patients at the physical therapy office, the peak parking
demand would be 143 parking spaces. The on-site parking lot with 156 parking spaces can
adequately meet the facility parking demand during normal weekdays.
The study estimates that the peak parking demand would occur on Saturdays during tournaments
when there are two games (one on the outside field and one on the indoor field) occurring
simultaneously. The applicant suggests that tournaments would occur on six weekends per year,
three in the Spring and three in the Fall. In such cases the parking demand during the games would
be 100 spaces to accommodate 20 players per team,six referees,eight coaches,and six employees.
This estimate conservatively assumes all individuals drive separately.As is the case at most sports
tournaments, some players will arrive early, resulting in some overlap of approximately 88
additional vehicles. As such, the peak parking demand for the facility would be 188 parking
spaces. Under these circumstances, the proposed facility would be short 32 parking spaces(188-
156)and as such does not meet its parking demand.The relief from this parking requirement is the
second departure requested by the applicant.
To meet this parking demand however,the applicant plans to come to an agreement with the owner
of the self-storage property adjacent to the south(927-941 S. McLean Boulevard),or the owner of
the Moose Lodge property in the back of the self-storage facility (925 S. McLean Boulevard)to
use at least 32 additional parking spaces. There are 82 parking spaces on the self-storage property
and 124 parking spaces on the Moose Lodge property,all of which are significantly underutilized.
Such parking agreement will need to be provided prior to City Council review of the petition.
Alternatively, if the applicant cannot obtain approval from one of the adjacent property owners to
the south for additional parking, the scheduling of games during tournaments will have to be
adjusted with games scheduled one hour apart to reduce the potential of player overlap between
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Recommendation & Findings of Fact
Petitions 09-25 and 10-25
June 2,2025
the games. The applicant is aware of this condition and does not have any objections.
Departures from Site Design Requirements
The proposed development requires two departures from the zoning ordinances. The requested
departures are summarized in Table 1 below and are further described in Planned Development
Departures and Exceptions section of the staff report further below.
Table 1: Proposed Departures for 909 S. McLean Boulevard
Site Design Regulation Required proposed
#of parking spaces required 188 156
320 replacement trees 78 replacement trees
Tree Replacement (960.4 inches)
(213 inches)
The applicant is proposing to rezone the property and establish a PCF Planned Community Facility
District to accommodate the proposed recreational/ commercial use facility. The proposed arena
and sports field are classified as a conditional use in the CF Community Facility District and
require the review and recommendation by the Planning and Zoning Commission and approval by
the City Council.
The Community Development Department offers the following additional information:
A. Property History. The subject property was annexed to the City in 1972. Upon
annexation, the property was zoned B4 General Business District. In 1992, the property
was rezoned to ORI Office Research Industrial District as part of the comprehensive
amendment to the zoning ordinance.
The Bueche mobile home community existed prior to the property's annexation to the City.
While approximately 20-25 mobile homes are still on the property, they are all currently
vacant.
B. Surrounding Land Use and Zoning. The property adjacent to the north is zoned PORI
Planned Office Research Industrial District and is improved with a multi-tenant one-story
office building and 177 parking spaces. The building is partially occupied and is home to
Xilin Association social service center,which provides senior services to its members.The
property adjacent to the south is zoned PORI Planned Office Research Center and includes
a 9-building self-storage facility closest to S. McLean Boulevard and the Elgin Moose
Lodge towards the rear of the property.The self-storage facility includes 82 parking spaces,
while the Moose Lodge includes 124 parking spaces. The property adjacent to the east is
zoned CF Community Facility District and is owned by the City of Elgin.The eastern part
of that property is partially part of The Highlands golf course, while the western part is
- 8-
Recommendation & Findings of Fact
Petitions 09-25 and 10-25
June 2,2025
used in conjunction with the City's water treatment plant for sludge dewatering. The
property to the west across S. McLean Boulevard is zoned PNB Planned Neighborhood
Business District and is improved with an approximately 45,000-square-foot multi-tenant
commercial building home to a variety of businesses including Bunge's Tire and Auto
Repair and Emily's Mexican Gri I l restaurant among others.
C. Comprehensive Plan. The subject property is designated as Neighborhood Commercial
by the City's 2018 Comprehensive Plan. The neighborhood commercial land uses provide
goods and services to local residents and serve day-to-day needs.Uses may include grocery
stores, professional offices, retail shops, and local service providers. Development within
neighborhood commercial areas should be compatible with and reflect the scale and
character of the surrounding neighborhood. Mixed-use development should be encouraged
within neighborhood commercial areas.
D. Zoning District. The subject property is zoned ORI Office Research Industrial District.
The purpose of the ORI Office Research Industrial District is to provide an industrial
environment that fosters a sense of place and destination within a coordinated campus or
park setting through the applicable site design regulations.
The applicant is proposing to rezone the property and establish a PCF Planned Community
Facility District.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. 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 east side of S. McLean
Boulevard, south of US Route 20 between College Green Drive on the north and Torrey
Pines Drive on the south. The properties along this section of S. McLean Boulevard are
generally developed with commercial uses serving the surrounding neighborhoods, and
light industrial and warehousing uses serving the larger community. While the west side of
S. McLean Boulevard has developed with commercial uses providing services to the
nearby residential neighborhoods, the east side of the road has developed with primarily
light-industrial and warehousing uses. Staff expects this stretch of S. McLean Boulevard
will continue to see non-residential uses and developments on both sides of the road due to
the close proximity to the US Route 20 and S. McLean Boulevard interchange.
FINDINGS
After due notice as required by law, the Planning & Zoning Commission conducted a public
hearing in consideration of Petitions 09-25 and 10-25 on June 2, 2025. Testimony was presented
at the public hearing in support of and against the application. The Community Development
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Recommendation & Findings of Fact
Petitions 09-25 and 10-25
June 2, 2025
Department submitted a Development Application Review and Written Findings and
Recommendation to the Planning and Zoning Commission dated June 2,2025.
The Community Development Department and the Planning & Zoning Commission have made
the following findings regarding this application against the standards for map amendments
outlined in§ 19.55.030,standards for planned developments outlined in§ 19.60.040,and standards
for conditional use outlined in § 19.65.030
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 9.7-acre property is partially improved with a
single-family home and approximately 20 mobile homes, all of which are vacant. The
property also includes a wooded area towards the rear of the property which slopes down
approximately 35 feet from west to east.
The proposed development includes the removal of all existing structures and most trees
on the property. But most trees on the property are ones that are in less desirable species
rating groups C and D, including boxelder,green ash,cottonwood,American and Siberian
elm,and silver maple,as codified in the City tree preservation ordinance,citing the Species
Ratings and Appraisal Factors For Illinois by the Illinois Arborist Association, 1994. As a
result of the topography, the front of the property would include the building and sports
dome,while the rear,the lowest portion of the property,would include required stormwater
detention. There are no significant natural features including topography, watercourses,
vegetation,and existing improvements that would have a negative impact on the proposed
development.
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 water and sewer utilities exist in the vicinity of the site and can
adequately serve the proposed development. The applicant will connect to an existing 12-
inch water main within S.McLean Boulevard,and install the necessary 8-inch looped water
main around the sports dome for the required fire hydrants. The sanitary sewer serving the
building will connect to an existing sanitary sewer line at the southeast corner of the
property.
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Recommendation & Findings of Fact
Petitions 09-25 and 10-25
June 2,2025
All stormwater runoff would be collected within the proposed surface stormwater detention
facility along the rear property line.The stormwater detention facility will discharge at the
northwest corner of the property. The proposed stormwater infrastructure 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.
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 subject property is located on the east side of
S. McLean Boulevard between College Green Drive on the north and Torrey Pines Drive
on the south. Due to the US Route 20 and McLean Boulevard interchange,the S. McLean
Boulevard is expected to attract new developments such as the proposed sports dome. S.
McLean Boulevard currently carries approximately 27,000 vehicles per day and can absorb
the additional approximately 1,100 daily trips on weekdays and approximately 510 trips
on weekends expected to be generated by the proposed development.
Similarly, the proposed facility will have a minimal impact on the existing traffic pattern
during the peak hours. The traffic study submitted indicates that during the evening peak
hour, the facility will generate approximately 120 vehicle trips (60 cars entering and 60
exiting the site)or two additional cars per minute on the area roadways.
The proposed development would include one full access driveway with one inbound lane
and two outbound lanes (one left-turn lane and one right-turn lane) that will adequately
serve the proposed development.All vehicles entering the site and vehicles exiting the site
traveling northbound will experience no-to-minimal delays. The vehicles exiting the site
making left-turn movements southbound will experience some delays, particularly during
the evening peak hour, however, such delays are not expected to exceed two minutes
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Recommendation & Findings of Fact
Petitions 09-25 and 10-25
June 2,2025
(approximately 103.7 seconds per vehicle) and will depend upon the timing of the traffic
light signal just to the north at College Green Drive that will create accessible gaps in
McLean Boulevard traffic. The one-way configuration of the drive aisle around the
building and dome, as well as the location of parking spaces, provides ample space to
accommodate any resulting stacking of vehicles on site and without blocking access to and
from parking spaces. The proposed development will have a minimal impact on the
existing traffic in the area, which will continue to function with safe and efficient traffic
circulation.
Based on the proposed parking demand and supply analysis provided in the traffic and
parking study, the proposed facility is required to have 188 parking spaces based on peak
parking demand during the weekend tournaments. With 156 parking spaces proposed on
site, the proposed facility does not meet its parking requirement, which is one of the
departures requested by the applicant.
To meet this parking demand however,the applicant plans to come to an agreement with
the owner of the self-storage property adjacent to the south (927-941 S. McLean
Boulevard), or the owner of the Moose Lodge property in the back of the self-storage
facility(925 S. McLean Boulevard)to use at least 32 additional parking spaces. There are
82 parking spaces on the self-storage property and 124 parking spaces on the Moose Lodge
property,all of which are significantly underutilized. Such parking agreement will need to
be provided prior to City Council review of the petition.
Alternatively, if the applicant cannot obtain approval from one of the adjacent property
owners to the south for additional parking, the scheduling of games during tournaments
will have to be adjusted with games scheduled one hour apart to reduce the potential of
player overlap between the games. The applicant is aware of this condition and does not
have any objections.
The proposed facility will meet its own parking demand during normal operating hours
with the 156 parking spaces proposed on site.And with the parking agreement with one of
the properties to the south, or the adjustment to the scheduling of games during
tournaments,the facility will also meet its parking demand during busiest tournaments on
weekends. As such, the proposed facility will not have any negative effect on the
surrounding properties.
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 subject property was annexed to the City in 1972. Upon annexation, the
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Recommendation & Findings of Fact
Petitions 09-25 and 10-25
June 2, 2025
property was zoned B4 General Business District. In 1992, the property was rezoned to
ORI Office Research Industrial District as part of the comprehensive amendment to the
zoning ordinance.
The Bueche mobile home community existed since prior the property's annexation to the
City. While approximately 20-25 mobile homes are still on the property, they are all
currently vacant.
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 property
adjacent to the north is zoned PORI Planned Office Research Industrial District and is
improved with a multi-tenant one-story office building and 177 parking spaces. The
building is partially occupied and is home to Xilin Association social service center,which
provides senior services to its members.The property adjacent to the south is zoned PORI
Planned Office Research Center and includes a 9-building self-storage facility closest to S.
McLean Boulevard and the Elgin Moose Lodge towards the rear of the property.The self-
storage facility includes 82 parking spaces, while the Moose Lodge includes 124 parking
spaces. The property adjacent to the east is zoned CF Community Facility District and is
owned by the City of Elgin. The eastern part of that property is partially part of The
Highlands golf course,while the western part is used as part of city of Elgin water treatment
plant for sludge dewatering.The property to the west across S.McLean Boulevard is zoned
PNB Planned Neighborhood Business District and is improved with an approximately
45,000-square foot multi-tenant commercial building home to a variety of businesses
including Bunge's Tire and Auto Repair and Emily's Mexican Grill restaurant among
others.
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 east side of S. McLean
Boulevard, south of US Route 20 between College Green Drive on the north and Torrey
Pines Drive on the south. The properties along this section of S. McLean Boulevard are
generally developed with commercial uses serving the surrounding neighborhoods, and
light industrial and warehousing uses serving the larger community. While the west side of
S. McLean Boulevard has developed with commercial uses providing services to the
nearby residential neighborhoods, the east side of the road has developed with primarily
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Recommendation & Findings of Fact
Petitions 09-25 and 10-25
June 2,2025
I ight-industrial and warehousing uses. Staff expects this stretch of S. McLean Boulevard
will continue to see non-residential uses and developments on both sides of the road due to
the close proximity to the US Route 20 and S. McLean Boulevard interchange.
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 suited 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 rezone the property and establish a
PCF Planned Community Facility District. 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. 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 subject property is designated as Neighborhood Commercial by the City's 2018
Comprehensive Plan.The neighborhood commercial land uses provide goods and services
to local residents and serve day-to-day needs. Uses may include grocery stores,
professional offices, retail shops, and local service providers. Development within
neighborhood commercial areas should be compatible with and reflect the scale and
character of the surrounding neighborhood.Mixed-use development should be encouraged
within neighborhood commercial areas.
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.
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Recommendation & Findings of Fact
Petitions 09-25 and 10-25
June 2,2025
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 property has significant natural features, but
such features will not have a negative effect on the proposed development.The topography
of the stie slopes down approximately 35 feet from west to east.The property also includes
a wooded area towards the rear of the property.The applicant is proposing to use the natural
topography and is proposing to install the stormwater detention along the rear property
line,the lowest portion of the site.As a result,and to accommodate other necessary aspects
of the proposed development, most of the existing trees on site would be removed. That
being said, most trees on the property that would be removed are ones that are in less
desirable species rating groups C and D, including boxelder, green ash, cottonwood,
American and Siberian elm, and silver maple, as codified in the City tree preservation
ordinance, citing the Species Ratings and Appraisal Factors For Illinois by the Illinois
Arborist Association, 1994. The applicant is proposing to save all existing trees along the
front of the property and will install 138 new trees throughout the site and along the
perimeter of the parking lots.
K. 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 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 proposed development is compatible with surrounding uses, particularly
the Elgin Sports Complex.The proposed development will not have any negative effect on
the surrounding properties. Instead, it will provide a new indoor recreational amenity that
is currently not offered in the City. The proposed facility will have a positive effect on the
surrounding properties.
PLANNED DEVELOPMENT DEPARTURES AND EXCEPTIONS
The applicant is requesting the following departures from the requirements of the zoning
ordinance:
1. Section 19.45.070,"Table of required parking". The proposed development is required
to provide 188 parking spaces based on its parking demand during the soccer tournaments
- 15 -
Recommendation & Findings of Fact
Petitions 09-25 and 10-25
June 2,2025
on weekends. The proposed development includes 156 parking spaces on site.
2. Section 19.16.050,"Removal and replacement standards". Based on the number, size,
and quality of trees proposed to be removed, the proposed development is required to
provide 320 new replacement trees (960.4 replacement inches). Alternatively, a $210 per
inch fee in lieu of replacement is required. The applicant is proposing to install 78
replacement trees and no payment of any additional fee in lieu.(With the 78 trees proposed,
additional $156,954 fee in lieu of replacement is required).
Staff finds the proposed departures are appropriate and necessary for a desirable infill
development. The proposed development would also eliminate an undesirable and blighted use,
the vacant mobile home community.
The proposed development will meet its parking demand during typical daily operations, both on
weekdays and weekends. However, during the few tournaments, the property's parking lots may
not be enough to meet the parking demand. To meet this demand, the applicant plans to come to
an agreement with the owner of the self-storage property adjacent to the south(927-941 S.McLean
Boulevard),or the owner of the Moose Lodge property in the back of the self-storage facility(925
S. McLean Boulevard)to use at least 32 additional parking spaces.
Alternatively, if the applicant cannot obtain approval from one of the adjacent property owners to
the south for additional parking,the scheduling of games during tournaments will be adjusted with
games scheduled one hour apart to reduce the potential of player overlap between the games. As
such,the proposed facility will not have any negative effect on the surrounding properties.
The proposed tree removal and replacement is largely due to the site conditions. The topography
of the site is such that necessitates the location of the stormwater detention on the far east end of
the property. However, to install the required stormwater detention facility in the lowest part of
the property, all existing trees, which are primarily located along the eastern portion of the
property,need to be removed.Most of those are ones that are in less desirable species rating groups
C and D,including boxelder,green ash,cottonwood,American and Siberian elm,and silver maple,
as codified in the City tree preservation ordinance,citing the Species Ratings and Appraisal Factors
For Illinois by the Illinois Arborist Association, 1994. The applicant is proposing to save all 17
existing trees on the front portion of the property, and will satisfy all other landscaping
requirements with 134 proposed trees and all required shrubs. The proposed layout is maximized
to provide the standard size sports dome with only one full size indoor soccer field, and only one
full size outdoor soccer field. The reminder of the site is devoted to necessary on-site parking and
stormwater detention facility. There is no opportunity to install any additional trees as part of the
proposed development.
The requested departures are necessary to accommodate a desirable development to provide an
additional indoor recreational amenity, which is currently not offered in the city. The proposed
development is located in the close proximity to the Elgin Sports Complex which will enable future
- 16-
Recommendation & Findings of Fact
Petitions 09-25 and 10-25
June 2,2025
coordination and scheduling of larger soccer and other sports events that will have a positive
impact on the community. The proposal will also eliminate a vacant, undesirable, and blighted
land use along one of the major arterial corridors in the city.
STANDARDS FOR CONDITIONAL USE
A. Site Characteristics Standard. The suitability of the subject property for the intended
conditional use with respect to its size, shape, significant features including topography,
watercourses, vegetation, and existing improvements.
Findings.The subject property is suitable for the intended conditional use with respect to
its size, shape, significant features including topography, watercourses, vegetation, and
existing improvements. The 9.7-acre property is partially improved with a single-family
home and approximately 20 mobile homes, all of which are vacant. The property also
includes a wooded area towards the rear of the property which slopes down approximately
35 feet from west to east.
The proposed development includes the removal of all existing structures and most trees
on the property. But most trees on the property are ones that are in less desirable species
rating groups C and D, including boxelder,green ash,cottonwood,American and Siberian
elm,and silver maple,as codified in the City tree preservation ordinance,citing the Species
Ratings and Appraisal Factors For Illinois by the Illinois Arborist Association, 1994. As a
result of the topography the front of the property would include the support building and
the sports dome, while the rear, the lowest portion of the property, would include the
necessary stormwater detention. There are no significant natural features including
topography, watercourses, vegetation, and existing improvements that would have a
negative impact on the proposed development.
B. Sewer and Water Standard. The suitability of the subject property for the intended
conditional use with respect to the availability of adequate water, sanitary treatment, and
storm water control facilities.
Findings. The subject property is suitable for the intended conditional use with respect to
the availability of adequate water,sanitary treatment,and storm water control facilities.All
necessary water and sewer utilities exist in the vicinity of the site and can adequately serve
the proposed development. The applicant will connect to an existing 12-inch water main
within S. McLean Boulevard, and install the necessary 8-inch looped water main around
the sports dome for the required fire hydrants.The sanitary sewer serving the building will
connect to an existing sanitary sewer line at the southeast corner of the property.
All stormwater runoff would be collected within the proposed surface stormwater detention
facility along the rear property line.The stormwater detention facility will discharge at the
northwest corner of the property. The proposed stormwater infrastructure will meet all
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Recommendation & Findings of Fact
Petitions 09-25 and 10-25
June 2,2025
requirements of the stormwater ordinance.
C. Traffic and Parking Standard. The suitability of the subject property for the intended
conditional use with respect to the provision of safe and efficient on-site and off-site
vehicular circulation designed to minimize traffic congestion.
Findings. The subject property is suitable for the intended conditional use with respect to
the provision of safe and efficient on-site and off-site vehicular circulation designed to
minimize traffic congestion. The subject property is located on the east side of S. McLean
Boulevard between College Green Drive on the north and Torrey Pines Drive on the south.
Due to the US Route 20 and McLean Boulevard interchange, the S. McLean Boulevard is
expected to attract new developments such as the proposed sports dome. S. McLean
Boulevard currently carries approximately 27,000 vehicles per day and can absorb the
additional approximately 1,100 daily trips on weekdays and approximately 510 trips on
weekends expected to be generated by the proposed development.
Similarly, the proposed facility will have a minimal impact on the existing traffic pattern
during the peak hours. The traffic study submitted indicates that during the evening peak
hour, the facility will generate approximately 120 vehicle trips (60 cars entering and 60
exiting the site)or two additional cars per minute on the area roadways.
The proposed development would include one full access driveway with one inbound lane
and two outbound lanes (one left-turn lane and one right-turn lane) that will adequately
serve the proposed development.All vehicles entering the site and vehicles exiting the site
traveling northbound will experience no-to-minimal delays. The vehicles exiting the site
making left-turn movements southbound will experience some delays, particularly during
the evening peak hour, however, such delays are not expected to exceed two minutes
(approximately 103.7 seconds per vehicle) and will depend upon the timing of the traffic
light signal just to the north at College Green Drive that will create accessible gaps in
McLean Boulevard traffic. The one-way configuration of the drive aisle around the
building and dome, as well as the location of parking spaces, provides ample space to
accommodate any resulting stacking of vehicles on site and without blocking access to and
from parking spaces. The proposed development will have a minimal impact on the
existing traffic in the area, which will continue to function with safe and efficient traffic
circulation.
Based on the proposed parking demand and supply analysis provided in the traffic and
parking study,the proposed facility is required to have 188 parking spaces based on peak
parking demand during the weekend tournaments. With 156 parking spaces proposed on
site, the proposed facility does not meet its parking requirement, which is one of the
departures requested by the applicant.
To meet this parking demand however, the applicant plans to come to an agreement with
- 1 8 -
Recommendation & Findings of Fact
Petitions 09-25 and 10-25
June 2,2025
the owner of the self-storage property adjacent to the south (927-941 S. McLean
Boulevard), or the owner of the Moose Lodge property in the back of the self-storage
facility (925 S. McLean Boulevard)to use at least 32 additional parking spaces. There are
82 parking spaces on the self-storage property and 124 parking spaces on the Moose Lodge
property,all of which are significantly underutilized. Such parking agreement will need to
be provided prior to City Council review of the petition.
Alternatively, if the applicant cannot obtain approval from one of the adjacent property
owners to the south for additional parking, the scheduling of games during tournaments
will have to be adjusted with games scheduled one hour apart to reduce the potential of
player overlap between the games. The applicant is aware of this condition and does not
have any objections.
The proposed facility will meet its own parking demand during normal operating hours
with the 156 parking spaces proposed on site.And with the parking agreement with one of
the properties to the south, or the adjustment to the scheduling of games during
tournaments, the facility will also meet its parking demand during busiest tournaments on
weekends. As such, the proposed facility will not have any negative effect on the
surrounding properties.
D. Location, Design, and Operation Standard. The suitability of the subject property for
the intended conditional use with respect to it being located, designed, and operated so as
to promote the purpose and intent of this title and chapter.
Findings. The subject property is suitable for the intended conditional use with respect to
it being located, designed, and operated so as to promote the purpose and intent of the
zoning ordinance. The proposed sports dome facility represents a desirable development
that will provide additional indoor recreational opportunities which are currently not
available not only in the City, but in the entire Kane County. The proposed facility is
located in close proximity to the Elgin sports complex,which will enable close cooperation
with the City of Elgin Parks and Recreation staff, and organization of events across both
the proposed sports dome and Elgin Sports Complex outdoor fields.
The proposed facility is designed so that it has minimal impact on the surrounding
properties and the traffic conditions in the area. And with the parking agreement with the
property adjacent to the south, or the adjustment to game scheduling during tournaments
to avoid player overlap, the proposed facility will not have any negative effect on the
surrounding properties even during the busiest tournaments.
E. Historic Preservation Standard. Where applicable, the conditional use shall make
possible an efficient contemporary use of or a compatible improvement to a designated
landmark or property located in a designated historic district while preserving those
portions and features of the property which are significant to its historic, architectural,
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Recommendation & Findings of Fact
Petitions 09-25 and 10-25
June 2,2025
and cultural values to an historic preservation plan.
Findings. This standard is not applicable. The subject property is neither designated as a
local historic landmark nor is it located within a locally designated historic district.
RECOMMENDATION
The Community Development Department and the Planning & Zoning Commission recommend
approval of Petitions 09-25 and 10-25,subject to the following conditions:
1. Substantial conformance to the Development Application submitted by Midwest Sprots
Center,as applicant,and Thistle Forbes,LLC,as property owner,received April 18,2025,
and supporting documents including:
a. Statement of Purpose and Conformance (For Map Amendment and Conditional Use)
Elgin Sports Dome,909 S. McLean Boulevard, Elgin, Illinois,dated May 23,2025;
b. Undated letter to the City of Egin Board Members, received April 18, 2025;
c. Undated Illinois Youth Soccer business plan April—2025,received April 18,2025;
d. ALTA/NSPS Land Title Survey, prepared by Vanderstappen Land Surveying, Inc.,
dated December 18, 2024;
e. Boundary and Topographic Survey,prepared by Haeger Engineering,dated March 12,
2025;
f. Architectural plan set titled: Site Development Plan Submittal Midwest Sports Center
909 S McLean Blvd Elgin, IL 60123, prepared by Groundwork Architects/Planners,
dated May 23, 2025, with such further revisions as required by the Community
Development Director;
g. Plat of Easement, prepared by Haeger Engineering, dated May 23, 2025, with such
further revisions as required by the City Engineer;
h. Three-page engineering plan set, including Concept Geometry Plan, Concept Grading
Plan,and Concept Utility Plan, prepared by Haeger Engineering,dated May 23, 2025,
with such further revisions as required by the City Engineer;
i. Concept Fire Truck Access Exhibit, prepared by Haeger Engineering, dated May 23,
2025,with such further revisions as required by the Community Development Director;
j. Ten-page Preliminary Landscape Plan, prepared by Dickson Design Studio, dated
March 20, 2025, last revised May 27, 2025, with such further revisions as required by
the Community Development Director;
k. Site Photometric Plan, prepared by Cartland Kraus Engineering, Ltd., dated May 23,
2025,with such further revisions as required by the Community Development Director;
I. Addendum: Tree Inventory for Tree Preservation & Removal / Landscape Plan,
prepared by Dickson Design Studio,dated April 18, 2025,with such further revisions
as required by the Community Development Director; and
m. Traffic Impact Study, prepared by Haeger Engineering, dated April 18, 2025, last
-20 -
Recommendation & Findings of Fact
Petitions 09-25 and 10-25
June 2, 2025
revised May 22,2025.
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 construction of a sports dome facility with an
approximately 18,000-square foot support building and one full-sized outdoor soccer field
on the Subject Property provided a minimum of 156 parking spaces are located on the
Subject Property.
3. A departure is hereby granted to allow the removal and replacement of trees on the Subject
Property in substantial conformance with the ten-page Preliminary Landscape Plan,
prepared by Dickson Design Studio,dated March 20,2025,last revised May 27,2025,with
such further revisions as required by the Community Development Director.
4. Prior to the issuance of the Building Permit,the applicant shall submit to the Development
Administrator a shared parking agreement with an owner of a property located on the east
side of S.McLean Boulevard in close proximity to the Subject Property to allow for persons
associated with the sports dome to use at least thirty-two(32)additional parking spaces on
such property located on the east side of S. McLean Boulevard and in close proximity to
the Subject Property. Such shared parking agreement shall be in a form first found
acceptable and approved by the City. Such shared parking agreement shall be in effect
during all times a tournament is held on the Subject Property.
The owner or the operator of the sports dome facility may request approval by the
Development Administrator of a substitute agreement for the use of parking spaces on
another property. Such substitute agreement for the use of off-premises parking, and the
terms of it, shall be in the form and as approved by the City.
Any agreement used to satisfy the terms of this condition shall include a provision that said
agreement may neither be terminated nor the amount of parking shared reduced below 32
parking spaces without the written consent of the Development Administrator.
Should the applicant not be able to secure a shared parking agreement with one of the
owners of a property located on the east side of S. McLean Boulevard in close proximity
of the Subject Property, the applicant shall schedule the games to be played on the same
field one(1)hour apart during any tournament held on the Subject Property.
5. The applicant shall restripe and reduce the length of the existing northbound left-turn lane
on S. McLean Boulevard at College Green Drive intersection to 75 feet to accommodate
and stripe a 75-foot-long southbound left-turn lane on S.McLean Boulevard.
-21 -
Recommendation & Findings of Fact
Petitions 09-25 and 10-25
June 2,2025
6. All street graphics must comply with the zoning ordinance requirements.
7. Compliance with all applicable codes and ordinances.
The vote of the Planning&Zoning Commission on the motion to recommend approval of Petitions
09-25 and 10-25 subject to the conditions outlined above,was six(6)yes,zero(0)no,and zero(0)
abstentions. All members were present.
Respectfully Submitted,
s/Jay Cox
Jay Cox,Chairman
Planning&Zoning Commission
s/Damir Latinovic
Damir Latinovic,AICP; Secretary
Planning&Zoning Commission
-22-
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EXHIBIT A _
Aerial / Location Map A
.z.,
E LG I N 0 250 500 ft
TFIF CITY IN THE:SUBURBS I I
•
PCF
PNB Subject Property
C Petition #09-25 & #10-25
4 ' _ 1
Zoning
Q RC1-RESIDENCE CONSERVATION 1 PORI
Q RC2-RESIDENCE CONSERVATION 2
•
1 Q RC3-RESIDENCE CONSERVATION 3
Q PRC-PLANNED RESIDENCE CONSERVATION
" Q RC3-RESIDENCE CONSERVATION DISTRICT 40
1 Q SFR1-SINGLE FAMILY RESIDENCE 1 L'f T1
Q SFR2-SINGLE FAMILY RESIDENCE 2
W II
- Q PSFR1-PLANNED SINGLE FAMILY RESIDENCE 1
PSFR2-PLANNED SINGLE FAMILY RESIDENCE 244
._
Q rFR-TWO FAMILY RESIDENCE O
PTFR-PLANNED TWO FAMILY RESIDENCE - - -- -N
PMFR-PLANNED MULTIPLE FAMILY RESIDENCE
MFR-MULTIPLE FAMILY RESIDENCE I PORI
El RB-RESIDENCE BUSINESS i
PRB-PLANNED RESIDENCE BUSINESS
NB-NEIGHBORHOOD BUSINESS
PNB-PLANNED NEIGHBORHOOD BUSINESS
I
aAB-AREA BUSINESS —`
al PAB-PLANNED AREA BUSINESS
- CC1-CENTER CITY 1 \
- CC2-CENTER CITY 2
IPCC-PLANNED CENTER CITY
PCC2-PLANNED CENTER CITY 2
ORI-OFFICE RESEARCH INDUSTRIAL Crispin Drive
PORI-PLANNED OFFICE RESEARCH INDUSTRIAL
GI-GENERAL INDUSTRIAL
PGI-PLANNED GENERAL INDUSTRIAL T ��
CI-COMMERCIAL INDUSTRIAL CI �a1J
- CF-COMMUNITY FACILITY
- PCF-PLANNED COMMUNITY FACILITY
i iS �c i I i rm -
EXHIBIT B
Zoning MapA
I
E LG I N 0 250 500 ft
THE Cm IN THE SUBURBS' I + I I
Subject Property
Petition #09-25 & #10-25
College Green Drive
0627126006 0627200001
Torrey Pines Drive
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EXHIBITC Parcel Map
E LG I N 0 250 500 ft
T(CITY IN TIE SUBURBS 1 1 I I
EXHIBIT D
SITE LOCATION
909 S. McLean Blvd
Petitions 09-25 and 10-25
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Bird's eye view looking south
EXHIBIT D
SITE LOCATION
909 S. McLean Blvd
Petitions 09-25 and 10-25
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Street view of the property from S. McLean Blvd
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View of the subject property from
the property adjacent to the north