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HomeMy WebLinkAboutG35-21 Ordinance No. G35-21 AN ORDINANCE RECLASSIFYING TERRITORY IN THE RC2 RESIDENCE CONSERVATION DISTRICT TO CF COMMUNITY FACILITY DISTRICT (731 Center Street, 737 Center Street, 265 Lincoln Avenue, 269 Lincoln Avenue, and 738 Prospect Boulevard) WHEREAS, written application has been made to reclassify certain properties located at 731 Center Street, 737 Center Street, 265 Lincoln Avenue, 269 Lincoln Avenue, and 738 Prospect Boulevard from RC2 Residence Conservation District to CF Community Facility District; and WHEREAS, the zoning lots containing the premises at 731 Center Street, 737 Center Street, 265 Lincoln Avenue, 269 Lincoln Avenue, and 738 Prospect Boulevard are legally described herein(the "Subject Property"); and WHEREAS,the Planning and Zoning Commission conducted a public hearing concerning said application on June 7, 2021, 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; 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 map amendment from RC2 Residence Conservation District to CF 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 7, 2021, 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 CF Community Facility District the following described properties: LOT 2 OF PLEASANT VIEW ADDITION TO ELGIN ACCORDING TO THE PLAT RECORDED IN BOOK 8 OF PLATS, PAGE 43, IN THE CITY OF ELGIN, KANE COUNTY, ILLINOIS. (commonly known as 731 Center Street), and LOT 1 OF PLEASANT VIEW ADDITION TO ELGIN ACCORDING TO THE PLAT RECORDED IN BOOK 8 OF PLATS, PAGE 43, IN THE CITY OF ELGIN, KANE COUNTY, ILLINOIS. (commonly known as 737 Center Street), and THE WEST 48.18 FEET OF LOT 3 (EXCEPT THE SOUTH 60 FEET) IN BLOCK IV OF LOVELL'S ADDITION TO ELGIN, AND THE EAST 19.80 FFET OF LOT 10 (EXCEPT THE SOUTH 60 FEET) IN BLOCK IV OF LOVELL'S SUBDIVISION OF PART OF LOVELL'S ADDITION TO ELGIN, LYING SOUTH OF LINCOLN AVENUE, IN THE CITY OF ELGIN, KANE COUNTY, ILLINOIS. (commonly known as 265 Lincoln Avenue), and THE WEST 59.31 FEET OF THE EAST 133.32 FEET OF THE NORTH 66.0 FEET OF LOT 3 IN BLOCK 4 IN LOVELL'S ADDITION TO ELGIN ACCORDING THE PLAT RECORDED IN BOOK 3 OF PLATS, PAGE 118, IN THE CITY OF ELGIN, KANE COUNTY, ILLINOIS. (commonly known as 269 Lincoln Avenue), and THE EAST 74.01 FEET OF THE EAST 133.32 FEET OF THE NORTH 66.0 FEET OF LOT 3 IN BLOCK 4 IN LOVELL'S ADDITION TO ELGIN ACCORDING THE PLAT RECORDED IN BOOK 3 OF PLATS, PAGE 118, IN THE CITY OF ELGIN, KANE COUNTY, ILLINOIS. (commonly known as 738 Prospect Boulevard). - 2 - Section 3. That this ordinance shall be in full force and effect immediately after its passage in the manner provided by law. David a in, yor Presented: July 14, 2021 Passed: July 14, 2021 Omnibus Vote: Yeas: 9 Nays: 0 Recorded: July 14, 2021 a Published: July 16, 2021 i Users F"J) At st: T"4 Kimberly Dewis, Ci erkfi�l - 3 - EXHIBIT A June 7, 2021 RECOMMENDATION & FINDINGS OF FACT OF THE COMMUNITY DEVELOPMENT DEPARTMENT AND THE PLANNING & ZONING COMMISSION CITY OF ELGIN, IL OVERVIEW Provided herein are the written findings and recommendation of the Community Development Department and the Planning & Zoning Commission regarding Petition 21-21, an application by Community School District U-46, as applicant and property owner, requesting approval of a map amendment to rezone five properties from RC2 Residence Conservation District to CF Community Facility District to construct a parking lot expansion at the McKinley Elementary School property commonly referred to as 258 Lovell Street. The five properties are commonly referred to as 731 Center Street, 737 Center Street, 265 Lincoln Avenue, 269 Lincoln Avenue, and 738 Prospect Boulevard. GENERAL INFORMATION Petition Number: 21-21 Property Location: 731 Center Street, 737 Center Street, 265 Lincoln Avenue,269 Lincoln Avenue, and 738 Prospect Boulevard Requested Action: Map Amendment from RC2 Residence Conservation to CF Community Facility District Current Zoning: RC2 Residence Conservation District Proposed Zoning: CF Community Facility District Existing Use: Vacant Proposed Use: Part parking lot,part vacant Applicant: School District U-46 Owner School District U-46 Recommendation & Findings of Fact Petitions 21-21 June 7, 2021 Staff Coordinators: Damir Latinovic,AICP, Senior Planner Exhibits Attached: A. Aerial/Location Map B. Zoning Mai C. Parcel Map D. Site Location G. Development Application and Attachments H. Draft Ordinance BACKGROUND Community School District U-46, as applicant and property owner, is requesting approval of a map amendment to rezone five properties from RC2 Residence Conservation District to CF Community Facility District to construct a parking lot expansion at the McKinley Elementary School property commonly referred to as 258 Lovell Street. The five properties are commonly referred to as 731 Center Street,737 Center Street, 265 Lincoln Avenue,269 Lincoln Avenue, and 738 Prospect Boulevard. SOS ) avant residentially- _ ed properties, - owned by SD U 46 proposed to be 9 )H 7M 7){ 361 It rezoned from RC2 7]1 to CF Community "' 731 Facilit District. ,n � IN 4 17 ne 707 e i TO) )1� )1 ]M W >a 7 leM N /as OIY Figure 1.Areal map of the five properties to be rezoned from RC2 to CF District McKinley Elementary School property,located at 258 Lovell Street,is surrounded by Lovell Street on the south, Center Street on the west, Lincoln Avenue on the north, and Prospect Boulevard on the east.The majority of the 3.14-acre block is zoned CF Community Facility District.Five former -2 - Recommendation & Findings of Fact Petitions 21-21 June 7, 2021 single-family lots,commonly known as 731 Center Street,737 Center Street,265 Lincoln Avenue, 269 Lincoln Avenue, and 738 Prospect Boulevard, are zoned RC2 Residence Conservation District. U-46 owns all properties on this block surrounding the McKinley Elementary School, including the five vacant lots zoned RC2. The school grounds include the 48,000-square foot school building, a park playground at the northeast corner of Center Street and Lovell Street, an asphalt school playground south of the school building along Lovell Street, and a staff parking lot located north of the school building with 33 parking stalls and access driveway to Prospect Boulevard. All surrounding properties are zoned RC2 Residence Conservation District and are improved with single-family homes or single-family structures converted to two or three-unit dwellings. ! I --.-- „t J j _- 61, �� ��- ,I c ,, •I i ;i nl _ i t J .. _ Figure 2.Existing(left)and proposed(right)site plan U-46 is proposing to expand the existing staff parking lot northeast of the school building northward towards Lincoln Avenue.The number of parking stalls in the parking lot would increase from 33 to 50 parking stalls. The proposed parking lot would maintain the existing western edge with the expansion to the north.The expanded parking lot would be located ten feet from the north street lot line of the school's zoning lot along Lincoln Avenue and ten feet from the eastern street lot line along Prospect Boulevard, both of which meet the required vehicle use area street yard setback of ten feet. The applicant would install the required landscaping within and along the perimeter of the parking lot including 12 new shade trees. The existing parking lot is in poor condition. The intent is to reconstruct the lot and expand it to accommodate additional parking - 3 - Recommendation & Findings of Fact Petitions 21-21 June 7,2021 with a more efficient layout.The parking lot would maintain the existing access driveway to Lovell Street. The proposed parking lot would be expanded onto the 269 Lincoln Avenue and 738 Prospect Boulevard properties,which are zoned RC2 Residence Conservation District. A parking lot is not a permitted or a conditional use in the RC2 District. Therefore, U-46 is requesting approval to rezone those properties from RC2 to CF Community Facility District to match the zoning classification of the school and to allow the parking lot expansion. In addition,U-46 is requesting approval to rezone the other properties(731 Center Street,737 Center Street,265 Lincoln Avenue) zoned RC2 to CF zoning district so that all properties on this block are in the same CF Community Facility zoning district. U-46 owns all properties on this block. Other site work proposed by U-46 includes reconstruction of the asphalt playground south of the school and removal of all existing chain link fence on the property. The applicant would remove nine existing trees around the existing parking lot and several existing evergreen arborvitae trees, but the applicant would install 12 new shade trees and 113 new shrubs,including new shrubs along the south side of the asphalt playground south of the school. It is worth noting that the school is exempt from the tree removal replacement requirements of the tree preservation ordinance. The McKinley Elementary School is required to provide one parking space per full time employee, plus one parking space per ten seats in the largest classroom.The school has 50 full time employees and ten part time employees, and 28 seats in the largest classroom. As such, the school is required to have 53 parking spaces. With 33 parking spaces in the existing on-site parking lot,the property is lawful non-conforming regarding parking. The applicant is proposing to increase the number of on-site parking from 33 to 50 parking spaces, which will reduce the parking non-conformity. Unrestricted on-street parking is available on the east side of Center Street, both sides of Lincoln Avenue, and both sides of Prospect Boulevard. School bus loading and unloading takes place on the north side of Lovell Street while no parking is allowed on the south side of Lovell Street on school days from 8:00 AM to 4:00 PM. The Community Development Department offers the following additional information: A. Property History.The western half of the McKinley Elementary School block was zoned A Residential District,while the eastern half of the block was zoned B Residential District with the first zoning ordinance in 1927. By 1950, the southeast corner of the block was zoned S Public School Property,while the remainder of the block was zoned B Residential District. In 1962,the southeast corner of the block remained zoned S School District,while the remainder of the block was rezoned to R3 Two-Family Residence District. In 1992,the majority of the block was zoned CF Community Facility District,except for the five subject properties along Center Street,Lincoln Avenue and Prospect Boulevard,which were zoned RC2 Residence Conservation District. The McKinley School Building was originally constructed in 1887. U-46 started -4 - Recommendation & Findings of Fact Petitions 21-21 June 7,2021 acquiring the single-family homes on the block in the early 1990s and subsequently demolished the homes upon purchases. The last home was demolished in 2015. B. Surrounding Land Use and Zoning.The McKinley Elementary School property is zoned CF Community Facility District. The subject five former single-family lots, commonly known as 731 Center Street, 737 Center Street,265 Lincoln Avenue,269 Lincoln Avenue, and 738 Prospect Boulevard, are zoned RC2 Residence Conservation District. All surrounding properties are zoned RC2 Residence Conservation District and are improved with single-family homes or single-family structures converted to two or three-unit dwellings. C. Comprehensive Plan. The entire school block surrounded by Center Street on the west, Lincoln Avenue on the north,Prospect Boulevard on the east and Lovell Street on the south is classified as Public/Semi-Public land use by the 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 education 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. D. Zoning District. The purpose of the community facility districts is to provide for the development and protection of various community facilities with both standard and planned land use and site design regulations. 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 in an established residential neighborhood in the northeast part of the city. All surrounding properties have been part of the City since its inception,and have been developed with single-family homes.The single- family homes on most surrounding properties were completed around the turn of the 20' century. Over the years, some of the single-family homes have been converted into two- and three-family dwellings, but the neighborhood maintains predominantly single-family residential character. There has been no new construction in the immediate area in recent years. - 5 - Recommendation & Findings of Fact Petitions 21-21 June 7, 2021 FINDINGS After due notice as required by law, the Planning & Zoning Commission conducted a public hearing in consideration of Petition 21-21 on June 7,2021.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 June 7, 2021. 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: STANDARDS FOR MAP AMENDMENTS A. Site Characteristics Standard. The suitability of the subject property for the intended zoning district with respect to its size, shape, significant natural features including topography, watercourses and vegetation and existing improvements. Findings. The subject property is suitable for the intended zoning district with respect to its size, shape, significant features including topography, watercourses, vegetation, and existing improvements. The 3.14-acre block surrounded by Center Street on the west, Lincoln Avenue on the north, Prospect Boulevard on the east, and Lovell Street on south is improved with McKinley Elementary School constructed in 1887 located near the center of the site. The school grounds include an outdoor playground at the northeast corner of Center Street and Lovel Street, an asphalt playground south of the school along Lovell Street,and staff parking lot northeast of the school building. Most of the block is zoned CF Community Facility District, except for the five subject properties along Center Street, Lincoln Avenue, and Prospect Boulevard, which are still zoned RC2 Residence Conservation District. The five residentially-zoned lots were previously improved with single-family homes. U-46 started acquiring the single-family lots in the early 1990s and demolishing the homes upon acquisition. The last home at the southeast corner of Center Street and Lincoln Avenue was demolished in 2015. All subject properties are currently vacant. Several mature trees existing north of the existing parking lot that would be removed to accommodate the proposed parking lot expansion northward. The school property is exempt from the tree replacement requirements of the preservation ordinance, but the applicant would install all required landscaping as part of the parking lot expansion, including 12 new shade trees. There are no existing natural features, including topography or watercourses that would have a negative impact on the proposed parking lot expansion. B. Sewer and Water Standard. The suitability of the subject property for the intended zoning district with respect to the availability of adequate Municipal water, wastewater treatment -6- Recommendation &Findings of Fact Petitions 21-21 June 7, 2021 and stormwater control facilities. Findings. The subject property is suitable for the intended zoning district with respect to the availability of adequate water, sanitary treatment, and storm water control facilities. The school property is served by municipal water, sanitary sewer,and stormwater utilities. The existing utilities can adequately service the school. The applicant is not proposing to make any changes to the existing water and sanitary sewer infrastructure. The site stormwater is collected by a storm sewer system consisting of an open-bottom catch basin that drains into the groundwater. The applicant intends to maintain the existing catch basin and install an additional inlet to tie into the existing catch basin and convey the flow of stormwater from the proposed parking lot expansion area. The existing stormwater drainage south of the school building would be maintained. All proposed improvements would comply with the stormwater ordinance. C. Traffic and Parking Standard. The suitability of the subject property for the intended zoning district with respect to the provision of safe and efficient on-site and off-site vehicular circulation designed to minimize traffic congestion. 1. Nonresidential land uses should be located central and accessible to the area or population served without requiring traffic movements through or into a residential neighborhood. Nonresidential land uses should not be located within residential neighborhoods, but on their periphery as defined by the "arterial street"[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 zoning district with respect to the provision of safe and efficient on-site and off-site vehicular circulation designed to minimize traffic congestion.The school property currently functions with safe and efficient traffic circulation. On-street parking on the north side of Lovell Street is used by U-46 School Buses during pick-up and drop-off. The staff parking lot in the northeast corner of the property adequately serves the school, but is in poor condition. The intent is to reconstruct the parking lot and expand it to provide additional parking, two accessible parking stalls, and improve the flow within the parking lot. The existing access driveway to Prospect Boulevard would be maintained. The McKinley Elementary School is required to provide one parking space per full time employee,plus one parking space per ten seats in the largest classroom. With 50 full time - 7 - Recommendation & Findings of Fact Petitions 21-21 June 7, 2021 employees and 28 seats in the largest classroom,the school is required to have 53 parking spaces. With 33 parking spaces in the existing on-site parking lot, the property is lawful non-conforming regarding parking. The applicant is proposing to increase the number of on-site parking from 33 to 50 parking spaces for all full-time employees. Unrestricted on- street parking is available on the east side of Center Street, both sides of Lincoln Avenue, and both sides of Prospect Boulevard. School bus loading and unloading takes place on the north side of Lovell Street. No parking is allowed on the south side of Lovell Street on school days from 8:00 AM to 4:00 PM. D. Zoning History Standard. The suitability of the subject property for the intended zoning district with respect to the length of time the property has remained undeveloped or unused in its current zoning district. Findings.The property is suitable for the intended zoning district with respect to the length of time the property has remained undeveloped or unused in its current zoning district. The western half of the McKinley Elementary School block was zoned A Residential District, while the eastern half of the block was zoned B Residential District with the first zoning ordinance in 1927. By 1950, the southeast corner of the block was zoned S Public School Property, while the remainder of the block was zoned B Residential District. In 1962, the southeast corner of the block remained zoned S School District,while the remainder of the block was rezoned to R3 Two-Family Residence District.In 1992,the majority of the block was zoned CF Community Facility District, except for the five subject properties along Center Street, Lincoln Avenue and Prospect Boulevard,which were zoned RC2 Residence Conservation District. The McKinley School Building was originally constructed in 1887. U-46 started acquiring the single-family homes on the block in the early 1990s and subsequently demolished the homes upon purchases. The last home was demolished in 2015. E. Surrounding Land Use and Zoning Standard. The suitability of the subject property for the intended zoning district with respect to consistency and compatibility with surrounding land use and zoning. Findings. The property is suitable for the intended zoning district with respect to consistency and compatibility with surrounding land uses and zoning. The McKinley Elementary School property is zoned CF Community Facility District. The subject five former single-family lots, commonly known as 731 Center Street, 737 Center Street, 265 Lincoln Avenue, 269 Lincoln Avenue, and 738 Prospect Boulevard, are zoned RC2 Residence Conservation District. All surrounding properties are zoned RC2 Residence Conservation District and are improved with single-family homes or single-family structures converted to two or three-unit dwellings. F. Trend of Development Standard. The suitability of the subject property for the intended - 8 - Recommendation & Findings of Fact Petitions 21-21 June 7, 2021 zoning district with respect to consistency with an existing pattern of development or an identifiable trend of development in the area. Findings. The subject property is suited for the intended zoning district with respect to consistency with an existing pattern of development or an identifiable trend of development in the area. The subject property is located in an established residential neighborhood in the northeast part of the city. All surrounding properties have been part of the City since its inception,and have been developed with single-family homes.The single-family homes on most surrounding properties were completed around the turn of the 20'century. Over the years, some of the single-family homes have been turned into two-and three-family dwellings, but the neighborhood maintains predominantly single-family residential character. There has been no new construction in the immediate area in recent years. G. Zoning District Standard: The suitability of the subject property for the intended zoning district with respect to conformance to the provisions for the purpose and intent, and the location and size of a zoning district. Findings. The subject property is suitable for the intended zoning district with respect to conformance to the provisions for the purpose and intent, and the location and size of a zoning district. The purpose of the community facility districts is to provide for the development and protection of various community facilities with both standard and planned land use and site design regulations. 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 intended zoning district with respect to conformance to the goals, objectives, and policies of the Official Comprehensive Plan Findings. The subject property is suitable for the intended zoning district with respect to conformance to the goals,objectives,and policies of the Official Comprehensive Plan.The entire school block sounded by Center Street on the west, Lincoln Avenue on the north, Prospect Boulevard on the east and Lovell Street on the south is classified as Public/Semi- Public land use by the 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 education 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. -9 - Recommendation & Findings of Fact Petitions 21-21 June 7,2021 RECOMMENDATION The Community Development Department and the Planning & Zoning Commission recommend approval of Petition 21-21, subject to the following conditions: 1. Substantial conformance to the Development Application submitted by School District U- 46, as applicant and property owner, received April 8, 2021, and supporting documents including: a. Undated Application for Map Amendment Statement of Purpose and Conformance, received March 31, 2021; b. Plat of Survey, prepared by Hampton, Lenzini and Renwick, Inc., dated March 30, 2021; and c. Final Engineering Plans for School District U-46 Project#1203 McKinley Elementary School Site Paving 258 Lovell St, Elgin, IL 60120 2021, prepared by Hampton, Lenzini and Renwick, Inc., dated February 15, 2021, last revised May 12, 2021, with such further revisions as requested 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. Compliance with all applicable codes and ordinances. 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. One member was absent. Respectfully Submitted, s/Jay Cox Jay Cox, Chairman Planning&Zoning Commission s/Damir Latinovic Damir Latinovic, AICP; Secretary Planning&Zoning Commission - 10- y o0 = Subject Property Petition 21 -21 Lincoln Ave h C 'i y4 i Lovell St ■ � � e 0 0 i EXHIBITA Aerial/Location Map w+E s Map prepared by City of Elgin o ao so iEo zoo 320eet Department of Community Development a PCF y m w d h V O a i Subject Property Petition 21 -21 RC2 Lincoln Ave w Legend 4 ORC1 Residence Conservation 1 -- ORC2 Residence Conservation 2 ORC3 Residence Conservation 3 QPRC Planned Residence Conservation - - ^- -- --- O SFR1 Single Family Residence 1 O PSFR1 Planned Single Family Residence 1 O SFR2 Single Family Residence 2 O PSFR2 Planned Single Family Residence 2 CF OTRF Two Family Residence Q PTRF Planned Two Family Residence MFR Multiple Family Residence O PMFR Planned Multiple Family Residence OPB Residence Business PRB Planned Residential Business ED NB Neighborhood Business PNB Planned Neighborhood Business Lovell St AB Area Business PAB Planned Area Business -CC1 Center City 1 -CC2 Center City 2 -PCC Planned Center City -ORI Office Research Industrial -PORI Planned Office Research Industrial RC3 -GI General Industrial -PGI Planned General Industrial -Cl Commercial Industrial -CF Community Facility -PCF Planned Community Facility GIS DBO FoxRiver EXHIBIT Zoning Map W " E Map prepared by City of Elgin 0 25 50 100 150 200 Department of Community Development Feet Subject Property 258 Lovell St. Lincoln Ave Petition 21 -21 0612302001 0612302019 0612302020 0612302018 0612302002 0612302014 0612302003 0612302015 061230201 N 0612302004 0612302016 m Q >; 4 � y U 0612302005 0612302010 p a 0612302006 0612302017 0612302007 Lovell St EXHIBIT Parcel Map N A City of Elgin 0 15 30 60 90 120 Department of Community Development Feet EXHIBIT D SITE LOCATION 731 Center Street, 737 Center Street, 265 Lincoln Avenue, 269 Lincoln Avenue, and 738 Prospect Boulevard Petition 21-21 26o eo6305 bD0 no S51 360 602 Vacant residentially- 254 2W 262 .2 66s 12 320 ,r zoned properties, s ' owned by SD U-46 �. proposed to be :7 ' 2" 736 ~3 1- 73. 735. 36, 776 rezoned from RC2 2 rnrn ts2 r32 n 730 .. to CF Community 731 Facilit District nb 4 _ _ 721'-." ''k� --- a 716 '26 b 723 ,2 a 715 256 ; 717 in 715 +r 7os 707 7W 202 20 212 216 220 222 703>30 31! 316 326 352 366 360 3st 366 J72''. ro 16* 64! 16 253 266 266265 663 >7 7133/3 672 P 363 367... 6M t21 227 253 ies ieo sts>11 359 646 }11 648 116.46' Site area map with zoning overlay Lincoln A nue � p r74 t _ rD _ R I 4 441 ( 61.. ..i. 4 • vellStreet ,.,ter _ •�e-.=. a f Bird's eye view looking north Street, EXHIBIT D SITE LOCATION 731 Center . .t, 265 Lincoln • • Lincoln - - and 738 Prospect Boulevard Petition y.. ;jj1jjjj0t Area to be rezoned for parking lot expansion as seen i mr . . Google from Prospect Blv• i '• t t L - Ing Area to be rezoned for parking lot expansion as seen from • Street, EXHIBIT D SITE LOCATION 731 Center . . Lincoln - 269 Lincoln Avenue, and 738 Prospect Boulevard Petition y � M Area to be rezoned as seen from Lincoln Ave Area to be rezoned as seen from Center St K �� it'�+A',r .Y. �'� I f^fir � 'r•J �� Goggle