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HomeMy WebLinkAboutG35-25 Ordinance No. G35-25 AN ORDINANCE GRANTING A CONDITIONAL USE FOR AN ARENA, SPORTS FIELD, AND SPORTING AND RECREATIONAL CAMP IN THE PCF PLANNED COMMUNITY FACILITY DISTRICT AND ARC ARTERIAL ROAD CORRIDOR OVERLAY DISTRICT (909 South McLean Boulevard) WHEREAS, written application has been made requesting conditional use approval to establish a sports arena, sports field, and a sporting and recreational camp at 909 S. McLean Boulevard; and WHEREAS, the zoning lot with the building containing the premises at 909 S. McLean Boulevard is legally described herein(the"Subject Property"); and WHEREAS, the Subject Property is located within the PCF Planned Community Facility District established by Ordinance No. G34-25, and the ARC Arterial Road Corridor Overlay District, and a sports arena, sports field, and a sporting and recreational camp are all listed as a conditional use within the PCF Planned Community Facility District; 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 conditional use in the PCF Planned Community Facility District established by Ordinance No. GXX-25, 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 a conditional use to establish a sports arena,sports field,and a sporting and recreational camp is hereby granted for the property commonly known as 909 S. McLean Boulevard,commonly identified by Kane County Property Index Numbers 06-27-126-006 and 06- 27-200-001, and legally described as follows: 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 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 2 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 conditional use for the Subject Property as authorized by this ordinance shall be subject to the following additional 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 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. 3 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. 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. 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. 3. 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. 4. All street graphics must comply with the zoning ordinance requirements. 5. Compliance with all applicable codes and ordinances. Section 4. That this ordinance shall be in full force and effect upon its passage in the manner provided by law. i avid J. Ka ain, ayor 4 Presented: July 23, 2025 Passed: July 23, 2025 Omnibus Vote: Yeas: 9 Nays: 0 Recorded: July 23, 2025 Published: July 23, 2025 Att t: z (� a o� 4Z)(lae.) „ Tiv tt war.:: imberly De is, C. Clerk t' t, ke:: y t• . 5 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. -2- Recommendation & Findings of Fact Petitions 09-25 and I 0-25 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 1111. .new .41 w10110 �• I • .� . 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. -3 - Recommendation & Findings of Fact Petitions 09-25 and 10-25 June 2, 2025 Iiip Ar- r. tyrrr,rllllllllll;lill! �� ���� lee IF i l 1111160„.- II a *PM" 63 111-''' '')11.11.111111L .r —1 - 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 -4- 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 IAA EAN BLVD •-� _ - ELGIN MAY 23 2025 111_-111ALM e± ... NORTH ELE' TION MO 00 NW m Sra 00 00 UM nil00 00 1111 _Ala CM 00 00- WI 00 00 WEST(FRONT)ELEVATION 9 f f W 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 -5 - 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 from/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. -6- 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 -7- Recommendation & Findings of Fact Petitions 09-25 and I 0-25 June 1 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 Grill 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 -9 - Recommendation & Findings of Fact Petitions 09-25 and I 0-25 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. - 10- 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 - 11 - 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 - 12 - 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 - 13 Recommendation & Findings of Fact Petitions 09-25 and 10-25 June 2,2025 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. 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. - 14- 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 - 17- 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 - 18 - 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, - 19- 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; 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 - 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- t " ____- ' , immo. , 1 141" 460 4.: , - . L' ar ,,,,. . ; -f . 1 r Subject Property Mit ,.. (- " ( Petition #09-25 & #10-25 College Green Drive +..P s .. ' xs t Torrey Pines Drive MIMI EINIINFIII _,.,1 let „ _ . , .. _.=., .,...,....„ ......7 . ,. . . .. . _.44 .._ _ .., ... • It4c •r-, 1 I imp Crispin Drive I !T!!! Aerial / Location Map 1 ELGIN 0 2i0 500ft PCF ir@li PN E Subject Property in Petition #09-25 & #10-25 -- / Zoning RC1-RESIDENCE CONSERVATION 1 13PORI RC2-RESIDENCE CONSERVATION 2 '; RC3-RESIDENCE CONSERVATION 3 l Q PRC-PLANNED RESIDENCE CONSERVATION 0 - Q RC3-RESIDENCE CONSERVATION DISTRICT m Q SFR1-SINGLE FAMILY RESIDENCE 1 o 0 CISFR2-SINGLE FAMILY RESIDENCE 2 Q PSFR1-PLANNED SINGLE FAMILY RESIDENCE 1 (0 PSFR2-PLANNED SINGLE FAMILY RESIDENCE 2 QTFR-TWO FAMILY RESIDENCE O - QPTFR-PLANNED TWO FAMILY RESIDENCE t/1 ® PMFR-PLANNED MULTIPLE FAMILY RESIDENCE ® MFR-MULTIPLE FAMILY RESIDENCE ,, r I QRB-RESIDENCE BUSINESS �d u QPRB-PLANNED RESIDENCE BUSINESS UMNB-NEIGHBORHOODBUSINESS ® PNB-PLANNED NEIGHBORHOOD BUSINESS . - - AB-AREA BUSINESS - PAB-PLANNED AREA BUSINESS - CC1-CENTER CITY 1 \ - CC2-CENTER CITY 2 - PCC-PLANNED CENTER CITY - PCC2-PLANNED CENTER CITY 2 Crispin Drive ® ORI-OFFICE RESEARCH INDUSTRIAL ® PORI-PLANNED OFFICE RESEARCH INDUSTRIAL - GI-GENERAL INDUSTRIAL - PGI-PLANNED GENERAL INDUSTRIAL m� MI CI-COMMERCIALINDUSTRIAL C `,WJ i - CF-COMMUNITY FACILITY -I 1.1 PCF-PLANNED COMMUNITY FACILITY EXHIBIT B Zoning Map A 11. ELGIN 0 250 500ft THE CRY IN THE SUBURBS I 1 1 i I Subject Property Petition #09-25 & #10-25 College Green Drive 0627126006 0627200001 Torrey Pines Drive L. a) 0 rts 4111 CV t _ i.+ Crispin Drive r EXHIBITC Parcel Map ELGIN 0 250 500ft THE CT'IN THE SUBURBS I I EXHIBIT D SITE LOCATION 909 S. McLean Blvd Petitions 09-25 and 10-25 , _ Subject property t- ti.. 4t f I egg reen D rive _ - — if `� yq+� ii � $ 11111161112: :1;\ y • ' '' " 4* ' 111011111111 . ' 'ii' . . • I.44. ihiiim, . , ,...._...„ . , _._ ..., 44. • ,, = Bird's eye view looking north .: _ - . .1111a111.11111 ' ;fir s J To 'I Drive .-g is ) a ..... .(id 0� • r..:. f -_ ! s. 14 . • .ad ..1 i t • ..+' t f !,ft '� I 4... .. --- A ' .'!w fF r — Cnllc:gr'GreenDrive Sub ect .ropert " = '_� :f011tr: — . A a is, l) r ► c, rc 'At '411.1 114.In YMletvite_R. t - t t Bird's eye view looking south EXHIBIT D SITE LOCATION 909 S. McLean Blvd Petitions 09-25 and 10-25 9S111.1111111-1-11ihir...: . -- ' 1111116b, , • .t - er . 4A .• , , . , U' t , +T a .. ►N �C-V a �� .L1 . i_ I .mod ----- __ - ._._.... -- . . � -"— ....,_ -- 4 r:4 ♦ _ .t„,...y, t _. -.��-- __ [ ...mompr . -: Street view of the property from S. McLean Blvd og y , f r. dra - - - la \. 41111111.11101111 View of the subject property from the property adjacent to the north