HomeMy WebLinkAboutG37-20 Ordinance No. G37-20
AN ORDINANCE
RECLASSIFYING TERRITORY IN THE NB NEIGHBORHOOD BUSINESS DISTRICT TO
A PCF PLANNED COMMUNITY FACILITY DISTRICT
(600 South McLean Boulevard)
WHEREAS,written application has been made to reclassify certain property located at 600
South McLean Boulevard from NB Neighborhood Business District to PCF Planned Community
Facility District; and
WHEREAS, the zoning lot containing the premises at 600 South McLean Boulevard is
legally described herein (the "Subject Property"); and
WHEREAS,the Planning and Zoning Commission conducted a public hearing concerning
said application on August 3, 2020, following due notice including by publication; and
WHEREAS, the Community Development Department and the Planning and Zoning
Commission have submitted their Findings of Fact concerning said application; and
WHEREAS, the Community Development Department and the Planning and Zoning
Commission recommend approval of said application, subject to the conditions articulated below;
and
WHEREAS, the City Council of the City of Elgin, Illinois, has reviewed the findings and
recommendations of the Community Development Department and the Planning and Zoning
Commission; and
WHEREAS,the City of Elgin is a home rule unit and as a home rule unit may exercise any
power and perform any function pertaining to its government and affairs; and
WHEREAS, zoning, including, but not limited to, this ordinance granting a planned
development as a map amendment from NB Neighborhood Business District to a PCF Planned
Community Facility District pertains to the government and affairs of the city.
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF
ELGIN, ILLINOIS:
Section 1. That the City Council of the City of Elgin hereby adopts the Findings of
Fact, dated August 3, 2020, and the recommendations made by the Community Development
Department and the Planning and Zoning Commission, a copy of which is attached hereto and
made a part hereof by reference as Exhibit A.
Section 2. That Chapter 19.07 Zoning Districts, Section 19.08.020 entitled "Official
Zoning District Map"of the Elgin Municipal Code, as amended, be and the same is hereby further
amended by adding thereto the following paragraph:
The boundaries hereinafter laid out in the "Zoning District Map", as amended, be and are
hereby altered by including in the PCF Planned Community Facility District the following
described property:
PARCEL ONE:
THAT PART OF THE SOUTHWEST 1/4 OF SECTION 22, TOWNSHIP 41 NORTH,
RANGE 8 EAST OF THE THIRD PRINCIPAL MERIDIAN, DESCRIBED AS
FOLLOWS:
COMMENCING AT THE INTERSECTION OF THE NORTH LINE OF SAID
SOUTHWEST 1/4 AND THE CENTER LINE OF A PUBLIC HIGHWAY (MCLEAN
BLVD); THENCE SOUTHWESTERLY ALONG SAID CENTER LINE OF SAID
HIGHWAY 792 FEET TO AN ANGLE IN SAID HIGHWAY; THENCE
SOUTHWESTERLY ALONG THE CENTER LINE OF SAID HIGHWAY 457.65 FEET
TO A POINT 142.35 FEET NORTHERLY, MEASURED ALONG THE CENTER LINE
OF SAID HIGHWAY, FROM THE SOUTH LINE OF THE NORTHEAST 1/4 OF THE
SOUTHWEST 1/4 OF SAID SECTION 22, BEING THE NORTHEASTERLY CORNER
OF LANDS CONVEYED TO GEORGE D. CARBARY AND LILLIAN L. CARBARY
BY WARRANTY DEED DATED NOVEMBER 14, 1941 AND RECORDED
DECEMBER 16, 1941 IN BOOK 1162, PAGE 165 AS DOCUMENT 481197 FOR A
POINT OF BEGINNING; THENCE NORTH 76 DEGREES, 28 MINUTES, 00
SECONDS WEST 356.4 FEET ALONG SAID NORTHERLY LINE; THENCE NORTH
13 DEGREES, 19 MINUTES, 00 SECONDS EAST 99.3 FEET; THENCE SOUTH 76
DEGREES, 28 MINUTES, 00 SECONDS EAST 362 FEET TO A POINT IN THE
CENTER LINE OF SAID PUBLIC HIGHWAY; THENCE SOUTHWESTERLY
ALONG SAID CENTER LINE, BEING ON A CURVE TO THE LEFT 100 FEET TO
THE POINT OF BEGINNING (EXCEPT THAT PART LYING SOUTHERLY OF A
LINE DRAWN FROM A POINT ON THE EASTERLY LINE 50 FEET NORTHERLY
OF THE SOUTHEAST CORNER THEREOF TO A POINT ON THE WESTERLY LINE
49.65 FEET NORTHERLY OF THE SOUTHWEST CORNER THEREOF; ALSO
EXCEPT THAT PART OF THE SOUTHWEST 1/4 OF SECTION 22, TOWNSHIP 41
NORTH, RANGE 8 EAST OF THE THIRD PRINCIPAL MERIDIAN, DESCRIBED AS
FOLLOWS: COMMENCING AT THE INTERSECTION OF THE NORTH RIGHT OF
WAY LINE OF SPARTAN DRIVE EXTENDED EASTERLY AND THE CENTER
LINE OF MCLEAN BOULEVARD;THENCE NORTHERLY 50.00 FEET ALONG THE
CENTER LINE OF MCLEAN BOULEVARD, SAID CENTER LINE BEING A CURVE
CONCAVE TO THE EAST AND HAVING A RADIUS OF 4,193.46 FEET TO THE
POINT OF BEGINNING;THENCE CONTINUING NORTHERLY 50.00 FEET ALONG
SAID CENTER LINE; THENCE WESTERLY 40.09 FEET ALONG THE EASTERLY
EXTENSION OF THE SOUTH LINE OF LOT 2 OF BURNIDGE BROS. INDUSTRIAL
PARK, UNIT NO. 5, TO THE SOUTHEASTERLY CORNER THEREOF ON AN
ASSUMED BEARING OF NORTH 80 DEGREES, 35 MINUTES, 35 SECONDS WEST
TO A POINT ON A 4,233.46 RADIUS CURVE, THE CENTER OF CIRCLE OF SAID
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CURVE BEARS SOUTH 76 DEGREES, 45 MINUTES, 28 SECONDS EAST FROM
SAID POINT;THENCE SOUTHERLY ALONG SAID CURVE 49.97 FEET,CENTRAL
ANGLE OF 0 DEGREES,40 MINUTES,35 SECONDS, PARALLEL TO THE CENTER
LINE OF MCLEAN BOULEVARD; THENCE 80 DEGREES, 33 MINUTES, 08
SECONDS EAST 40.06 FEET TO THE POINT OF BEGINNING) IN THE CITY OF
ELGIN, KANE COUNTY, ILLINOIS.
PARCEL TWO:
LOT 2 OF BURNIDGE BROS. INDUSTRIAL PARK, UNIT NO. 5, IN THE CITY OF
ELGIN, KANE
COUNTY, ILLINOIS.
(commonly known as 600 South McLean Boulevard)
Section 3. That the City Council of the City of Elgin hereby grants the rezoning from NB
Neighborhood Business District to PCF Planned Community Facility District at 600 South
McLean Boulevard which shall be designed, developed, and operated subject to the following
provisions:
A. Purpose and Intent. The purpose of the PCF Planned Community Facility District
is to provide a planned environment for various types of community facilities,
subject to the provisions of Chapter 19.60 "Planned Developments" of the Elgin
Municipal Code, as amended. In general, community facilities provide
governmental,recreational,educational,health,social,religious,and transportation
services to the community on a for-profit or on a not-for-profit basis.
B. Supplementary Regulations. Any word or phrase contained herein, followed by
the symbol"[SR]", shall be subject to the definitions and the additional interpretive
requirements provided in Chapter 19.90"Supplementary Regulations",of the Elgin
Municipal Code,as amended. The exclusion of such symbol shall not exempt such
word or phrase from the applicable supplementary regulation.
C. General Provisions. In this PCF Planned Community Facility District,the use and
development of land and structures shall be subject to the provisions of Chapter
19.05 "General Provisions", of the Elgin Municipal Code, as amended.
D. Zoning Districts; Generally. In this PCF Planned Community Facility District,
the use and development of land and structures shall be subject to the provisions of
Chapter 19.07 "Zoning Districts", of the Elgin Municipal Code, as amended.
E. Location and Size of District. PCF Planned Community Facility Districts should
be located in substantial conformance to the official comprehensive plan. The
amount of land necessary to constitute a separate PCF Planned Community Facility
District exclusive of rights of way, but including adjoining land or land directly
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opposite a right of way shall not be less than two (2) acres. No departure from the
required minimum size of a planned community facility district shall be granted by
the City Council.
F. Land Use. In this PCF Planned Community Facility District, the use and
development of land and structures shall be subject to the provisions of Chapter
19.10 "Land Use", of the Elgin Municipal Code, as amended. The following
enumerated "land uses" [SR] shall be the only land uses allowed as a "permitted
use" [SR] or as a "conditional use" [SR] in this PCF Planned Community Facility
District:
1. Permitted Uses. Those land uses enumerated as permitted uses within the CF
Community Facility District, Section 19.30.130 A., Land Use, of the Elgin
Municipal Code, as it may be amended from time to time.
2. Conditional Uses. Those land uses enumerated as conditional uses within the
CF Community Facility District, Section 19.30.130 B., Land Use, of the Elgin
Municipal Code, as it may be amended from time to time.
G. Site Design. In this PCF Planned Community Facility District, the use and
development of land and structures shall be subject to the provisions of Section
19.12, "Site Design", of the Elgin Municipal Code, as amended, and Section
19.30.135 "Site Design" for CF Community Facility District, of the Elgin
Municipal Code, as amended, except as provided within this section, and shall be
in substantial conformance with the following documents:
1. Substantial conformance to the Development Application submitted by
Community College District 509, as applicant, and ACPESC, LLC as property
owner, received June 25, 2020, and supporting documents including:
a. A letter regarding: "ECC Development Application", prepared by John E.
Regan, dated June 25, 2020;
b. Undated Statement of Purpose and Conformance, received June 25, 2020;
c. A letter regarding: "ECC Application for Rezoning", prepared by John E.
Regan, dated July 27, 2020; and
d. ALTA/NSPS Land Title Survey, prepared by Alan J. Colson, P.C., dated
May 22, 2020.
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.
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H. Off Street Parking. In this PCF Planned Community Facility District, off-street
parking shall be subject to the provisions of Chapter 19.45 "Off Street Parking", of
the Elgin Municipal Code, as amended.
I. Off Street Loading. In this PCF Planned Community Facility District, off-street
loading shall be subject to the provisions of Chapter 19.47 "Off Street Loading",of
the Elgin Municipal Code, as amended.
J. Signs. In this PCF Planned Community Facility District, signs shall be subject to
the provisions of 19.50 "Street Graphics", of the Elgin Municipal Code, as
amended.
K. Nonconforming Uses and Structures. In this PCF Planned Community Facility
District, nonconforming uses and structures shall be subject to the provisions of
Chapter 19.52"Nonconforming Uses and Structures"of the Elgin Municipal Code,
as amended.
L. Amendments. In this PCF Planned Community Facility District, text and map
amendments shall be subject to the provisions of Chapter 19.55 "Amendments" of
the Elgin Municipal Code, as amended
M. Planned Developments. In this PCF Planned Community Facility District,the use
and development of the land and structures shall be subject to the provisions of
Chapter 19.60"Planned Developments"of the Elgin Municipal Code, as amended.
A conditional use for a planned development may be requested by the property
owner without requiring an amendment to this PCF zoning district.
N. Conditional Uses. In this PCF Planned Community Facility District, conditional
uses shall be subject to the provisions of Chapter 19.65 "Conditional Uses", of the
Elgin Municipal Code, as amended. A conditional use may be requested by the
property owner without requiring an amendment to this PCF zoning district.
O. Variations. In this PCF Planned Community Facility District, variations shall be
subject to the provisions of Chapter 19.10.500 "Authorized Land Use Variations",
Chapter 19.12.800 "Authorized Site Design Variations", and Chapter 19.70
"Variations", of the Elgin Municipal Code, as amended. A variation may be
requested by the property owner without requiring an amendment to this PCF
zoning district.
P. Appeals. Any requirement, determination, or interpretation associated with the
administration and enforcement of the provisions of this ordinance may be appealed
subject to the provisions of Chapter 19.75 "Appeals",of the Elgin Municipal Code,
as amended.
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Section 4. That this ordinance shall be in full force and effect immediately after its passage
in the manner provided by law. --7 Davi J. aptam, yor
Presented: September 9, 2020
Passed: September 9, 2020
Vote: Yeas: 8 Nays: 1
Recorded: September 9, 2020
Published: September 10, 2020 �� �
Attest- % �' `°
i
_ -i: it
Kimberly Dewis, ty Clerk ,� ), .i
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FINDINGS OF FACT
PETITION 19-20
600 S. McLean Boulevard
EXHIBIT A
August 3, 2020
RECOMMENDATION & FINDINGS OF FACT
OF THE COMMUNITY DEVELOPMENT DEPARTMENT AND
THE PLANNING & ZONING COMMISSION
CITY OF ELGIN, IL
OVERVIEW
Provided herein are the written fmdings and recommendation of the Community Development
Department and the Planning & Zoning Commission regarding Petition 19-20, an application by
Community College District 509, as applicant, and ACPESC, LLC,as property owner,requesting
approval of a map amendment to rezone the property located at 600 S. McLean Boulevard from
NB Neighborhood Business District to PCF Planned Community Facility District.
GENERAL INFORMATION
Petition Number: 19-20
Property Location: 600 S. McLean Boulevard
Requested Action: Map Amendment
Current Zoning: NB Neighborhood Business 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
Proposed Use: Community College
Applicant: Community College District 509
Owner ACPESC, LLC
Staff Coordinators: Damir Latinovic, AICP, Senior Planner
Exhibits Attached: A. Aerial/Location Map
Recommendation & Findings of Fact
Petition 19-20
August 3, 2020
B. Zoning Map
C. Parcel Map
D. Site Location
E. Development Application and Attachments
BACKGROUND
Community College District 509, as applicant, and ACPESC, LLC,as property owner, requesting
approval of a map amendment to rezone the property located at 600 S. McLean Boulevard from
NB Neighborhood Business District to PCF Planned Community Facility District.
The subject property is 2.3 acres in area and is located at the northwest corner of S. McLean
Boulevard and Spartan Drive. The property is improved with a 4,800-square foot restaurant
building with 101 accessory parking spaces and was previously occupied by Colonial Café,which
closed approximately two years ago. The property is currently vacant.
The property adjacent to the west and the 50-foot wide parcel adjacent to the south are zoned CF
Community Facility District and are part of ECC campus. The property to the west is improved
with a surface parking lots serving the college, while the 50-foot wide parcel to the south is
improved with a public sidewalk and ECC gateway entrance sign spanning Spartan Drive. It was
believed the campus was re-zoned from CF Community Facility and GI General Industrial to PCF
Planned Community Facility District in 2010 as part of the college's application to construct the
entrance sign across Spartan Drive, however it was found that the adopting ordinances did not
include the rezoning provision. The city will advance an application in the immediate future such
that the campus will be under a unified PCF zoning district.
The property further to the south across Spartan Drive is also owned by ECC, but is zoned PNB
Planned Neighborhood Business District. That property is currently vacant and undeveloped.
The property to the east across S. McLean Boulevard is zoned PCF Planned Community Facility
District, owned by the City of Elgin, and is improved with City of Elgin Fire Station#4.
The property adjacent to the north is zoned NB Neighborhood Business District and is improved
with a restaurant building home to D Hangout Bar and Grill.
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Recommendation & Findings of Fact
Petition 19-20
August 3, 2020
'1 :2 .. 7
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Pdor,-
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• 01 , 016
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,cJ �Land owned
by ECC
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Figure 1.Site area map of the subject property
Proposal
ECC is under contract to purchase the former Colonial Café property and is seeking to rezone the
property to PCF Planned Community Facility District. The college does not have any immediate
plans for the use of the property. The existing building may be renovated to be used as additional
classroom space for college's commercial truck driving school.
ECC owns properties immediately to the west and south,and the acquisition of the subject property
would allow ECC an integrated expansion eastward to S. McLean Boulevard in the future. While
no imminent projects are proposed, ECC is considering a future expansion on the eastern edge of
campus for a new Regional Training Center that could include industrial manufacturing,industrial
maintenance, welding, HVAC and energy management, workforce development, and/or business
and industry incubation. This property is an important piece of that long-range planning process
Any future development on the subject property would be reviewed as an amendment to the PCF
Planned Community Facility District with the review by the Planning and Zoning Commission
and the City Council.
The Community Development Department offers the following additional information:
A. Property History. The subject property was annexed to the City in 1962 as part of
Burnidge Bros. Industrial Park subdivision. Upon annexation, the property was zoned M1
Limited Manufacturing. By 1992,the property was zoned B3 Service Business District. In
1992, the property was rezoned to NB Neighborhood Business District as part of the
comprehensive amendment to the zoning ordinance. In 2001, the property became part of
the ARC Arterial Road Corridor Overlay District.
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Recommendation & Findings of Fact
Petition 19-20
August 3, 2020
The existing 4,800-square foot restaurant building was completed in 1978. In 2014, the
City approved Ordinance No. 41-14 allowing Colonial Cafe restaurant to serve alcohol.
The restaurant closed in 2018, and the property has been vacant since then.
B. Surrounding Land Use and Zoning. The property adjacent to the west and the 50-foot
wide parcel adjacent to the sought and north of Spartan Drive are zoned CF Community
Facility District and are part of ECC Campus. The property to the west is improved with a
surface parking lots serving the college, while the 50-foot wide parcel to the south is
improved with a public sidewalk and ECC gateway entrance sign spanning Spartan Drive.
It was believed the campus was re-zoned from CF Community Facility and GI General
Industrial to PCF Planned Community Facility District in 2010 as part of the college's
application to construct the entrance sign across Spartan Drive, however it was found that
the adopting ordinances did not include the rezoning provision.
The property further to the south across Spartan Drive is also owned by ECC,but is zoned
PNB Planned Neighborhood Business District. That property is currently vacant.
The property to the east across S. McLean Boulevard is zoned PCF Planned Community
Facility District, owned by the City of Elgin, and is improved with City of Elgin Fire
Station#4.
The property adjacent to the north is zoned NB Neighborhood Business District and is
improved with a restaurant building home to D Hangout Bar and Grill.
C. Comprehensive Plan. The subject property is designated as Corridor Commercial by the
City's 2018 Comprehensive Plan. Located along the City's heavily traveled corridors and
intersection, Corridor Commercial areas provide retail services to both local and regional
consumer bases. These areas contain a mix of retail from large community centers with
multiple tenants to smaller stand-alone businesses.Corridor Commercial areas are the most
widely accommodating and ranging commercial areas within the city. Corridor
Commercial areas are auto-oriented by nature but should also be enhanced to be pedestrian-
friendly.
The Comprehensive Plan also notes that as ECC expands, the City should coordinate land
use development with ECC growth, strategically developing businesses and activities that
complement nearby ECC campus uses. The Plan includes an objective to "...Work with
other public agencies, neighboring townships and municipalities, and the local school
districts, and universities to maintain high quality community sites, facilities, and
infrastructure for residents and the business community, constructing, renovating, and
relocating facilities when necessary and appropriate and developing them as a source of
community pride." ...The Plan also includes an objective to: "Support and encourage the
important role higher education institutions play in the Elgin community, including the
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Recommendation & Findings of Fact
Petition 19-20
August 3, 2020
economic impact,workforce development benefit, and business development potential,by
forming new partnership with Judson University and Elgin Community College to identify
mutually—beneficial goals."
D. Zoning 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" of the zoning ordinance. In general,
community facilities provide governmental, recreational, educational, health, social,
religious,and transportation services to the community on a for-profit or on a not-for-profit
basis.
E. Trend of Development.The subject property is located along S. McLean Boulevard south
of the interchange with US Highway 20. The property was platted and was initially zoned
for manufacturing development part of the southwest industrial park centered on Fleetwood
Drive. However,the property developed with a commercial use due to its location along S.
McLean Boulevard,an arterial road. Over time other similar properties in the area along S.
McLean Boulevard also developed with commercial uses. Specifically, the Town and
Country shopping center and other commercial uses developed along S. McLean
Boulevard north of US Highway 20 because of the proximity to surrounding residential
neighborhoods north of US Highway 20. Similarly, commercial uses also established
further south along S. McLean Boulevard North of Bowes Road in the City of Elgin, and
south of Bowes Road in the Village of South Elgin.
The establishment of other commercial developments in the area, which are more
proximate to residential neighborhoods likely played a role in the closing of Colonial Café
restaurant and the lack of a new restaurant in its location.
Due to the presence of other commercial developments in the area with better locations
closer to residential neighborhoods, staff does not anticipate any new commercial
development along S. McLean Boulevard between US Highway 20 and Spartan Drive,
particularly on the west side of S. McLean Boulevard.
FINDI NGS
After due notice as required by law, the Planning & Zoning Commission conducted a public
hearing in consideration of Petition 19-20 on August 3, 2020. 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 August 3, 2020.
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Recommendation& Findings of Fact
Petition 19-20
August 3,2020
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 and planned developments outlined in § 19.60.040:
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 2.3-acre property is improved with a 4,800-
square foot building and the accessory parking lot. The northern approximately 1/3 of the
property is undeveloped open space with several trees and landscaping.The entire property
is generally flat with no significant topographical change. There are no existing
watercourses on the property.
The property is separated from Spartan Drive by a 50-foot wide parcel owned by ECC. An
existing 60-foot wide ingress/egress easement over the ECC parcel allows access to the
property from Spartan Drive. Because the property is adjacent to the 50-foot wide parcel
owned by ECC to the south, and the remainder of ECC campus adjacent to the west, the
subject property is well suited to be incorporated into ECC campus. The incorporation of
the 2.3-acre property could allow a more substantial development for the college at this
intersection of Spartan Drive and S. McLean Boulevard that could define the intersection
as the entrance gateway to the college.
B. Sewer and Water Standard. The suitability of the subject property for the planned
development with respect to the availability of adequate Municipal water, wastewater
treatment and stormwater control facilities.
Findings. The subject property is suitable for the intended planned development with
respect to the availability of adequate water, sanitary treatment, and storm water control
facilities. All necessary municipal water, sanitary sewer, and stormwater utilities already
exist and are located in the vicinity of the site. With no proposed development on the site,
the applicant is not proposing any changes to the existing facilities.
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
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Recommendation & Findings of Fact
Petition 19-20
August 3,2020
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 well positioned to be
incorporated and redeveloped as part of ECC campus in the future. With no proposed
development at this time, the property would not have any impact on the existing traffic
circulation in the area.
Similarly, with no proposed use of the existing building or any new development on the
site,no parking requirement exists. If the existing building is used for additional classroom
space, the 101 parking spaces on site would provide sufficient parking for potential
students and staff.
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 1962 as part of Burnidge Bros.
Industrial Park subdivision. Upon annexation, the property was zoned MI Limited
Manufacturing. By 1992, the property was zoned B3 Service Business District. In 1992,
the property was rezoned to NB Neighborhood Business District as part of the
comprehensive amendment to the zoning ordinance. In 2001, the property became part of
the ARC Arterial Road Corridor Overlay District.
The existing 4,800-square foot restaurant building was completed in 1978. In 2014, the
City approved Ordinance No. 41-14 allowing Colonial Cafe restaurant to serve alcohol.
The restaurant closed in 2018, and the property has been vacant since then.
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.
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Recommendation & Findings of Fact
Petition 19-20
August 3, 2020
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 west and the 50-foot wide parcel adjacent to the sought and north of Spartan
Drive are zoned CF Community Facility District and are part of ECC Campus. The
property to the west is improved with a surface parking lots serving the college, while the
50-foot wide parcel to the south is improved with a public sidewalk and ECC gateway
entrance sign spanning Spartan Drive. It was believed the campus was re-zoned from CF
Community Facility and GI General Industrial to PCF Planned Community Facility
District in 2010 as part of the college's application to construct the entrance sign across
Spartan Drive, however it was found that the adopting ordinances did not include the
rezoning provision.
The property further to the south across Spartan Drive is also owned by ECC,but is zoned
PNB Planned Neighborhood Business District. That property is currently vacant.
The property to the east across S. McLean Boulevard is zoned PCF Planned Community
Facility District, owned by the City of Elgin, and is improved with City of Elgin Fire
Station#4.
The property adjacent to the north is zoned NB Neighborhood Business District and is
improved with a restaurant building home to D Hangout Bar and Grill.
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 along S. McLean Boulevard south
of the interchange with US Highway 20. The property was platted and was initially zoned
for manufacturing development part of the southwest industrial park centered on Fleetwood
Drive. However,the property developed with a commercial use due to its location along S.
McLean Boulevard,an arterial road.Over time other similar properties in the area along S.
McLean Boulevard also developed with commercial uses. Specifically, the Town and
Country shopping center and other commercial uses developed along S. McLean
Boulevard north of US Highway 20 because of the proximity to surrounding residential
neighborhoods north of US Highway 20. Similarly, commercial uses also established
further south along S. McLean Boulevard North of Bowes Road in the City of Elgin, and
south of Bowes Road in the Village of South Elgin.
The establishment of other commercial developments in the area, which are more
proximate to residential neighborhoods likely played a role in the closing of Colonial Café
restaurant and the lack of a new restaurant in its location.
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Recommendation & Findings of Fact
Petition 19-20
August 3,2020
Due to the presence of other commercial developments in the area with better locations
closer to residential neighborhoods, staff does not anticipate any new commercial
development along S. McLean Boulevard between US Highway 20 and Spartan Drive,
particularly on the west side of S. McLean Boulevard.
G. Planned Development District Standard: The suitability of the subject property for the
intended planned development district with respect to conformance to the provisions for
the purpose and intent, and the location and size of a zoning district.
Findings. The subject property is suitable for the intended planned development district
with respect to conformance to the provisions for the purpose and intent, and the location
and size of a zoning district. The purpose of the PCF Planned Community Facility District
is to provide a planned environment for various types of community facilities, subject to
the provisions of Chapter 19.60 "Planned Developments" of the zoning ordinance. In
general, community facilities provide governmental, recreational, educational, health,
social, religious, and transportation services to the community on a for-profit or on a not-
for-profit basis.
H. Comprehensive Plan Standard. The suitability of the subject property for the planned
development with respect to conformance to the goals, objectives, and policies of the
Official Comprehensive Plan
Findings. The subject property is suitable for the intended planned development with
respect to conformance to the goals,objectives,and policies of the Official Comprehensive
Plan. The subject property is designated as Corridor Commercial by the City's 2018
Comprehensive Plan. Located along the City's heavily traveled corridors and intersection,
Corridor Commercial areas provide retail services to both local and regional consumer
bases. These areas contain a mix of retail from large community centers with multiple
tenants to smaller stand-alone businesses. Corridor Commercial areas are the most widely
accommodating and ranging commercial areas within the city. Corridor Commercial areas
are auto-oriented by nature but should also be enhanced to be pedestrian-friendly.
The Comprehensive Plan also notes that as ECC expands,the City should coordinate land
use development with ECC growth, strategically developing businesses and activities that
complement nearby ECC campus uses. The Plan includes an objective to "...Work with
other public agencies, neighboring townships and municipalities, and the local school
districts, and universities to maintain high quality community sites, facilities, and
infrastructure for residents and the business community, constructing, renovating, and
relocating facilities when necessary and appropriate and developing them as a source of
community pride." The Plan also includes an objective to: "...Support and encourage the
important role higher education institutions play in the Elgin community, including the
economic impact, workforce development benefit, and business development potential,by
-9-
Recommendation & Findings of Fact
Petition 19-20
August 3, 2020
forming new partnership with Judson University and Elgin Community College to identify
mutually—beneficial goals."
ADDITIONAL STANDARDS FOR PLANNED DEVELOPMENTS
Conditional Use for a Planned Development: Where applicable, the suitability of the
subject property for the intended conditional use for a planned development with respect
to the provision for the purpose and intent of planned developments and with respect to the
provisions of section 19.65.010 of the zoning ordinance. No conditional use for a planned
development should be granted for the sole purpose of introducing a land use not otherwise
permitted on the subject property.
Findings. This standard is not applicable. The applicant is not seeking approval of a
planned development as a conditional use.
J. Natural Preservation Standard. The suitability of the subject property for the intended
planned development with respect to the preservation of all significant natural features
including topography, watercourses, wetlands, and vegetation.
Findings. The subject property is suitable for the intended planned development with
respect to the preservation of all significant natural features including topography,
watercourses, wetlands, and vegetation. There are no significant natural features including
topography, watercourses, wetlands or vegetation. The northern approximately 1/3 of the
2.3-acre property is vacant, undeveloped land that is generally flat with no significant
topography. This portion of the property includes several mature trees and other non-
significant landscaping. The parking lot on the developed portion of the property includes
standard interior parking lot islands,and perimeter landscaping with trees and shrubs all of
which meet city standards. The applicant is not proposing any changes to the existing site
improvements or vegetation.
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 subject property is well suited to be incorporated into ECC campus as it is
adjacent to ECC-owned land located immediately to the west and south. The property has
been vacant since 2018 with no prospects of new commercial development. The trend of
development for new commercial uses is concentrated on the north side of US Highway 20
along S. McLean Boulevard due to the proximity to residential neighborhoods. Two other
- 10-
Recommendation& Findings of Fact
Petition 19-20
August 3,2020
commercially-zoned properties along S. McLean Boulevard south of the subject property
at the intersection of S. McLean Boulevard and College Green Drive are largely
underutilized with significant amount of vacant space.
While no imminent redevelopment is proposed,ECC is developing plans for the expansion
of the college onto the eastern portion of its campus, and the acquisition of the subject
property plays an integral part in the planning process since it is located at the primary
entrance to the campus.
RECOMMENDATION
The Conununity Development Department and the Planning & Zoning Commission recommend
approval of Petition 15-20, subject to the following conditions:
1. Substantial conformance to the Development Application submitted by Community
College District 509, as applicant, and ACPESC, LLC as property owner, received June
25, 2020, and supporting documents including:
a. A letter regarding: "ECC Development Application", prepared by John E. Regan,
dated June 25, 2020;
b. Undated Statement of Purpose and Conformance, received June 25,2020;
c. A letter regarding: "ECC Application for Rezoning", prepared by John E. Regan,
dated July 27, 2020; and
d. ALTA/NSPS Land Title Survey, prepared by Alan J. Colson, P.C., dated May 22,
2020.
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
- 11 -
Recommendation& Findings of Fact
Petition 19-20
August 3, 2020
s/Damir Latinovic
Damir Latinovic, AICP; Secretary
Planning&Zoning Commission •
- 12 -
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EXHIBIT A Aerial/Location Map
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Map prepared by City of Elgin 0 so 120 240 360 480 Feet
Department of Community Development
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ORC1 Residence Conservation 1
ORC2 Residence Conservation 2 PGI
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OSFR1 Single Family Residence 1
OPSFR1 Planned Single Family Residence 1
O SFR2 Single Family Residence 2
OPSFR2 Planned Single Family Residence 2 �� ;
O TRF Two Family Residence
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OPTRF Planned Two Family Residence C
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NB Neighborhood Business
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-AB Area Business
-PAB Planned Area Business taii
1.1CC1 Center City 1
-CC2 Center City 2 PCF
-PCC Planned Center City PNB
-ORI Office Research Industrial
-PORI Planned Office Research Industrial
-GI General Industrial
-PGI Planned General Industnal
-CI Commercial Industrial
-CF Community Facility hi
I. Planned Community Facility
EXHIBITS Zoning Map A"
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Map prepared by City of Elgin 0 120 240 480 720 960
Feet
Department of Community Development
Subject Property
600 S. McLean Blvd.
Petition 19-20
0622328003
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EXHIBITC Parcel Map N
City of Elgin 0 15 30 60 90 120
Department of Community Development Feet
EXHIBIT D
SITE LOCATION
600 S. McLean Blvd.
Petition 19-20
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EXHIBIT D
SITE LOCATION
600 S. McLean Blvd.
Petition 19-20
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EXHIBIT D
SITE LOCATION
600 S. McLean Blvd.
Petition 19-20
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