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HomeMy WebLinkAboutG42-22 Ordinance No. G42-22 AN ORDINANCE AMENDING PCF PLANNED COMMUNITY FACILITY DISTRICT ORDINANCE NO. G67- 07, AS AMENDED BY ORDINANCE NO. G1-19 (335 Locust Street) WHEREAS, the territory herein described has been classified in the PCF Planned Community Facility District and is subject to the requirements of Ordinance No. G67-07; and WHEREAS, by adopting Ordinance No. G1-19 on January 9, 2019, the City Council amended certain provisions of Ordinance No. G67-07; and WHEREAS, written application has been made to further amend Ordinance No. G67-07 to allow for the construction of a building addition for a performing arts center at 335 Locust Street, (the"Subject Property"); and WHEREAS, the zoning lot containing the premises at 335 Locust Street (the "Subject Property")is part of the property legally described in Section 3 of Ordinance No. G67-07; and WHEREAS,the Planning and Zoning Commission conducted a public hearing concerning said application on June 6, 2022 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 an amendment to the PCF Planned Community Facility District established by Ordinance No. G67-07, as amended by Ordinance No. G1-19,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 6, 2022, 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 Section 4. 8. of Ordinance No. G67-07,which regulates"Site Design" is hereby amended in its entirety to read as follows: 8. 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, 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 Perkins and Will, as applicant, and St. Edward Central Catholic High School, as property owner, received April 25, 2022, and supporting documents including: a. Statement of Purpose and Conformance, prepared by Perkins and Will, dated June 2, 2022—Revision 2; b. Plat of Survey St. Edwards CCHS, prepared by Landmark Engineering Group, dated May 26, 2022; c. St. Edward Central Catholic High School Fox Family Performing Arts Center City of Elgin Development Plan set, including the following list of drawings: 1) Site Plan 2) Landscape Plans 3) Floor Plans 4) Lighting Plan 5) Sign Plan 6) Building Elevations 7) Axonometric Views 8) 3D View—From Entry 9) 3D View—From Perry St. 10)3D View—From Crosby St. 11)Appendix—Lighting Cut Sheets prepared by Perkins and Will,dated April 22,2022 Rev 2, received June 30,2022, with such further revisions as required by the Community Development Director; and d. Engineering plans titled: "Building Addition Plans for St. Edward Fox Family Performing Arts Center 335 Locust Street, Elgin, Illinois", prepared by Landmark Engineering Group, dated April 28, 2022, with such further revisions as required by the City Engineer. In the event of any conflict between such documents and the terms of this ordinance or other applicable city ordinances, the terms of this ordinance or other applicable city -2 - ordinances shall supersede and control. 2. A departure is hereby granted to allow the construction of the building addition with the minimum building street yard setback of four feet from the south property line along Dominican Way/Perry Street. 3. A departure is hereby granted to allow the construction of the building addition with the minimum transition setback of 23 feet from the south property line. 4. A departure is hereby granted to allow the construction of the building addition with the minimum transition landscape yard of 23 feet along the south property line. 5. A departure is hereby granted to allow the construction of the building addition with the maximum building floor area in substantial conformance to the Architectural Site Plan prepared by Perkins& Will, dated April 22, 2022 Rev 2, received June 30,2022, with such further revisions as required by the Community Development Director. 6. A departure is hereby granted to allow the construction of the building addition with the maximum building coverage in substantial conformance to the Architectural Site Plan prepared by Perkins & Will,dated April 22, 2022 Rev 2, received June 30, 2022, with such further revisions as required by the Community Development Director. 7. No events which are intended to or otherwise customarily include visitors, spectators, patrons, or other like persons coming to the property to observe the event shall take place concurrently at the Performing Arts Center and at the school Gymnasium or the Athletic Field. 8. Compliance with all applicable codes and ordinances. Section 3. That Section 4. 13. of Ordinance No. G67-07, which regulates "Signs" is hereby amended in its entirety to read as follows: 13. Signs. In this PCF Planned Community Facility District, signs shall be subject to the provisions of 19.50 "Street Graphics", of the Elgin Municipal Code, as amended, except as provided within this section, and shall be in substantial conformance with the following: 1. A departure is hereby granted to allow the installation of four wall graphics on the proposed performing arts center addition, in addition to the five existing wall graphics. More specifically, the maximum permitted sign surface area of all wall graphics shall be 1034 square feet, and shall be in substantial conformance to the Sign Plan prepared by Perkins&Will,dated April 22,2022 Rev 2, received June 30, 2022 with such further revisions as required by the Community Development Director. - 3 - Section 4. That except as amended herein,the use and development of the subject property shall be controlled pursuant to the provisions of Ordinance No. G67-07, as amended by Ordinance G1-19. In the event of any conflict between this ordinance and Ordinance No. G67-07 and Ordinance No. G1-19, this ordinance and associated documents shall control and prevail. Section 5. That this ordinance shall be in full force and effect immediately after its passage in the manner provided by law. David J. ptai , Mayor Presented: July 27, 2022 Passed: July 27, 2022 Omnibus Vote: Yeas: 8 Nays: 0 Recorded: July 27, 2022 `, Published: July 27, 2022 A st $ Kimberly Dewis, CqtyJClerk °r r - 4 - EXHIBIT A June 6, 2022 RECOMMENDATION & FINDINGS OF FACT OF THE COMMUNITY DEVELOPMENT DEPARTMENT AND THE PLANNING & ZONING COMMISSION CITY OF ELGIN, IL OVERVIEW Provided herein are the written findings and recommendation of the Community Development Department and the Planning & Zoning Commission regarding Petition 20-22 an application by Perkins and Will, as applicant, and St. Edward Central Catholic High School, as property owner, requesting a map amendment to PCF Planned Community Facility District Ordinance No. G67- 07, as amended by Ordinance No. G 1-19, with departures from the Elgin Municipal Code requirements for the building street yard setback,transition yard setback,transition landscape yard, and any other departures as may be necessary or desirable, to construct a 9,400-square foot building addition for a performing arts center at St. Edward Central Catholic High School, all at the property commonly known as 335 Locust Street. GENERAL INFORMATION Petition Number: 22-22 Property Location: 335 Locust Street, 128 Perry Street, and 129 Elm Street Requested Action: Map Amendment to PCF Planned Community Facility District Ordinance No. G67-07 as amended by Ordinance No. G 1-19 Current Zoning: PCF Planned Community Facility District established by Ordinance No. G67-07 as amended by Ordinance No. G 1-19 Proposed Zoning: No change. PCF Planned Communily Facility District Existing Use: Secondary school(St. Edward Central Catholic Hiah School) Proposed Use: No change. Secondary school(St. Edward Central Catholic High School) Applicant: Perkins&Will Recommendation&Findings of Fact Petition 20-22 June 6, 2022 Owner St.Edward Central Catholic High School Staff Coordinator: Damir Latinovic AICP. Senior Planner Exhibits Attached: A Aerial/Location Man B. Zoning Map C. Parcel Map D. Site Location E. Development Application and Attachments F. Draft Ordinance BACKGROUND Perkins and Will, as applicant, and St. Edward Central Catholic High School, as property owner, are requesting a map amendment to PCF Planned Community Facility District Ordinance No.G67- 07, as amended by Ordinance No. G 1-19, with departures from the Elgin Municipal Code requirements for the building street yard setback,transition yard setback,transition landscape yard, and any other departures as may be necessary or desirable, to construct a 9,400-square foot building addition for a performing arts center at St. Edward Central Catholic High School, all at the property commonly known as 335 Locust Street. The St. Edward Central Catholic High School(STCCHS)campus is approximately 8 acres in area and is located on the near west side. The approximately 92,906-square foot school building is located on the west side of Elm Street between Locust Street-on the north and Dominican Way on the south. The outdoor athletic field(Greg True Field)and a parking lot for 95 vehicles is located on the east side of Elm Street at the terminus of Dominican Way. With the existing parking lot west of the school building(42 spaces),the school has a total of 137 parking spaces. In 2000,the City approved a planned development for future improvements to the St.Edward High School Campus. While the student enrollment was forecast to remain steady between 550-600 students, the school planed for phased improvements to its campus to enhance its educational facilities. Phase I included the construction of the west addition to the high school building and the west parking lot. Phase II included the interior renovation to the science classrooms and the cafeteria. Both Phase I and Phase II improvements have been completed.Phase III was planned to. be a building addition in the southwest corner of the high school building for a new Gymnasium. And Phase IV includes the addition of new classrooms on the east side of the high school building, library expansion, and media center. -2 - Recommendation & Findings of Fact Petition 20-22 June 6,2022 The school campus is primarily surrounded by RC3 Residence Conservation District-zoned properties on all sides. Most surrounding properties are single-family residences. Several surrounding homes have over the years been converted into multiple-family residences. The Housing Authority of Elgin's multiple family buildings are located northeast of the athletic field and are zoned PMFR Planned Multiple Family Residence District. t. Edward High School Campus i Figure 1.Site area map with zoning overlay Proposal St. Edward High School is proposing to construct a building addition for its performing arts center. The 9,400-square foot addition is located at the southwest corner of the exiting high school building. The proposal represents Phase III of the high school campus improvements approved by the City in 2000 by Ordinance G51-00. At that time, the school contemplated a new Gymnasium would be constructed in the southwest corner as part of Phase III. The west addition to the school building with a new parking lot (Phase I) and the interior renovation to the science classrooms (Phase II)have already been completed. -3 - Recommendation & Findings of Fact Petition 20-22 June 6,2022 LOCWTV ._.• ............ .................................. '�.:,,r�t.—.a.i�.�.._.._�G..�.:�..•I ._.._ _.._ ._.._.._. _.._.._.._.._.._...� i it »>✓✓✓VVv 'Fa t � a •'\ 1 1 �- - �• IITIREo 1/011 I' OEOTM"aN loO j SMOOL ` SETBAM- PROPERTY LlE LOTCOVERAGE:9.153$F r `1. ~•.. EIOSTINGLOTCOVERAGE."A67Y OVERALL PROPERTY AREA:I39.681 R SEE LANDSCAPE PLAN FOR TREE �`• r I I RE➢LACEMOVE INFURAIA71ON % � wk,?: 1 ' Figure 2. Proposed site plan The proposed performing arts center would include fixed seating for 280 persons, its own lobby entrance,restrooms,dressing rooms,and associated mechanical and electrical support spaces.The main entrance to the theater would be on the north side near the existing parking lot west of the main high school entrance. A service entrance would be located on the south side of the addition with access from Dominican Way. A stormwater detention for the new impervious surface of the addition would be constructed west of the building addition. The detention facility would include perimeter landscaping which will also serve as a landscape buffer for the single family home adjacent to the southwest.The school is not proposing to make any changes to the existing building or the west parking lot. With the peak height of 40 feet,the architecture of the building addition complements the character of the existing high school building. The brick masonry exterior would match the brick color of the main building and include similar cast stone and metal accent elements. The school is not expecting an increase in the student enrollment. Instead,the facility will provide modern educational facilities for the performing arts. The school is currently hosting performing arts events at the Gymnasium. However, its physical assets and acoustics are not adequate for -4- Recommendation & Findings of Fact Petition 20-22 June 6,2022 modern theater performances. '/ 4 Aft t -`,t 9 Figure 3.Axonometric views of the proposed theater addition The applicant indicates that due to the small student body enrollment, most students are enrolled in both theater and athletics. For this reason, the school will not schedule athletic events at the same time as the events are happening at the new theater. The new facility will become home for the existing events already happening at the school. For this reason, the school does not expect its parking demand to increase. The school's parking requirement per the zoning ordinance will also not change. The school is required to provide one parking space per employee, plus one parking space per 4 seats at the athletic field. With 25 employees, and based on the maximum capacity of 800 people at the athletic field, the school is required to provide a total of 225 parking spaces. With 137 parking spaces on site (95 spaces adjacent to the athletic field and 42 parking spaces in the west parking lot) and off-site parking arrangements for 81 parking spaces at St. Laurence Church and 35 parking spaces at First Presbyterian Church,the school has a total of 253 parking spaces available during its events,which meets the school's parking requirement. The school has confirmed that the off-site parking at St. Laurence and First Presbyterian churches will be able to be used during the events scheduled at the new performing arts center. - 5 - Recommendation & Findings of Fact Petition 20-22 June 6,2022 The proposed building addition requires several departures from the requirements of the PCF District and the zoning ordinance. The requested departures are summarized in Table 1, and are further described in Planned Development Departures and Exceptions section of the staff report further below. Table 1.Detail of Required Departures—St.Edward High School Performing Arts Center Required Proposed Building Street Yard Setback 27 ft. 4 ft. Transition Yard Setback 55 ft. 23.5 ft. Transition Landscape Yard 27 ft. 23.5 ft. (depth) Building Floor Area 72,146 sq. ft. Aprox. 102,640 sq. ft. Building Lot Coverage 54,455 sq. ft. Aprox. 63,992 sq. ft. 4 existing Number of wall graphics 1 4 proposed Total: 8 The Community Development Department offers the following additional information: A. Property History. The subject property was zoned B Residential on the first zoning map of the City in 1927. The school property maintained the same zoning classification until 1962 when it was rezoned to R3- Two Family Residence District and R-4 General Residence District. In 1992, the property was zoned CF Community Facility District as part of the comprehensive amended to the zoning ordinance. In 2000,the city approved a PCF Planned Community Facility District by Ordinance G51- 00 for the school campus with the approval of the 38,200-square foot addition on the west side of the school building. In 2007,the City amended the PCF District by Ordinance G67- 07 and approved the installation of four field lights and ten evening events at the school's athletic field. In 2019, the City amended the number of permitted evening events by Ordinance No. G 1-19. B. Surrounding Land Use and Zoning. The school campus is primarily surrounded by RC3 Residence Conservation District-zoned properties on all sides.Most surrounding properties -6- Recommendation&Findings of Fact Petition 20-22 June 6, 2022 are single-family residences. Several surrounding homes have over the years been converted into multiple-family residences. The Housing Authority of Elgin's multiple family buildings are located northeast of the athletic field and are zoned PMFR Planned Multiple Family Residence District. C. Comprehensive Plan. The subject property is designated as Public/Semi-Public by the City's 2018 Comprehensive Plan. The public/semi-public land use designation includes a range of uses that provide a service to the public and enhance the quality of life. This land use comprises various facilities and infrastructure belonging to federal, state, and local government, public agencies and service providers. Grade schools, pre-schools, high schools, universities, and other educational institutions are considered public/semi-public land uses, as are churches and other places of worship. Within Elgin, public/semi-public uses include the Robert Gilliam Municipal Complex,police and fire stations,the Hemmens Cultural Center, and the Gail Borden Public Library. Higher education uses make up a large portion of this land use, with Judson University and Elgin Community College comprising more than 300 acres combined. D. Zoning District. The purpose and intent of this 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 near west side of Elgin. Most surrounding properties are improved with single-family homes that were constructed in the early 1900s. A number of single-family homes have over the years been converted into multiple family residences containing two, three, or more units. Three mid-rise multiple family buildings owned by the Housing Authority of Elgin are adjacent to the northeast with frontage along State Street(IL Route 31).The most recent new development in the area was the completion of the Housing Authority of Elgin's six-story senior housing development at 132 S. State Street. FINDINGS After due notice as required by law, the Planning & Zoning Commission conducted a public hearing in consideration of Petition 20-22 on June 6,2022. Testimony was presented at the public hearing in support of and against the application. The Community Development Department submitted a Development Application Review and Written Findings & Recommendation to the Planning&Zoning Commission dated June 6, 2022. - 7 - Recommendation& Findings of Fact Petition 20-22 June 6,2022 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, 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 property does not have any significant natural features including topography, watercourses, and vegetation. The subject property is improved with an approximately 92,906-square foot high school building (including the temporary classrooms) and a surface parking lot with 42 parking spaces. The proposed building addition for the performing arts center would replace a largely open space area with few landscaping. The applicant is proposing to remove 12 existing trees to accommodate the new addition and the required stormwater detention.The applicant would install all required replacement trees including nine shade and ornamental trees. Four other mature shade trees would be maintained,which will enhance the transition yard landscape buffer for the single-family residences adjacent to the south and west. 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. The school is currently served by municipal water, sanitary sewer, and storm water systems. The proposed addition would include new restroom facilities and the applicant plans to connect those to the existing sewer and water utilities.The existing sewer and water facilities can adequately serve the proposed building addition. The proposed development includes a small stormwater detention facility west of the proposed addition to compensate for the new impervious area associated with the building addition. The development would meet all requirements of the of the Kane County 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 - 8 - Recommendation & Findings of Fact Petition 20-22 June 6,2022 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"[SRI 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 applicant is not proposing any changes to the operations of the evening events and is not proposing to add any additional after-school or weekend events. The proposed building addition is designed for the existing performing arts which take place in the school's Gymnasium. The Gymnasium's capacity (485) is larger than that of the new theater(280). Therefore, the proposed performing arts center will not have any negative effect on the existing on-site and off-site traffic circulation before and after the school events. In 2007, when the city approved ten evening events at the athletic field, the school was required to come to agreements with nearby St. Laurence Church and First Presbyterian Church for the use of their parking facilities during the evening events. The applicant maintains those agreements, and the additional off-site parking can be used for any after- school and weekend events at the school. The school does not expect its parking demand to increase. The school's parking requirement per the zoning ordinance will also not change. The school is required to provide one parking space per employee,plus one parking space per 4 seats at the athletic field.With 25 employees,and based on the maximum capacity of 800 people at the athletic field, the school is required to provide a total of 225 parking spaces. With 137 parking spaces on site (95 spaces adjacent to the athletic field and 42 parking spaces in the west parking lot)and off-site parking arrangements for 81 parking spaces at St.Laurence Church and 35 parking spaces at First Presbyterian Church, the school has a total of 253 parking spaces available during its events, which meets the school's parking requirement. The school has confirmed that the off-site parking at St. Laurence and First Presbyterian churches will be able to be used during the events scheduled at the new performing arts center. 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 -9- Recommendation&Findings of Fact Petition 20-22 June 6,2022 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 zoned B Residential on the first zoning map of the City in 1927.The school property maintained the same zoning classification until 1962 when it was rezoned to R3-Two Family Residence District and R-4 General Residence District. In 1992,the property was zoned CF Community Facility District as part of the comprehensive amended to the zoning ordinance. In 2000,the city approved a PCF Planned Community Facility District by Ordinance G51- 00 for the school campus with the approval of the 38,200-square foot addition on the west side of the school building. In 2007,the City amended the PCF District by Ordinance G67- 07 and approved the installation of four field lights and ten evening events at the school's athletic field. In 2019, the City amended the number of permitted evening events by Ordinance No. G 1-19. 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 school campus is primarily surrounded by RC3 Residence Conservation District-zoned properties on all sides. Most surrounding properties are single-family residences. Several surrounding homes have over the years been converted into multiple-family residences. The Housing Authority of Elgin's multiple family residences buildings are located northeast of the athletic field and are zoned PMFR Planned Multiple Family Residence District. F. Trend of Development Standard. The suitability of the subject property for the planned development with respect to consistency with an existing pattern of development or an identifiable trend of development in the area. Findings.The subject property is suited for the intended planned development with respect to consistency with an existing pattern of development or an identifiable trend of development in the area. The subject property is located on the near west side of Elgin. Most surrounding properties are improved with single-family homes that were constructed in the early 1900s. A number of single-family homes have over the years been converted into multiple family residences containing two, three, or more units. Three mid-rise multiple family buildings owned by the Housing Authority of Elgin are adjacent to the northeast with frontage along State Street(IL Route 31).The most recent new development in the area was the completion of the Housing Authority of Elgin's six-story senior housing development at 132 S. State Street - 10- Recommendation & Findings of Fact Petition 20-22 June 6,2022 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 and intent of this 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 Public/Semi-Public by the City's 2018 Comprehensive Plan. The public/semi-public land use designation includes a range of uses that provide a service to the public and enhance the quality of life. This land use comprises various facilities and infrastructure belonging to federal, state, and local government, public agencies and service providers. Grade schools, pre-schools, high schools, universities,and other educational institutions are considered public/semi-public land uses, as are churches and other places of worship.Within Elgin,public/semi-public uses include the Robert Gilliam Municipal Complex, police and fire stations, the Hemmens Cultural Center,and the Gail Borden Public Library.Higher education uses make up a large portion of this land use, with Judson University and Elgin Community College comprising more than 300 acres combined. ADDITIONAL STANDARDS FOR PLANNED DEVELOPMENTS I. 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 - 11 - Recommendation & Findings of Fact Petition 20-22 June 6,2022 planned development as a conditional use. J. Natural Preservation Standard. The suitability of the subject property for the intended planned development with respect to the preservation of all significant natural features including topography, watercourses, wetlands, and vegetation. Findings. The subject property is suitable for the intended planned development with respect to the preservation of all significant natural features including topography, watercourses,wetlands, and vegetation.The subject property does not have any significant natural features including vegetation and topography.The proposed addition would replace a largely open space area where formerly a new Gymnasium was planned. The applicant would remove 12 existing trees for the construction-of the proposed addition and a new stormwater detention facility,but would save four mature shade trees along the south and west property lines. In addition,nine new shade and ornamental trees would be installed in the area of new construction. 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 theater would provide modern amenities for the performing arts education. The school's theater and performing arts events are currently taking place at the Gymnasium. The school is not proposing to increase the number of scheduled after-school or weekend events. Therefore,the proposed addition will not have any negative effect on the surrounding properties. The school's parking facilities, both on-site and off-site, can adequately serve the events at the new performing arts center. PLANNED DEVELOMENT DEPARTURES AND EXCEPTIONS The applicant is requesting the following departures from the requirements of the zoning ordinance: 1. Sections 19.30.135, "Site Design".The minimum required building street yard setback is 27 feet.The applicant is proposing a four-foot building street yard setback for the proposed addition. 2. Sections 19.30.135, "Site Design". The minimum required transition yard setback is 55 feet. The applicant is proposing a 23.5-foot transition yard setback. - 12- Recommendation &Findings of Fact Petition 20-22 June 6, 2022 3. Sections 19.30.135,"Site Design".The minimum required transition landscape yard is 27 feet. The applicant is proposing a 23.5-foot-deep transition landscape yard. 4. Sections 19.30.135,"Site Design".The maximum permitted building floor area is 72,146 square feet.The applicant is proposing approximately 102,640 square feet of total building floor area. 5. Sections 19.30.135,"Site Design". The maximum permitted building coverage is 54,455 square feet. The applicant is proposing approximately 63,992 square feet of total building coverage. 6. Sections 19.50.080, "Wall and Integral Roof Graphics". The maximum permitted number of wall graphics on a building in the community facility district is one. The applicant is proposing four new wall graphics. With the four existing wall graphics, the high school building would have a total of eight wall graphics. Staff finds the proposed departures are appropriate to allow a desirable improvement to an existing school. The location of the proposed performing arts center is consistent with that of a Gymnasium originally contemplated as part of the Phase III campus improvements. The building is located close to the south street lot line along Dominican Way to maintain as large of a transition setback as possible from the adjacent residential properties to the south and west. The building transition setback is still short of the required 55-foot transition setback from the south property line. The location of the theater addition is also necessitated due to the size and location of the existing high school building. Together with the required stormwater detention, the building addition is designed to minimize any negative impact on the surrounding residential properties. The required departures from the building floor area and building coverage are the result of the size of the existing high-school building. The theater will provide fixed seating for 280 persons, which is the minimum necessary for the performing arts events organized by the school. The location of the addition is also consistent with the previously approved Phase III improvements to the school campus. The proposed departure for wall graphics is appropriate considering the building has multiple street frontages and has spaces designated for different uses. The existing four wall graphics identify the high school name along Locust Street on the north, Elm Street on the east, and Dominican Way on the south sides of the campus. The proposed wall graphics would serve to identity the new performing arts center, which would have its own lobby entrance on the north side near the west parking lot, and a service entrance on the south side of the building adjacent to Dominican Way. Signage on the north and south elevations, specifically the taller elements of the building addition is appropriate and will complement the design of the building. - 13 - Recommendation & Findings of Fact Petition 20-22 June 6,2022 RECOMMENDATION The Community Development Department and the Planning & Zoning Commission recommend approval of Petition 20-22, subject to the following conditions: 1. Substantial conformance to the Development Application submitted by Perkins and Will, as applicant, and St. Edward Central Catholic High School, as property owner, received April 25, 2022, and supporting.documents including: a. Statement of Purpose and Conformance,prepared by Perkins and Will, dated June 2,2022—Revision 2; b. Plat of Survey St. Edwards CCHS, prepared by Landmark Engineering Group, dated May 26,2022; c. St. Edward Central Catholic High School Fox Family Performing Arts Center City of Elgin Development Plan set, including the following list of drawings: i. Site Plan ii. Landscape Plan iii. Floor Plans iv. Lighting Plan V. Sign Plan vi. Building Elevations vii. Axonometric Views viii. 3D View—From Entry ix. 3D View—From Perry.St. X. 3D View—From Crosby St. xi. Appendix—Lighting Sheets prepared by Perkins and Will,dated April 22,2022 Rev 1,received May 27, 2022, with such further revisions as required by the Community Development Director; and d. Engineering plans titled: "Building Addition Plans for St. Edward Fox Family Performing Arts Center 335 Locust Street, Elgin, Illinois",prepared by Landmark Engineering Group, dated April 28, 2022, with such further revisions as required by the City Engineer. In the event of any conflict between such documents and the terms of this ordinance or other applicable city ordinances, the terms of this ordinance or other applicable city ordinances shall supersede and control. - 14- Recommendation &Findings of Fact Petition 20-22 June 6,2022 2. A departure is hereby granted to allow the construction of the building addition with the minimum building street yard setback of four feet from the south property line along Dominican Way/Perry Street. 3. A departure is hereby granted to allow the construction of the building addition with the minimum transition setback of 23 feet from the south property line. 4. A departure is hereby granted to allow the construction of the building addition with the minimum transition landscape yard of 23 feet along the south property line. 5. A departure is hereby granted to allow the construction of the building addition with the maximum building floor area in substantial conformance to the Architectural Site Plan prepared by Perkins & Will, dated April 22, 2022 Rev 1, with such further revisions as required by the Community Development Director. 6. A departure is hereby granted to allow the construction of the building addition with the maximum building coverage in substantial conformance to the Architectural Site Plan prepared by Perkins & Will, dated April 22, 2022 Rev 1, with such further revisions as required by the Community Development Director. 7. A departure is hereby granted to allow the installation of four wall graphics on the proposed performing arts center addition in substantial conformance to the Sign Plan prepared by Perkins&Will, dated April 22,2022 Rev 1, with such further revisions as required by the Community Development Director. 8. No events shall take place concurrently at the Performing Arts Center and at the school Gymnasium or the Athletic Field. 9. Compliance with all applicable codes and ordinances. The vote of the Planning&Zoning Commission on the motion to recommend approval of Petition 20-22 subject to the conditions outlined above, was four (4) yes, zero (0) no, and zero (0) abstentions. Three members were absent. Respectfully Submitted, s/Jav Cox Jay Cox, Chairman Planning&Zoning Commission s/Damir Latinovic - 15 - Recommendation & Findings of Fact Petition 20-22 June 6, 2022 Damir Latinovic, AICP; Secretary Planning &Zoning Commission - 16- o�tr Sti �� N Subject Property J p Y ♦ Petition 20-22 d r , r• ti ,.x cis \ Dominican Way o CO Holt w Holly St EXHIBITA Aerial/Location Map AAN W4f➢E S Map prepared by City of Elgin o so too 200 soo aoFeet Department of Community Development RB CC1 W Chicago St N C. C. N st dam, S0 9� f co °'ram J'r N Subject Property fit. Petition 20-22 C. PMFR t st cj3s Legend RC3 QRC1 Residence Conservation 1 QRC2 Residence Conservation 2 Q RC3 Residence Conservation 3 Dominican Wy QPRC Planned Residence Conservation QSFR1 Single Family Residence 1 OPSFR1 Planned Single Family Residence 1 Q SFR2 Single Family Residence 2 QPSFR2 Planned Single Family Residence 2 y QTRF Two Family Residence C F ®PTRF Planned Two Family Residence N -MFR Multiple Family Residence a -PMFR Planned Multiple Family Residence QRB Residence Business C3PRB Planned Residential Business Hope Ct -NB Neighborhood Business -PNB Planned Neighborhood Business Iy -AS Area Business RC-3-- PAS Planned Area Business y -CC Center City 1 LL! O -CC2 Center City 2 3 C. - Planned Center City ORI F -ORI Office Research Industrial 64== -PORI Planned Office Research Industrial Standish St -GI General Industrial - Standish St PGI Planned General Industrial -Cl Commercial Industrial -CF Community Facility -PCF Planned Community Facility EXHIBIT Zoning Map " W+E S Map prepared by City of Elgin 0 55 110 220 330 44Feet Department of Community Development N� C� Subject Property ?� 335 Locust St. Petition 20-22 oC'O5t St L 0614476021 1447 06 �o s 0614457005 0614457004 611600 o ° Aa oo� 6 0614456036 °61 0614476022 0614456037 Dominican Wy pAl6°1 1 '(6°1 y CO a CO a Hope Ct W � EXHIBIT C Parcel Map N A City of Elgin 0 40 80 160 240 320 Department of Community Development Feet EXHIBIT D SITE LOCATION Locust335 e • Petition 01 Athl \ '�i fir. ,• �� . ..�4; \ i��� . � I \ ...- '�+ `M;I Bird'softhe Subject Looking North EXHIBIT D SITE LOCATION 335 Locust Street Petition 1 St. Edward High School building at the southwest corner of Locust - - • Elm Street VIC West side of high school building t w w+- EXHIBIT D SITE LOCATION Locust335 - - Petition View of stadium from Dominican � W parking,ilk Stadium