HomeMy WebLinkAboutG49-21 Ordinance No. G49-21
AN ORDINANCE
RECLASSIFYING TERRITORY IN THE CF COMMUNITY FACILITY DISTRICT AND
RC3 RESIDENCE CONSERVATION DISTRICT TO A PCF PLANNED COMMUNITY
FACILITY DISTRICT
(665 Dundee Avenue, 471 and 475 Columbia Avenue, and 612 Hill Avenue)
WHEREAS,written application has been made to reclassify certain property located at 665
Dundee Avenue from CF Community Facility District and certain properties located at 471 and
475 Columbia Avenue and 612 Hill Avenue from RC3 Residence Conservation District to PCF
Planned Community Facility District; and
WHEREAS, said application includes, among other things, a request for a departure from
the zoning ordinance requirement for the minimum number of required parking spaces; and
WHEREAS, the zoning lot containing the premises at 665 Dundee Avenue, 471 and 475
Columbia Avenue, and 612 Hill Avenue is legally described herein(the "Subject Property"); and
WHEREAS,the Planning and Zoning Commission conducted a public hearing concerning
said application on August 2, 2021, following due notice including by publication; and
WHEREAS, the Community Development Department and the Planning and Zoning
Commission have submitted their Findings of Fact concerning said application; and
WHEREAS, the Community Development Department and the Planning and Zoning
Commission recommend approval of said application, subject to the conditions articulated below;
and
WHEREAS, the Planning and Zoning Commission at the conclusion of the public hearing
added a condition that the applicant shall add additional parking spaces through possible narrowing
of parking stalls or by exploring other possibilities to increase the number of parking spaces for
the school; and
WHEREAS,on August 24,2021,the applicant submitted revised engineering plans for the
project titled Final Engineering Plans for School District U-46 Project #506 Site Paving and
Driveway Larsen Middle School 665 Dundee Ave., Elgin, Illinois 2021, prepared by Hampton,
Lenzini and Renwick, Inc., dated August 19 , 2021, which include additional parking spaces and
which omit the need for a departure from the zoning ordinance requirement; 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 CF Community Facility District and RC3 Residence
Conservation 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 2, 2021, and the recommendations made by the Community Development
Department and the Planning and Zoning Commission, a copy of which is attached hereto and
made a part hereof by reference as Exhibit A.
Section 2. That Chapter 19.07 Zoning Districts, Section 19.08.020 entitled "Official
Zoning District Map"of the Elgin Municipal Code, as amended,be and the same is hereby further
amended by adding thereto the following paragraph:
The boundaries hereinafter laid out in the "Zoning District Map", as amended, be and are
hereby altered by including in the PCF Planned Community Facility District the following
described property:
That part of Lot 218, County Clerk's Subdivision to the City of Elgin, being a subdivision
on page 13, in Book D, Elgin City Maps, Also that part of I.S. Bartlett's Addition to the
City of Elgin, being a Subdivision on page 18, Book A, Elgin City Maps, and that part of
W.H.Wilcox Addition to The City of Elgin,being a Subdivision on page 10,Book B,Elgin
City Maps, and that part of McBride Heir's 2nd Addition to the City of Elgin, being a
Subdivision on page 70, Book C, Elgin City Maps, all located in Section 12, Township 40
North, Range 8 East of the Third Principal Meridian, Kane County, Illinois, described as
follows,using bearings and grid distances referenced to the Illinois State Plane Coordinate
System, East Zone,North American Datum 1983, (2011 Adjustment):
Beginning at a 3/4" iron pipe found at the southwest corner of Lot 24 in said I.S. Bartlett's
Addition, said corner also being on the easterly line of Dundee Avenue; thence North 30
degrees 20 minutes 44 seconds East, 455.21 feet along said easterly line, said line also
being the westerly line of said Lot 24 and the westerly line of said Lot 218, in County
Clerk's Subdivision, to the south line of Block 9 in said McBride Heirs 2nd Addition, said
line also being the north line of said Lot 218; thence North 89 degrees 16 minutes 03
seconds East, 254.71 feet along said south line to the southwest corner of Lot 5 in said
Block 9; thence North 00 degrees 08 minutes 29 seconds West, 132.00 feet along the west
line of said Lot 5 to the northwest corner thereof, said corner being on the south line of
Columbia Avenue;thence North 89 degrees 18 minutes 34 seconds East, 132.12 feet along
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said south line, said line also being the north line of Lots 5 and 4 in said Block 9 to the
northeast corner of said Lot 4;thence South 00 degrees 05 minutes 47 seconds East, 131.90
feet along the east line of said Lot 4,to the southeast corner thereof, said corner also being
on the south line of Block 9; thence North 89 degrees 16 minutes 03 seconds East, 66.01
feet along said south line, to a line 132.00 feet west of and parallel with the west line of
Hill Avenue; thence South 00 degrees 01 minute 26 seconds East, 120.01 feet along said
parallel line to a line 120.00 feet south of and parallel with the south line of said Block 9;
thence North 89 degrees 16 minutes 03 seconds East, 132.01'along said parallel line to the
west line of Hill Avenue; thence South 00 degrees 01 minutes 26 seconds East, 30.00 feet
along said west line to a line 150.00 feet south of and parallel with the south line of said
Block 9;thence South 89 degrees 16 minutes 03 seconds West, 132.01' along said parallel
line to the aforesaid line 132.00 feet west of and parallel with west line of Hill Avenue;
thence South 00 degrees 01 minute 26 seconds East, 181.07 feet along said parallel line,to
a line 1.50 feet north of and parallel with the south line of said Lot 218; thence North 89
degrees 39 minutes 07 seconds East, 132.00 feet along said parallel line to the west line of
Hill Avenue; thence South 00 degrees 01 minute 26 seconds East, 59.25 feet along said
west line to the south line extended easterly of the north half of Lots 32, 34, 36, 38 and 40
in said I.S. Bartlett's Addition; thence South 89 degrees 18 minutes 14 seconds West,
419.15 feet along said south line, to the west line of the east 48.00 feet of said Lot 32;
thence South 01 degree 30 minutes 35 seconds East, 172.98 feet along said west line and
the west line of the east 48.00 feet of Lot 33 in I.S. Bartlett's Addition, to the north line of
Jefferson Avenue; thence South 89 degrees 15 minutes 04 seconds West, 91.03 feet along
said north line to the east line of Lot 29 in said I.S. Bartlett's Addition; thence North 00
degrees 46 minutes 17 seconds West, 173.05 feet along said east line and the east line of
Lot 28 in said I.S. Bartlett's Addition, to the south line of the north half of said Lot 28;
thence South 89 degrees 18 minutes 14 seconds West,306.95 feet along said south line and
the south line of the north half of Lot 26 and the south line of Lot 24 in said I.S. Bartlett's
Addition, to the Point of Beginning.
(commonly known as 665 Dundee Avenue)
Section 3. That the City Council of the City of Elgin hereby grants the rezoning from CF
Community Facility District and RC3 Residence Conservation District to PCF Planned
Community Facility District at 665 Dundee Avenue 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.
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B. Supplementary Regulations. Any word or phrase contained herein, followed by
the symbol"[SR]", shall be subject to the definitions and the additional interpretive
requirements provided in Chapter 19.90"Supplementary Regulations",of the Elgin
Municipal Code, as amended. The exclusion of such symbol shall not exempt such
word or phrase from the applicable supplementary regulation.
C. General Provisions. In this PCF Planned Community Facility District,the use and
development of land and structures shall be subject to the provisions of Chapter
19.05 "General Provisions", of the Elgin Municipal Code, as amended.
D. Zoning Districts; Generally. In this PCF Planned Community Facility District,
the use and development of land and structures shall be subject to the provisions of
Chapter 19.07 "Zoning Districts", of the Elgin Municipal Code, as amended.
E. Location and Size of District. PCF Planned Community Facility Districts should
be located in substantial conformance to the official comprehensive plan. The
amount of land necessary to constitute a separate PCF Planned Community Facility
District exclusive of rights of way, but including adjoining land or land directly
opposite a right of way shall not be less than two (2)acres. No departure from the
required minimum size of a planned community facility district shall be granted by
the City Council.
F. Land Use. In this PCF Planned Community Facility District, the use and
development of land and structures shall be subject to the provisions of Chapter
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:
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1. Substantial conformance to the Development Application submitted by Elgin
School District U-46, as applicant and property owner, received May 13, 202,
and supporting documents including:
a. A letter regarding "Larsen Middle School, Map Amendment Application",
from Hampton, Lenzini and Renwick, Inc., dated April 28, 2021;
b. Undated Application for Map Amendment Statement of Purpose and
Conformance, received May 3, 2021;
c. Undated Application for Map Amendment Summary of Plan Changes
7/1/21,received July 2, 2021
d. Undated Application for map Amendment Statement of Purpose and
Conformance Attachment, received July 2, 2021; and
e. Plat of Survey, prepared by Hampton, Lenzini and Renwick, Inc., dated
March 15, 2021;
f. Final Engineering Plans for School District U-46 Project#506 Site Paving
and Driveway Larsen Middle School 665 Dundee Ave.,Elgin,Illinois 2021,
prepared by Hampton, Lenzini and Renwick, Inc., dated August 19, 2021,
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.
2. A departure is hereby granted to allow the construction of the driveway to Hill
Avenue with a minimum 5.2-foot interior yard setback.
3. A departure is hereby granted to allow the construction of a six-foot high solid
fence along both sides of the south parking lot in the street yard along Jefferson
Avenue, and along both sides of the proposed driveway to Hill Avenue in the
street yard along Hill Avenue.
4. Compliance with all applicable codes and ordinances.
H. Off Street Parking. In this PCF Planned Community Facility District, off-street
parking shall be subject to the provisions of Chapter 19.45 "Off Street Parking",of
the Elgin Municipal Code, as amended.
I. Off Street Loading. In this PCF Planned Community Facility District, off-street
loading shall be subject to the provisions of Chapter 19.47"Off Street Loading",of
the Elgin Municipal Code, as amended.
J. Signs. In this PCF Planned Community Facility District, signs shall be subject to
the provisions of 19.50 "Street Graphics", of the Elgin Municipal Code, as
amended.
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K. Nonconforming Uses and Structures. In this PCF Planned Community Facility
District, nonconforming uses and structures shall be subject to the provisions of
Chapter 19.52"Nonconforming Uses and Structures"of the Elgin Municipal Code,
as amended.
L. Amendments. In this PCF Planned Community Facility District, text and map
amendments shall be subject to the provisions of Chapter 19.55 "Amendments" of
the Elgin Municipal Code, as amended.
M. Planned Developments. In this PCF Planned Community Facility District,the use
and development of the land and structures shall be subject to the provisions of
Chapter 19.60"Planned Developments"of the Elgin Municipal Code, as amended.
A conditional use for a planned development may be requested by the property
owner without requiring an amendment to this PCF zoning district.
N. Conditional Uses. In this PCF Planned Community Facility District, conditional
uses shall be subject to the provisions of Chapter 19.65 "Conditional Uses", of the
Elgin Municipal Code, as amended. A conditional use may be requested by the
property owner without requiring an amendment to this PCF zoning district.
O. Variations. In this PCF Planned Community Facility District, variations shall be
subject to the provisions of Chapter 19.10.500 "Authorized Land Use Variations",
Chapter 19.12.800 "Authorized Site Design Variations", and Chapter 19.70
"Variations", of the Elgin Municipal Code, as amended. A variation may be
requested by the property owner without requiring an amendment to this PCF
zoning district.
P. Appeals. Any requirement, determination, or interpretation associated with the
administration and enforcement of the provisions of this ordinance may be appealed
subject to the provisions of Chapter 19.75 "Appeals",of the Elgin Municipal Code,
as amended.
Section 4. That this ordinance shall be in full force and effect immediately after its passage
in the manner provided by law.
David J. K ain, ayor
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Presented: September 22, 2021
Passed: September 22, 2021
Omnibus Vote: Yeas: 8 Nays: 0
Recorded: September 22, 2021
Published: September 24, 2021
Attest: -
mberly Dewis, City erk s
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EXHIBIT A
August 2, 2021
RECOMMENDATION & FINDINGS OF FACT
OF THE COMMUNITY DEVELOPMENT DEPARTMENT AND
THE PLANNING & ZONING COMMISSION
CITY OF ELGIN, IL
OVERVIEW
Provided herein are the written findings and recommendation of the Community Development
Department and the Planning & Zoning Commission regarding Petition 23-21, an application by
School District U-46, as applicant and property owner, is requesting approval of a planned
development as a map amendment with departures from the Elgin Municipal Code requirements
for the vehicle use are interior yard setback, six-foot high privacy fence, and any other departures
as may be necessary or desirable, to reconstruct the existing school parking lots and construct a
new access driveway to Hill Avenue for Larsen Middle School at the property commonly referred
to as 665 Dundee Avenue. The properties to be located in the proposed PCF Planned Community
Facility District are commonly referred to as 665 Dundee Avenue,612 Hill Avenue,471 Columbia
Avenue, and 475 Columbia Avenue.
GENERAL INFORMATION
Petition Number: 23-21
Property Location: 665 Dundee Avenue, 612 Hill Avenue, 471 and 475 Columbia
Avenue
Requested Action: Planned Development as a Map Amendment
Current Zoning: CF Community Facility District,RC3 Single Family Residence
District
Proposed Zoning: PCF Planned Community Facility District
Existing Use: Secondary school. (Larsen Middle School)
Proposed Use: No change. Secondary school. (Larsen Middle School)
Applicant: Community School District U-46
Recommendation & Findings of Fact
Petition 23-21
August 2, 2021
Owner Community School District U-46
Staff Coordinators: Damir Latinovic,AICP, Senior Planner
Exhibits Attached: A. Aerial/Location May
B. Zoning Mai)
C. Parcel Map
D. Site Location
E. Development Application and Attachments
F. Draft Ordinance
BACKGROUND
School District U-46, as applicant and property owner, is requesting approval of a planned
development as a map amendment with departures from the Elgin Municipal Code requirements
for the vehicle use are interior yard setback, six-foot high privacy fence, and any other departures
as may be necessary or desirable, to reconstruct the existing school parking lots and construct a
new access driveway to Hill Avenue for Larsen Middle School at the property commonly referred
to as 665 Dundee Avenue. The properties to be located in the proposed PCF Planned Community
Facility District are commonly referred to as 665 Dundee Avenue,612 Hill Avenue,471 Columbia
Avenue, and 475 Columbia Avenue.
The 6.1-acre property,home to Larsen Middle School and zoned CF Community Facility District,
is located on the east side Dundee Avenue approximately 200 feet north of Jefferson Avenue. The
property includes two parking lots(commonly known as south and east parking lots)in rear of the
school with access to Jefferson Avenue. The school property also has frontage along Columbia
Avenue to the north where U-46 owns two lots(471 and 475 Columbia Avenue)that used to have
two single-family homes on them, and frontage along Hill Avenue to the east (612 Hill Avenue),
that also used to have a single-family home. U-46 acquired these properties in the 1990s and has
since demolished the single-family homes that were located on those lots. The lots are still zoned
RC3 Residence Conservation District and are vacant and unimproved.
Most surrounding properties to the north, east, and south are zoned RC3 Residence conservation
District and are improved with single-family homes. The properties to the north and south with
frontage along Dundee Avenue are zoned NB Neighborhood Business District due to their location
along Dundee Avenue.The property to the south is improved with multi-tenant strip-mall shopping
center home to Family Dollar and other retail stores. The property to the north is improved with a
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Recommendation & Findings of Fact
Petition 23-21
August 2, 2021
single-family home. The properties to the west across Dundee Avenue are also zoned NB
Neighborhood Business District and are improved with a couple one-story multi-tenant
commercial buildings and one single-family home.
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Figure 1.Site area map with zoning overlay
Proposal
Community School District U-46 is requesting approval to establish a planned development for
Larsen Middle School to reconstruct the existing school parking lots and construct a new access
driveway to Hill Avenue. The proposal requires departures from the site design requirements of
the zoning ordinance and therefore requires approval as a planned development.
The proposed PCF Planned Community Facility District(planned development)for Larsen Middle
School campus would also include two lots along Columbia Avenue and one lot along Hill
Avenue. U-46 owns the two vacant lots along Columbia Avenue(471 and 475 Columbia Avenue)
and the one vacant lot along Hill Avenue (612 Hill Avenue). Those lots are currently zoned RC3
Residence Conservation District because they were previously improved with single-family
homes. U-46 purchased the properties in the 1990s and subsequently demolished the homes. The
former home at 612 Hill Avenue was the last one to be demolished in 2013.
The new driveway to Hill Avenue would be located on the 612 Hill Avenue lot.The school parking
lots, which are generally referred to as the south parking lot and the east parking lot are currently
served by only one full access driveway to Jefferson Street. The new 12-foot wide driveway to
Hill Avenue would serve as one-way exit only to improve the traffic flow within the parking lots.
The Columbia Avenue lots would remain vacant and there are no plans for any improvements on
those lots in the future.
In general, the layout and location of the existing parking lots would remain the same. The south
parking lot would remain nonconforming regarding the required vehicle use area interior yard
setback as it is located 1.2 feet from an interior lot line at the closest point. Similarly, the south
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Recommendation & Findings of Fact
Petition 23-21
August 2, 2021
parking lot would maintain the nonconforming vehicle use area street yard setback of 4.9 feet.
Due to the angle of the new driveway from the east parking lot to Hill Avenue, the new driveway
is also located 5.2 feet from an interior lot line at the closest point and does not meet the required
vehicle use area interior yard setback of six feet.
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Figure 2.The proposed parking lot reconstrution plan with the new driveway to Hill Avenue
The applicant would install new sidewalks providing a pedestrian connection from Jefferson Street
and Hill Avenue to the back of the school. Due to limited space, instead of the standard parking
lot landscape screening with shrubs and trees, the applicant would screen the parking lots from
adjacent residences with shrubs and a six-foot high privacy fence.The applicant would remove the
existing six-foot high solid fence on both sides of the south parking lot and the six-foot high chain
link fence on both sides of the east parking lot. A new six-foot high privacy fence would be
installed along both sides of the south parking lot, the south side of the east parking lot, and both
sides of the new driveway to Hill Avenue. Because the area of the property between the school
building and Hill Avenue is considered a street yard, a six-foot fence is not allowed and requires
a departure from the zoning ordinance requirements. The new six-foot high fence along the south
parking lot would stop short of the street lot line along Jefferson Avenue by 26 feet, and the six-
foot high fence along the new driveway to Hill Avenue would stop short of the street lot line along
Hill Avenue by 25 feet to maintain the line of sight along both streets.
The parking lots would remain nonconforming regarding vehicle use are landscape requirements,
but new shrubs would be installed along both sides of each parking lot, and three new shade trees
would be installed along the new sidewalk to Hill Avenue. In addition, one new parking lot light
fixture would be installed along the new driveway to Hill Avenue,which would include shields to
prevent any light spillover onto the adjacent residential properties.
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Recommendation & Findings of Fact
Petition 23-21
August 2, 2021
Larsen Middle School is required to provide one parking space per each full-time employee plus
one parking space per ten seats in that seating area with largest capacity. With 60 employees and
348 seats in the auditorium,the school is required to have a total of 95 parking spaces.The existing
parking lot has 95 parking spaces but includes nonconforming drive-aisles that are too narrow to
serve as two-way drive-aisles.To improve the traffic flow within the parking lots,the new parking
lots would have 86 parking spaces with code-compliant drive-aisles suitable for two-way traffic
within the parking lots. The 86 parking spaces would meet the daily parking needs of the school
with 60 employees.
All proposed parking spaces would be 9-feet wide by 18.5-feet long and would remain
nonconforming regarding parking stall size. Per the zoning ordinance new parking stalls are
required to be 9.5-feet wide by 18 feet long. However, increasing the width of each parking stall
by one-half foot would result in further loss of on-site parking.
The parking lots are used for staff parking but are also expected to serve for school bus pick- up
and drop-off during the Dundee Avenue reconstruction project that is expected to take place in
2024. School bus pick-up and drop-off, which currently takes place along Dundee Avenue would
resume in its normal location after Dundee Avenue reconstruction is complete.
The proposed development requires several departures from the requirements of the zoning and
stormwater 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.Detail of Required Departures
Regulation Requirement Proposed
Vehicle use area interior yard 6 feet 5.2 feet
setback
Parking 95 86
6-foot high solid fence in street Not allowed� Yes. Along the new
d drivewav to Hill Avenuc
U-46 held a neighborhood meeting on Monday April 12, 2021 at Larsen Middle School to inform
the neighboring residents of the proposed project. Written notification was hand-delivered to the
properties surrounding the school in advance of the meeting. U-46 reports, however, that no
residents attended the neighborhood meeting.
The Community Development Department offers the following additional information:
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Recommendation & Findings of Fact
Petition 23-21
August 2, 2021
A. Property History.The majority of the subject property was zoned B Residential with the
portion of the property along Dundee Avenue zoned E Commercial District by the first
zoning ordinance in 1927.By 1960,the school was zoned Public School Property. In 1992,
the school property was zoned CF Community Facility District, with the lots along
Columbia Avenue and Hill Avenue zoned RC3 Residence Conservation District.
U-46 acquired the residentially-zoned parcels along Columbia Avenue and Hill Avenue in
the 1990s. U-46 eventually demolished the single-family homes on those lots. The last
home was demolished in 2013. The lots along Columbia and Hill Avenue are currently
vacant and unimproved.
B. Surrounding Land Use and Zoning. Most surrounding properties to the north, east, and
south are zoned RC3 Residence conservation District and are improved with single-family
homes.The properties to the north and south with frontage along Dundee Avenue are zoned
NB Neighborhood Business District due to their location along Dundee Avenue. The
property to the south is improved with multi-tenant strip-mall shopping center home to
Family Dollar and other retail stores. The property to the north is improved with a single-
family home. The properties to the west across Dundee Avenue are also zoned NB
Neighborhood Business District and are improved with a couple one-story multi-tenant
commercial buildings and one single-family home.
C. Comprehensive Plan. The subject property is classified as Public/Semi-Public land use
by the 2018 Comprehensive Plan. The public/semi-public land use designation includes a
range of uses that provide a service to the public and enhance quality of life. This land use
comprises various facilities and infrastructure belonging to federal, state, and local
government, public agencies and service providers. Grade schools, pre-schools, high
schools, universities, and other education institutions are considered public/semi-public
land uses, as are churches and other places of worship. Within Elgin, public/semi-public
uses include the Robert Gilliam Municipal Complex,police and fire stations,the Hemmens
Cultural Center, and the Gail Borden Public Library. Higher education uses make up a
large portion of this land use, with Judson University and Elgin Community College
comprising more than 300 acres combined.
D. Zoning District. The purpose of the 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 Development, 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 property is located along the Dundee Avenue corridor. This
commercial corridor has historically been developed with small commercial developments
on small lots serving the surrounding neighborhoods of northeast Elgin. Typical
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Recommendation & Findings of Fact
Petition 23-21
August 2,2021
commercial uses include small insurance,real estate or law offices,retail service uses such
as hair salons, and fast-food restaurants. Dundee Avenue has not experienced any
significant new development in recent years. Recent development along the corridor
includes the renovation of the Wendy's Restaurant at 1001 Dundee Avenue and the
conversion of the former Arby's Restaurant into Dunkin'/Baskin Robbins restaurant at
1169 Dundee Avenue. Staff anticipates the corridor will continue to see reinvestment of
existing commercial properties serving the area residents, and possible construction of
small-scale multi-family developments.
FINDINGS
After due notice as required by law, the Planning & Zoning Commission conducted a public
hearing in consideration of Petition 23-21 on August 2, 2021. Testimony was presented at the
public hearing in support of the application.The Community Development Department submitted
a Development Application Review and Written Findings & Recommendation to the Planning&
Zoning Commission dated August 2, 2021.
The Community Development Department and the Planning & Zoning Commission have made
the following findings regarding the application against the standards for map amendments
outlined in § 19.55.030, 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 6.1-acre property is improved with Larsen
Middle School, school parking lots, and open space used for recreational activities. The
property does not have any water features and includes only minor vegetation with few
trees. The applicant's proposal for the reconstruction of existing parking lot with the
construction of a new driveway to Hill Avenue includes installation of new shrubs along
the perimeter of the parking lots and three new shade trees. The property slopes down
gently from the east parking lot Hill Avenue, which necessitates the requested departure
from the required vehicle use area interior yard setback for the new driveway.There are no
significant features including topography, watercourses, vegetation, and existing
improvements that would have a negative impact on the proposed site improvements.
B. Sewer and Water Standard. The suitability of the subject property for the planned
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Recommendation &Findings of Fact
Petition 23-21
August 2, 2021
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 are
located in the vicinity of the site and have adequate capacity to service the new building.
The applicant is not proposing any changes to the existing water and sanitary sewer
utilities. The applicant would construct a new storm sewer to serve the new driveway,
which would connect to the existing storm sewer in Hill Avenue.
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
g J P p Y p p
respect to the provision of safe and efficient on-site and off-site vehicular circulation
designed to minimize traffic congestion. The subject property is improved with Larsen
Middle School,which includes two on-site parking lots.The two parking lots are connected
and served by one full access driveway to Jefferson Street. The school bus pick-up and
drop-off take place in front of the school along Dundee Avenue in the designated bus
loading area. The proposed parking lot reconstruction would include the addition of a new
one-way exit-only driveway to Hill Avenue. The second access for would improve the
traffic flow within the parking lots, which would reduce any congestion on Jefferson
Avenue. No changes are proposed to the existing full access driveway to Jefferson Street.
The area would maintain safe and efficient off-site vehicular circulation.
Larsen Middle School is required to provide one parking space per each full-time employee
plus one parking space per ten seats in that seating area with largest capacity. With 60
employees and 348 seats in the auditorium, the school is required to have a total of 95
parking spaces.The existing parking lot has 95 parking spaces but includes nonconforming
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Recommendation & Findings of Fact
Petition 23-21
August 2, 2021
drive-aisles that are too narrow to serve as two-way drive-aisles. To improve the traffic
flow within the parking lots,the new parking lots would have 86 parking spaces with code-
compliant drive-aisles suitable for two-way traffic within the parking lots. The 86 parking
spaces would meet the daily parking needs of the school with 60 employees. Unrestricted
on-street parking exists along both sides of the majority of Jefferson Avenue, Hill Avenue,
and Columbia Avenue.
All existing and proposed parking spaces would be 9-feet wide by 18.5-feet long and would
remain nonconforming regarding parking stall size. Per the zoning ordinance new parking
stalls are required to be 9.5-feet wide by 18 feet long. However, increasing the width of
each parking stall by one-half foot would result in further loss of on-site parking.
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 majority of the subject property was zoned B Residential with the portion of
the property along Dundee Avenue zoned E Commercial District by the first zoning
ordinance in 1927. By 1960, the school was zoned Public School Property. In 1992, the
school property was zoned CF Community Facility District, with the lots along Columbia
Avenue and Hill Avenue zoned RC3 Residence Conservation District.
U-46 acquired the residentially-zoned parcels along Columbia Avenue and Hill Avenue in
the 1990s. U-46 eventually demolished the single-family homes on those lots. The last
home was demolished in 2013. The lots along Columbia and Hill Avenue are currently
vacant and unimproved.
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. Most surrounding
properties to the north,east,and south are zoned RC3 Residence conservation District and
are improved with single-family homes.The properties to the north and south with frontage
along Dundee Avenue are zoned NB Neighborhood Business District due to their location
along Dundee Avenue. The property to the south is improved with multi-tenant strip-mall
shopping center home to Family Dollar and other retail stores. The property to the north is
improved with a single-family home.The properties to the west across Dundee Avenue are
also zoned NB Neighborhood Business District and are improved with a couple one-story
multi-tenant commercial buildings and one single-family home.
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Recommendation & Findings of Fact
Petition 23-21
August 2, 2021
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 property is located along the Dundee Avenue corridor. This
commercial corridor has historically been developed with small commercial developments
on small lots serving the surrounding neighborhoods of northeast Elgin. Typical
commercial uses include small insurance,real estate or law offices,retail service uses such
as hair salons, and fast-food restaurants. Dundee Avenue has not experienced any
significant new development in recent years. Recent development along the corridor
includes the renovation of the Wendy's Restaurant at 1001 Dundee Avenue and the
conversion of the former Arby's Restaurant into Dunkin'/Baskin Robbins restaurant at
1169 Dundee Avenue. Staff anticipates the corridor will continue to see reinvestment of
existing commercial properties serving the area residents, and possible construction of
small-scale multi-family developments.
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 Development,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 classified as Public/Semi-Public land use by the 2018
Comprehensive Plan.The public/semi-public land use designation includes a range of uses
that provide a service to the public and enhance quality of life. This land use comprises
various facilities and infrastructure belonging to federal, state, and local government,
public agencies and service providers. Grade schools, pre-schools, high schools,
- 10-
Recommendation & Findings of Fact
Petition 23-21
August 2,2021
universities, and other education institutions are considered public/semi-public land uses,
as are churches and other places of worship.Within Elgin,public/semi-public uses include
the Robert Gilliam Municipal Complex, police and fire stations, the Hemmens Cultural
Center,and the Gail Borden Public Library.Higher education uses make up a large portion
of this land use, with Judson University and Elgin Community College comprising more
than 300 acres combined.
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
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 property does not have any watercourses or
wetlands and has only minimal vegetation with a few trees. The applicant is proposing to
remove seven trees on the former 612 Hill Avenue property to accommodate the
construction of the new access driveway. The school property is exempt from the
requirements of the tree preservation ordinance. The applicant will however install three
new shade trees and new shrubs along both sides of the south and east parking lots
screening.
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 served by only one full access driveway to Jefferson
Street. This forces all school traffic to and from Jefferson Avenue,which can cause traffic
- 11 -
Recommendation &Findings of Fact
Petition 23-21
August 2, 2021
congestions on Jefferson Avenue. The applicant is proposing to install a second, exit-only
driveway to Hill Avenue to improve the traffic flow to and from the school parking lots.
This will help distribute the traffic leaving the site between Jefferson and Hill Avenues,
which will improve traffic circulation in the neighborhood. The proposal will not have any
detrimental influence on the surrounding properties.
PLANNED DEVELOPMENT DEPARTURES AND EXCEPTIONS
The applicant is requesting the following departures from the requirements of the zoning and
stormwater ordinances of the Municipal Code:
1. Section 19.30.335, "Site Design". The minimum required vehicle use area interior yard
setback is 6 feet. The applicant is proposing a new driveway with a 5.2-foot interior yard
setback.
2. Section 19.45.080, "Table of Required Parking". The school is required to provide a
minimum of 95 parking spaces based on the requirement for one parking space per each
full-time employee,plus one parking space per ten seats in that assembly area with largest
capacity. The applicant is proposing 86 parking spaces.
3. Section 19.90.015, "Definitions and Regulations". The maximum height and type of a
fence in the street yard is four-foot high, open design fence. The applicant is proposing a
new six-foot high privacy fence in the street yard along Hill Avenue.
Staff finds the proposed departures are appropriate and necessary for a desirable improvement to
the property.
The access-driveway to Hill Avenue is desirable to improve the traffic flow within the parking
lots,which will improve the traffic circulation in the neighborhood. The proposal would minimize
any traffic congestion on Jefferson Avenue, which currently serves as the only way to and from
the school parking lots. Due to the existing topography of the site,which slopes gently down from
the east parking lot to Hill Avenue, the proposed driveway is located closer to an interior lot line
than the required six-foot setback. However, most of the new driveway far exceeds the required
six-foot setback from interior lot lines.
The applicant is proposing to reduce the number of on-site parking spaces from 95 to 86 parking
spaces to improve the traffic flow within the parking lots.Currently,the drive-aisle which connects
the parking lots is too narrow to serve as the two-way drive-aisle. The applicant would remove
nine parking spaces to widen this drive-aisle to 25 feet for the two-way drive-aisle that will also
be used by school buses. The 86 parking spaces still exceed the daily needs to the school with 60
employees. Unrestricted on-street parking is available along the majority of Jefferson Avenue and
all of Hill Avenue in case additional parking is needed for visitors.
- 12 -
Recommendation &Findings of Fact
Petition 23-21
August 2, 2021
The applicant would replace the existing six-foot high fence along both sides of the south parking
lot. The applicant would also remove the existing chain-link fence along both sides of the east
parking lot and install a new six-foot high fence along the south side of the east parking lot adjacent
to the residence. A new six-foot high fence would also be installed along both sides of the new
driveway to Hill Avenue to provide needed screening for the residences on both sides of the new
driveway. The six-foot high fence is an improvement from the existing chain-link fence and is
customary and traditional for residential neighborhoods.
The proposed departures would improve the traffic conditions in the neighborhood and provide
improved screening for adjacent residential properties.
RECONVgENDATION
The Community Development Department and the Planning & Zoning Commission recommend
approval of Petition 23-21, subject to the following conditions:
1. Substantial conformance to the Development Application submitted by Elgin School
District U-46, as applicant and property owner, received May 13, 202, and supporting
documents including:
a. A letter regarding "Larsen Middle School, Map Amendment Application", from
Hampton, Lenzini and Renwick, Inc., dated April 28, 2021;
b. Undated Application for Map Amendment Statement of Purpose and Conformance,
received May 3,2021;
c. Undated Application for Map Amendment Summary of Plan Changes 7/l/21,
received July 2, 2021
d. Undated Application for map Amendment Statement of Purpose and Conformance
Attachment,received July 2,2021; and
e. Plat of Survey,prepared by Hampton, Lenzini and Renwick, Inc., dated March 15,
2021;
f. Final Engineering Plans for School District U-46 Project #506 Site Paving and
Driveway Larsen Middle School 665 Dundee Ave., Elgin, Illinois 2021, prepared
by Hampton, Lenzini and Renwick, Inc., dated July 22, 2021, 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.
2. A departure is hereby granted to allow the construction of the driveway to Hill Avenue
with a minimum 5.2-foot interior yard setback.
- 13 -
Recommendation & Findings of Fact
Petition 23-21
August 2,2021
3. A departure is hereby granted to allow the reconstruction of the existing parking lots for
Larsen Middle School with a minimum of 86 parking spaces.
4. A departure is hereby granted to allow the construction of a six-foot high solid fence along
both sides of the south parking lot in the street yard along Jefferson Avenue, and along
both sides of the proposed driveway to Hill Avenue in the street yard along Hill Avenue.
5. School District U46 shall add additional parking spaces through possible narrowing of
parking stalls or by exploring other possibilities to increase the number of parking spaces
for the school.
6. 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 above,was four(4)yes,zero(0)no,and zero(0)abstentions.Two members
were absent.
Respectfully Submitted,
s/Jay Cox
Jay Cox, Chairman
Planning&Zoning Commission
s/Damir Latinovic
Damir Latinovic,AICP; Secretary
Planning&Zoning Commission
- 14 -
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ORC2 Residence Conservation 2
ORC3 Residence Conservation 3 CFI
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O PSFR1 Planned Single Family Residence 1
O SFR2 Single Family Residence 2
O PSFR2 Planned Single Family Residence 2
O TRF Two Family Residence
Q PTRF Planned Two Family Residence
®MFR Multiple Family Residence
PMFR Planned Multiple Family Residence
ORB Residence Business CF
OPRB Planned Residential Business
NB Neighborhood Business
PNB Planned Neighborhood Business
-AB Area Business Jefferson Ave
-PAB Planned Area Business
-CC Center City 1 RC3
-CC2 Center City 2
-PCC Planned Center City
-ORI Office Research Industrial
-PORI Planned Office Research Industrial
-GI General Industrial
-PGI Planned General Industrial
-Cl Commercial Industral
-CF Community Facility Enterprise St
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EXHIBIT B Zoning Map N
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Map prepared by City of Elgin 0 40 80 160 240 320
Department of Community Development Feet
Subject Property
665 Dundee Ave, 612 Hill Ave,
471 & 475 Columbia Ave.
Petition 23-21
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EXHIBIT D
SITE LOCATION
665 Dundee Ave
Petition 23-21
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EXHIBIT D
SITE LOCATION
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