HomeMy WebLinkAboutG28-24 Ordinance No. G28-24
AN ORDINANCE
AMENDING PCF PLANNED COMMUNITY FACILITY DISTRICT
ORDINANCE NO. G22-16
(475-709 Sports Way)
WHEREAS, by adopting Ordinance No. G22-16 on April 27, 2016, the City Council
classified the territory located at 475-709 Sports Way in the PCF Planned Community Facility
District and established special regulations for street graphics within the Elgin Sports Complex
Area of Special Character; and
WHEREAS, the territory located at 475-709 Sports Way is subject to the requirements of
Ordinance No. G22-16; and
WHEREAS, written application has been made to amend Ordinance No. G22-16 to allow
the proposed expansion of the Elgin Sports Complex at 475-709 Sports Way (the "Subject
Property"); and
WHEREAS, the zoning lot containing the premises at 475-709 Sports Way (the "Subject
Property") is legally described in Section 2 of Ordinance No. G22-16; and
WHEREAS,the Planning and Zoning Commission conducted a public hearing concerning
said application on April 1, 2024, 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 in their
Findings of Fact; 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. G22-16 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 April 1, 2024, 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 Conditions 1. and 2. of Section 3.of Ordinance No. G22-16 are hereby
amended in their entirety to read as follows:
1. Compliance with the graphics exhibit prepared by Empire Architectural design and
Wayfinding, dated May 4, 2015, and last revised on February 22, 2016, attached to
Ordinance No. G22-16 as Exhibit B (such plan is hereinafter referred to as the"Subject
Special Sign District Plan"). Pursuant to the Subject Special Sign District Plan, one
single-faced light emitting dode (LED) electronic changeable copy graphic (the
"Special Sign") shall be permitted on the Subject Property along S. McLean Boulevard
and in the location as set forth in Section 3. Paragraph 2. of Ordinance No. G22-16,
and one single-faced light emitting dode (LED) electronic changeable copy graphic
(the "Special Sign") shall be permitted on the Subject Property along State Street
(Illinois State Route 31). Modifications to the Special Sign may be approved by the
Development Administrator provided such modifications are in substantial
conformance with this ordinance and Ordinance No. G22-16.
2. The Special Sign along S. McLean Boulevard shall be installed only at a location at the
Norwest corner of the Subject Property at the southeast corner of the intersection of
McLean Boulevard and Sports Way and as depicted on Exhibit B of Ordinance No.
G22-16. The Special Sign along State Street shall be installed at a location as approved
by the Development Administrator pursuant to the issuance of a sign permit. The
Special Sign may be constructed on a berm which is not higher than thirty-six inches
above the surrounding average grade and landscaped in an area equal to no less than
2.5 times the surface area of the graphic.
Section 3. That Condition 8. of Section 3. of Ordinance No. G22-16 is hereby deleted.
Section 4. That Subject Property shall be designed, developed,and operated subject to
the following provisions:
A. Purpose and Intent. The purpose of the PCF Planned Community Facility District
is to provide a planned environment for various types of community facilities,
subject to the provisions of Chapter 19.60 "Planned Developments" of the Elgin
Municipal Code, as amended. In general, community facilities provide
governmental,recreational,educational,health,social,religious,and transportation
services to the community on a for-profit or on a not-for-profit basis.
B. Supplementary Regulations. Any word or phrase contained herein, followed by
the symbol"[SR]",shall be subject to the definitions and the additional interpretive
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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 City of
Elgin Parks and Recreation Director, as applicant, and the City of Elgin as
property owner, and supporting documents including:
a. Statement of Purpose and Conformance with exhibits dated March 7,2024;
and
b. Planning and Zoning Review Development Set plans titled: Elgin Sports
Complex Expansion 475 Sports Way Unit A & Unit B, Elgin, IL 60123,
prepared by Smithgroup, dated March 8, 2024, last revised April 24, 2024,
with such further revisions as required by the Community Development
Director.
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. The minimum required building setback from the north property line of the
Subject Property along US Highway 20, the east property line of the Subject
Property along State Street,the west property line along S. McLean Boulevard,
and the edge of pavement of Sports Way shall be twenty (20) feet.
3. The minimum required building setback from an interior lot line shall be ten
(10) feet.
4. The minimum required vehicle use area setback from the north property line of
the Subject Property along US Highway 20,the east property line of the Subject
Property along State Street,the west property line along S. McLean Boulevard,
and the edge of pavement of Sports Way shall be ten(10)feet. Such vehicle use
area setbacks shall not apply to private roadway commonly known as Sports
Way.
5. A departure is hereby granted to allow the installation of a chain-link fence with
a maximum height of 20 feet surrounding an athletic field, and the installation
of a five-foot high black ornamental fence along Sports Way and/or the multi-
purpose path as needed due to topography changes.
6. 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.
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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, except as provided in this Ordinance and Ordinance No. G22-16, as
amended, and shall be in substantial conformance with the following:
1. In addition to the Special Sign allowed at the southeast corner of S. McLean
Boulevard and Sports Way intersection and the Special Sign allowed along
State Street per this ordinance and Ordinance No. G22-16, one (1) additional
monument sign is hereby permitted to be installed at the entrance to the Subject
Property from Middle Road. The maximum sign surface area of such additional
monument sign shall not exceed Forty (40) square feet. This additional
monument sign shall otherwise comply with all requirements of the Elgin
zoning ordinance, as amended.
K. Nonconforming Uses and Structures. In this PCF Planned Community Facility
District, nonconforming uses and structures shall be subject to the provisions of
Chapter 19.52 "Nonconforming Uses and Structures"of the Elgin Municipal Code,
as amended.
L. Amendments. In this PCF Planned Community Facility District, text and map
amendments shall be subject to the provisions of Chapter 19.55 "Amendments" of
the Elgin Municipal Code, as amended.
M. Planned Developments. In this PCF Planned Community Facility District,the use
and development of the land and structures shall be subject to the provisions of
Chapter 19.60"Planned Developments"of the Elgin Municipal Code, as amended.
A conditional use for a planned development may be requested by the property
owner without requiring an amendment to this PCF zoning district.
N. Conditional Uses. In this PCF Planned Community Facility District, conditional
uses shall be subject to the provisions of Chapter 19.65 "Conditional Uses", of the
Elgin Municipal Code, as amended. A conditional use may be requested by the
property owner without requiring an amendment to this PCF zoning district.
O. Variations. In this PCF Planned Community Facility District, variations shall be
subject to the provisions of Chapter 19.10.500 "Authorized Land Use Variations",
Chapter 19.12.800 "Authorized Site Design Variations", and Chapter 19.70
"Variations", of the Elgin Municipal Code, as amended. A variation may be
requested by the property owner without requiring an amendment to this PCF
zoning district.
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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 5. That except as amended herein,the use and development of the subject property
shall be controlled pursuant to the provisions of Ordinance No.G22-16. In the event of any conflict
between this ordinance and Ordinance No. G22-16,this ordinance and associated documents shall
control and prevail.
Section 6. That this ordinance shall be in full force and effect immediately after its passage
in the manner provided by law.
,g4/7
David J. Kapt n, M or
Presented: May 22, 2024
Passed: May 22, 2024
Omnibus Vote: Yeas: 8 Nays: 0
Recorded: May 22, 2024 AT;
Published: May 22, 2024
Attst: V t'
ram' Y
Kimberly Dewis, C lerkIftc,
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EXHIBIT A
April 1, 2024
RECOMMENDATION & FINDINGS OF FACT
OF THE COMMUNITY DEVELOPMENT DEPARTMENT AND
THE PLANNING & ZONING COMMISSION
CITY OF ELGIN, IL
OVERVIEW
Provided herein are the written fmdings and recommendation of the Community Development
Department and the Planning & Zoning Commission regarding Petition 36-23, an application by
the City of Elgin Parks and Recreation Director, as applicant, and the City of Elgin as property
owner, requesting approval of an amendment to PCF Planned Community Facility District
established by Ordinance No. G22-16, with departures from the Elgin Municipal Code
requirements for the building street yard setback, vehicle use area street yard setback, and any
other departures as may be necessary or desirable, for the proposed expansion of the Elgin Sports
Complex with two sports fields, a new concession building, new maintenance building, new
outdoor pavilion, additional parking area, and a connection to Middle Road, all at the property
commonly referred to as 475-709 Sports Way.
GENERAL INFORMATION
Petition Number: 05-24
Property Location: 475-709 Sports Way
Requested Action: Man Amendment to PCF Planned Community Facility District
Ordinance No. G22-16
Current Zoning: PCF Planned Community Facility District Ordinance No. G22-16
and ARC Arterial Road Corridor Overlay District
Proposed Zoning: Amendment to PCF Planned Community Facility District.
Existing Use: Public park and open space
Proposed Use: No change (public park and open space)
Recommendation & Findings of Fact
Petition 05-24
April 1, 2024
Applicant: City of Elgin Parks and Recreation Director
Owner City of Elgin
Staff Coordinators: Damir Latinovic,AICP, Senior Planner
Exhibits Attached: A. Aerial/Location Map
B. Zoning Map
C. Parcel Map
D. Site Location
E. Development Application and Attachments
F. Draft Ordinance
BACKGROUND
The City of Elgin Parks and Recreation Director, as applicant, and the City of Elgin as property
owner, are requesting approval of an amendment to PCF Planned Community Facility District
established by Ordinance No. G22-16, with departures from the Elgin Municipal Code
requirements for the building street yard setback, vehicle use area street yard setback, and any
other departures as may be necessary or desirable, for the proposed expansion of the Elgin Sports
Complex with two sports fields, a new concession building, new maintenance building, new
outdoor pavilion, additional parking area, and a connection to Middle Road, all at the property
commonly referred to as 475-709 Sports Way.
Elgin Sports complex is a 407-acre regional park located south of US Route 20 just east of S.
McLean Boulevard. The park includes The Highlands of Elgin 18-hole golf course, ten softball
fields, eleven soccer fields,two sand volleyball courts, a BMX racing course, and several support
buildings, including two concession stands, and a maintenance building. The park also includes
several surface parking lots and a multi-purpose trail. The property is zoned PCF Planned
Community Facility District, which was established in 2016 when the City approved the
construction of The Highlands of Elgin golf course monument sign on S. McLean Boulevard.
The access to the park is from a signalized intersection of Sports Way and S. McLean Boulevard.
Sports Way represents the extension of Spartan Drive east of S. McLean Boulevard and provides
access to both The Highlands of Elgin golf course and the Elgin Sports Complex. Sports Way
currently dead ends on the east end of the park. The ten-foot multi-purpose trail extends along the
entire length of Sports Way from S. McLean Boulevard to its current terminus on the far east end.
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Recommendation & Findings of Fact
Petition 05-24
April 1, 2024
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Figure 1.Site area map with zoning overlay
The eastern approximately 87 acres is currently largely vacant and undeveloped. This land was
acquired from the Elgin Mental Health Center in 2013.The City recently completed the demolition
of two vacant buildings on this portion of the site: the 45,566-square foot classroom building and
a 27,673-square foot two-story office building in the northeast corner of the property.A 784-square
foot barn building,and a 34,714-square foot concrete building that were both formerly used by the
Elgin Mental Health Center as a storage barn and a laundry building still remain. In addition, the
former power plant building with two tall chimneys that is still owned by the Elgin Mental Health
Center is still standing. This part of the property also includes partial roadways and two parking
lots that were originally part of the larger Elgin Mental Health Center campus.
Proposal
The City of Elgin Parks Department is proposing to expand the Elgin Sports Complex eastward.
The Phase I of the proposed expansion would include:
• two multi-purpose synthetic sports fields(plus an optional third field);
• a 1,991-square foot concession building with public restrooms;
• a 2,600-square foot one-story maintenance support building;
• a 1,920-square foot outdoor pavilion;
• new surface parking lot with 271 parking spaces that would increase total parking within
the Sports Complex from 990 to 1261 parking spaces (plus an optional 2nd/north parking
lot with 85 parking spaces, and 3rd/east parking lot with 63 parking spaces);
• central plaza for various events including but not limited to food truck event;
• extension of Sports Way to Middle Road, which connects to State Street(IL Route 31);
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Recommendation & Findings of Fact
Petition 05-24
April 1,2024
• extension of the multi-purpose path along the Sports Way with connection to State Street;
• two stormwater detention facilities; and
• a walking trail around the new sports fields and a stormwater detention facility.
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Figure 2.Phase 1 expansion of the Elgin Sports Complex
The proposed expansion of the sports complex takes place on the eastern approximately 87-acres
acquired in 2013. The construction of the two synthetic turf fields (and an optional 3rd field)will
not only fulfill the community demand for soccer and other programing but will also bring the city
closer to its vision for the highest and best use of these 87 acres. The sports fields would include
lighting to maximize the use of the fields. An 8-foot-high chain link fences and 20-foot-high
netting would be installed along the north and south sides of the fields,while an 8-foot-high chain
link fence would be installed on the east and west sides of the fields to allow for controlled
programming of the space.
The concession stand building and the maintenance/support building would feature similar design
elements with primarily masonry materials and fiber cement panels with a metal roof and metal
accents.The outdoor pavilion would be constructed of metal columns and support structure as well
as the metal roof to match the other two buildings. The pedestrian plaza between the concession
building and the pavilion would be designed to accommodate various special events programming
that may feature food truck events. North of the concession stand, an area is reserved for the
installation of a potential playground in the future.
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Recommendation & Findings of Fact
Petition 05-24
April 1,2024
The main parking lot would include a total of 271 parking spaces.This would increase the number
of parking spaces within the park by almost 30 percent from 990 to 1261 parking spaces total. An
additional 2nd (north) parking lot with 85 parking spaces and an additional 3rd (east) parking lot
with 63 parking spaces may be constructed in the future.
The most important part of the proposed park expansion may be the extension of Sports Way to
Middle Road, which provides access to State Street with a signalized intersection. The park
currently has only one access from S.McLean Boulevard. Sports Way provides access to both The
Highlands of Elgin golf course and the Elgin Sports Complex.The addition of second access from
State Street, a major arterial roadway connecting Elgin with communities north and south of the
City, and which has a full interchange with US Route 20 which further provides easy access to
communities east and west of the city. The extension of Sports Way would include the extension
of the multipurpose path to State Street and the installation of new street lights and street trees
along the roadway extension.
Other park improvements include the installation of two stormwater detention facilities to
accommodate the current expansion and offset the stormwater management needs of future
expansions. A new pedestrian trail would also be constructed around stormwater basin A.
Per the 2018 Elgin Sports Complex Expansion Master Plan and the 2021 Revised Master Plan,
future expansion of the Sports Complex may include additional athletic fields, additional parking
facilities, and a fieldhouse.
Departures from the Zoning Ordinance Requirements
The proposed development requires several departures from the zoning ordinance. 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 I. Detail of Required Departures—Elgin Sports Complex
Requirement Proposed
Building street yard setback for 444 ft from the north 257 ft. from the north
the concession stand property line along US property line along US Route
Route 20 20 _
Vehicle use area street yard Min. 293 ft. form the 85 ft. from the north property
setback north property line along line to the parking lot
US Route 20
Height of fence within street yard Max. 6 ft. 20 ft. on the north and south
sides of the sports fields
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Recommendation & Findings of Fact
Petition 05-24
April 1,2024
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Figure 3.Future expansions of the Elgin Sports Complex
The Community Development Department offers the following additional information:
A. Property History.The Elgin Sports Complex was part of the Elgin Mental Health Center
formerly known as the Elgin State Hospital that was established on the easterly portion of
the site in 1872. The westerly portion of the property consisted of a farm managed by the
Elgin State Hospital to supply a portion of its food needs. Following World War II, the
"farm colony" lands, as they were referred to, were assigned to what is presently Elgin
Community College. The central portion of the property was included within the city
municipal limits in 1962 when it was zoned R-2 Single Family District. The westerly third
of the property was additionally annexed into the City of Elgin in 1967 and was also added
to the R-2 Single Family District.The entire property was rezoned within a CF Community
Facility District following the comprehensive amendment to the zoning ordinance in 1992.
The property was acquired by the city in 1981 and designated for a park. The ten baseball
fields along the northerly end of the property were installed in 1986. The central and
southern portion of the land was initially leased to a gravel and mining operation. The
sports facilities were expanded between the mid-1990s and 2005 to include the soccer
fields, BMX track and volleyball courts. The construction of the 18-hole "Highlands of
Elgin" golf course began in 2001 with final completion in 2010. The 10,750 square foot
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Recommendation & Findings of Fact
Petition 05-24
April 1, 2024
building that houses the restaurant and clubhouse facility was completed in 2007.
In 2004, the easterly 90-acre portion of the property was zoned within a PORI Planned
Office Research Industrial District to accommodate a potential industrial development.
However,the property has remained undeveloped since that time except for several vacant
buildings:the 45,566-square foot classroom building,a 27,673-square foot two-story office
building in the northeast corner of the property, a 784-square foot barn building, and a
34,714-square foot concrete building. This eastern portion of the property was acquired by
the city in 2013 and is the subject of the current expansion plans.
In 2016, the City established a PCF Planned Community Facility District over the entirety
of the Elgin Sports Complex and The Highlands of Elgin golf course when the current
monument sign for the golf course was approved at the park entrance off of S. McLean
Boulevard.Most recently,the city has demolished the vacant 45,566-square foot classroom
building and the two-story office building in preparation for future expansion.
B. Surrounding Land Use and Zoning. The properties located to the west of S. McLean
Boulevard are owned by and are part of the Elgin Community College. The main college
campus is zoned PCF Planned Community Facility District,while the vacant land along S.
McLean Boulevard is zoned PNB Planned Neighborhood Business District.
The properties to the northwest are zoned PRC Planned Residence Conservation District
and are improved with the Buena Vista affordable housing apartment complex. The
properties to the north across US Route 20 are zoned RC2 Residence Conservation District
and are mostly improved with single-family homes and neighborhoods.
The properties to the east across State Street are zoned CF Community Facility District and
PCF Planned Community Facility District. The properties include the State of Illinois
Department of Motor Vehicles (DMV) facility, and the AID campus that was in 2023
approved to include three buildings with a community resource center and two residential
care facilities with 74 units of permanent supportive housing. The AID complex is
currently under construction.
The properties adjacent to the south include the Elgin Mental Health Center zoned CF
Community Facility District and the Fox Bluff Corporate Center subdivision zoned GI
General Industrial District with various light-industrial and manufacturing buildings and
uses. The properties located to the southwest with frontage along S. McLean Boulevard
include the Elgin Township office property zoned CF Community Facility District,a multi-
tenant office building at 799 S. McLean Boulevard zoned PORI Planned Office Research
Industrial District, a mobile home community zoned ORI Office Research Industrial
District, and Hurons McLean Blvd Subdivision zoned PORI Planned Office Research
Industrial District with self-storage buildings and the Moose Lodge.
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Recommendation & Findings of Fact
Petition 05-24
April 1, 2024
C. Comprehensive Plan.The land that comprises the Elgin Sports Complex is designated as
Public/Semi-Public and Parks&Open Space 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 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.
The parks and open space land use includes parkland maintained by the Parks and
Recreation Department and other entities, such as the Kane County Forest Preserve
District. The Elgin Parks and Recreation Department operates and maintains 74 parks
totaling 1,643 acres and 10 recreational facilities throughout the City, and the Forest
Preserve Districts of Kane and Cook Counties support several natural preserves in and
around Elgin. This land use also includes various areas of open space that contain natural
areas and environmental features such as extensive woodlands, wetlands, floodplains, and
detention ponds.
D. Zoning District. The purpose and intent of a PCF Planned Community Facility District is
to provide a planned environment for various types of community facilities, subject to the
provisions of Chapter 19.60 Planned Developments of the zoning ordinance. In general,
community facilities provide governmental, recreational, educational, health, social,
religious,and transportation services to the community on a for-profit or on a not-for-profit
basis.
E. Trend of Development.The subject property is located on the south side of U.S.Highway
20 between S. McLean Boulevard on the west and South Street(IL Route 31)on the east.
The property includes The Highlands of Elgin golf course and various other sports fields
and recreational facilities.The Comprehensive Plan calls for the property to remain a park
and open space area. The City's long term plans include the ownership, maintenance, and
expansion of the sports facilities within the Sports Complex, which will continue to serve
the community as Elgin's main regional park.
FINDINGS
After due notice as required by law, the Planning & Zoning Commission conducted a public
hearing in consideration of Petition 05-24 on April 1,2024.Testimony was presented at the public
hearing in support of the application. The Community Development Department submitted a
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Recommendation & Findings of Fact
Petition 05-24
April 1,2024
Development Application Review and Written Findings & Recommendation to the Planning &
Zoning Commission dated April 1, 2024.
The Community Development Department and the Planning & Zoning Commission have made
the following fmdings 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 407-acre sports complex is improved with
various sports fields, parking facilities and ancillary support buildings. The eastern
approximately 87 acres are largely vacant and undeveloped, but the area does contain a
large amount of open space,small scrub trees and overgrown areas,as well as large canopy
trees along State Street. The applicant will preserve most of the existing trees along State
Street and plant new trees along Sports Way expansion and within and around the new park
facilities.
This eastern portion of the park slopes down approximately 40 feet in grade change from
the northwest corner down to the southeast corner of the park near the intersection of
Middle Road and State Street. The property does not have any watercourses. The City
would construct two new stormwater detention facilities as part of the Phase 1
improvements to support the current and future expansion plans and facilities.
B. Sewer and Water Standard. The suitability of the subject property for the planned
development with respect to the availability of adequate Municipal water, wastewater
treatment and stormwater control facilities.
Findings. The subject property is suitable for the intended planned development with
respect to the availability of adequate water, sanitary treatment, and storm water control
facilities. All necessary municipal water, and sanitary sewer utilities already exist and are
located in the vicinity of the site and can adequately serve the proposed park expansion.
The utility connection for the project include water main and sanitary sewer extensions for
the new buildings, which are currently located within Sports Way. The project includes
two new stormwater detention facilities and several rain gardens for stormwater
management. The proposed improvements will meet all requirements of the stormwater
ordinance.
-9-
Recommendation & Findings of Fact
Petition 05-24
April 1,2024
C. Traffic and Parking Standard. The suitability of the subject property for the planned
development with respect to the provision of safe and efficient on-site and off-site vehicular
circulation designed to minimize traffic congestion.
1. Nonresidential land uses should be located central and accessible to the area or
population served without requiring traffic movements through or into a residential
neighborhood. Nonresidential land uses should not be located within residential
neighborhoods, but on their periphery as defined by the "arterial street"[SR]system.
2. The number of locations for vehicular access to or from a public right of way should be
limited to those which are necessary for the reasonable use of the property and
consistent with current traffic engineering standards. Property with two (2) street
frontages should not be permitted access to or from the street with the higher degree of
continuity within the overall street system or with the higher traffic volume. With the
exception of residential driveways, locations for vehicular access to or from a public
right of way should be aligned directly opposite existing or approved locations across
the street.
Findings. The subject property is suitable for the intended planned development with
respect to the provision of safe and efficient on-site and off-site vehicular circulation
designed to minimize traffic congestion. The property functions with safe on-site traffic
circulation with only one access road.The access to the park is from S. McLean Boulevard
via Sports Way,which provides access to both The Highlands of Elgin golf course and the
Elgin Sports complex. Sports Way has a signalized intersection with S.McLean Boulevard
and currently dead-ends on the far east end of the park.
The proposed project would drastically improve the existing on-site and off-site vehicular
circulation by providing a second means of access to the park from the east. The project
includes the extension of Sports Way eastward to Middle Road. Middle Road has a
signalized intersection with State Street on the east end of the park and will provide access
to the park from the east. At the northeast corner of the park, improved pedestrian
connection would be provided for a better access to the residential neighborhood and the
rest of the City north of US Route 20.The project also includes the extension of the existing
bike path along Sports Way to the intersection of Middle Road and State Street.From there
future connections will provide access to the bike trail network east and south of the
property. While the park currently functions with safe and efficient on-site circulation,the
proposed development would vastly improve the access to the park and allow for the
expansion of sports programming in the future.
The Elgin Sports Complex currently has approximately 990 parking spaces which serve
the 10 softball fields,eleven soccer fields,two sand volleyball courts,and the BMX racing
course. While the proposed park expansion will include two more multi-purpose sports
fields, it also includes the addition of 271 parking spaces. This will expand the existing
parking facilities by almost 30% from 990 to 1261 parking spaces. An additional 85
parking spaces in the potential north parking lot and the additional 63 parking spaces in the
- 10-
Recommendation & Findings of Fact
Petition 05-24
April 1, 2024
east parking lot could increase the parking to 1409 parking spaces. Still, future park
expansions with additional sports fields and a field house will likely include additional
parking areas as well. As such, the property will continue to meet its parking demand.
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 Elgin Sports Complex was part of the Elgin Mental Health Center formerly
known as the Elgin State Hospital that was established on the easterly portion of the site in
1872. The westerly portion of the property consisted of a farm managed by the Elgin State
Hospital to supply a portion of its food needs. Following World War II,the"farm colony"
lands, as they were referred to, were assigned to what is presently Elgin Community
College. The central portion of the property was included within the city municipal limits
in 1962 when it was zoned R-2 Single Family District. The westerly third of the property
was additionally annexed into the City of Elgin in 1967 and was also added to the R-2
Single Family District. The entire property was rezoned within a CF Community Facility
District following the comprehensive amendment to the zoning ordinance in 1992.
The property was acquired by the city in 1981 and designated for a park. The ten baseball
fields along the northerly end of the property were installed in 1986. The central and
southern portion of the land was initially leased to a gravel and mining operation. The
sports facilities were expanded between the mid-1990s and 2005 to include the soccer
fields, BMX track and volleyball courts. The construction of the 18-hole "Highlands of
Elgin" golf course began in 2001 with final completion in 2010. The 10,750 square foot
building that houses the restaurant and clubhouse facility was completed in 2007.
In 2004, the easterly 90-acre portion of the property was zoned within a PORI Planned
Office Research Industrial District to accommodate a potential industrial development.
However,the property has remained undeveloped since that time except for several vacant
buildings:the 45,566-square foot classroom building,a 27,673-square foot two-story office
building in the northeast corner of the property, a 784-square foot barn building, and a
34,714-square foot concrete building.This eastern portion of the property was acquired by
the city in 2013 and is the subject of the current expansion plans.
In 2016,the City established a PCF Planned Community Facility District over the entirety
of the Elgin Sports Complex and The Highlands of Elgin golf course when the current
monument sign for the golf course was approved at the park entrance off of S. McLean
Boulevard.Most recently,the city has demolished the vacant 45,566-square foot classroom
building and the two-story office building in preparation for future expansion.
- 11 -
Recommendation & Findings of Fact
Petition 05-24
April 1, 2024
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 properties
located to the west of S. McLean Boulevard are owned by and are part of the Elgin
Community College.The main college campus is zoned PCF Planned Community Facility
District, while the vacant land along S. McLean Boulevard is zoned PNB Planned
Neighborhood Business District.
The properties to the northwest are zoned PRC Planned Residence Conservation District
and are improved with the Buena Vista affordable housing apartment complex. The
properties to the north across US Route 20 are zoned RC2 Residence Conservation District
and are mostly improved with single-family homes and neighborhoods.
The properties to the east across State Street are zoned CF Community Facility District and
PCF Planned Community Facility District. The properties include the State of Illinois
Department of Motor Vehicles (DMV) facility, and the AID campus that was in 2023
approved to include three buildings with a community resource center and two residential
care facilities with 74 units of permanent supportive housing. The AID complex is
currently under construction.
The properties adjacent to the south include the Elgin Mental Health Center zoned CF
Community Facility District and the Fox Bluff Corporate Center subdivision zoned GI
General Industrial District with various light-industrial and manufacturing buildings and
uses. The properties located to the southwest with frontage along S. McLean Boulevard
include the Elgin Township office property zoned CF Community Facility District,a multi-
tenant office building at 799 S. McLean Boulevard zoned PORI Planned Office Research
Industrial District, a mobile home community zoned ORI Office Research Industrial
District, and Hurons McLean Blvd Subdivision zoned PORI Planned Office Research
Industrial District with self-storage buildings and the Moose Lodge.
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 south side of U. S.Highway
20 between S. McLean Boulevard on the west and South Street(IL Route 31)on the east.
The property includes The Highlands of Elgin golf course and various other sports fields
and recreational facilities.The Comprehensive Plan calls for the property to remain a park
- 12 -
Recommendation & Findings of Fact
Petition 05-24
April 1,2024
•
and open space area. The City's long term plans include the ownership, maintenance, and
expansion of the sports facilities within the Sports Complex, which will continue to serve
the community as Elgin's main regional park.
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 a PCF Planned Community Facility
District is to provide a planned environment for various types of community facilities,
subject to the provisions of Chapter 19.60 Planned Developments of the zoning ordinance.
In general, community facilities provide governmental, recreational, educational, health,
social, religious, and transportation services to the community on a for-profit or on a not-
for-profit basis.
H. Comprehensive Plan Standard. The suitability of the subject property for the planned
development with respect to conformance to the goals, objectives, and policies of the
Official Comprehensive Plan
Findings. The subject property is suitable for the intended planned development with
respect to conformance to the goals,objectives,and policies of the Official Comprehensive
Plan. The land that comprises the Elgin Sports Complex is designated as Public/Semi-
Public and Parks&Open Space 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 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.
The parks and open space land use includes parkland maintained by the Parks and
Recreation Department and other entities, such as the Kane County Forest Preserve
District. The Elgin Parks and Recreation Department operates and maintains 74 parks
totaling 1,643 acres and 10 recreational facilities throughout the City, and the Forest
Preserve Districts of Kane and Cook Counties support several natural preserves in and
around Elgin. This land use also includes various areas of open space that contain natural
areas and environmental features such as extensive woodlands, wetlands, floodplains, and
- 13 -
Recommendation& Findings of Fact
Petition 05-24
April 1, 2024
detention ponds.
ADDITIONAL STANDARDS FOR PLANNED DEVELOPMENTS
Conditional Use for a Planned Development: Where applicable, the suitability of the
subject property for the intended conditional use for a planned development with respect
to the provision for the purpose and intent of planned developments and with respect to the
provisions of section 19.65.010 of the zoning ordinance. No conditional use for a planned
development should be granted for the sole purpose of introducing a land use not otherwise
permitted on the subject property.
Findings. This standard is not applicable. The applicant is not seeking approval of a
planned development as a conditional use.
J. Natural Preservation Standard. The suitability of the subject property for the intended
planned development with respect to the preservation of all significant natural features
including topography, watercourses, wetlands, and vegetation.
Findings. The subject property is suitable for the intended planned development with
respect to the preservation of all significant natural features including topography,
watercourses,wetlands, and vegetation. There are no significant natural features including
topography,watercourses,wetlands or vegetation.The property includes an approximately
40-foot grade change and slopes down from the northwest corner of the site to the southeast
corner near the intersection of Middle Road and State Street. The project would largely
maintain the existing topography. And, most of existing mature trees would remain,
particularly along State Street. The project also includes the installation of new shade trees
along Sports Way extension and within and around the new park facilities.
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 park expansion will not have any negative effect on the
surrounding properties. The park is separated from the residential neighborhood to the
north by US Route 20, and is adjacent to the Elgin Mental Health Center and a large light-
industrial subdivision on the south. The project will enhance the access to the park by way
of Sports Way connection to Middle Road and thereby State Street. Improved pedestrian
- 14-
Recommendation& Findings of Fact
Petition 05-24
April 1,2024
access would also be provided in the northeast corner of the site which will enhance the
access to the park from residential neighborhoods to the north.
Park programing and park activities would remain largely unchanged, although the
expended facilities will allow for more sports programming.
PLANNED DEVELOPMENT DEPARTURES AND EXCEPTIONS
The applicant is requesting the following departures from the requirements of the zoning
ordinance:
1. Section 19.30.135, "Site Design". The minimum required building street yard setback is
444 feet. The applicant is proposing to construct the concession stand building with the
building street yard setback of 257 feet from the north property line along US Highway 20.
2. Section 19.30.135, "Site Design". The minimum required vehicle use area street yard
setback is 293 feet. The applicant is proposing to construct a new parking lot with the
vehicle use area street yard setback of 85 feet from the north property line along US
Highway 20.
3. Section 19.90.015, "Definitions and Regulations". The maximum permitted height of a
fence within the street yard of a park is six feet. The applicant is proposing to construct a
chain link fence with the maximum height of 8 feet and netting with the maximum height
of 20 feet on the north and south sides of the proposed athletic fields,and a chain link fence
with the maximum height of 8 feet on the east and west sides of the proposed athletic fields.
Staff finds the proposed departures are appropriate and necessary to allow for a desirable
development and re-investment in an existing regional park facility.
The 2011 Parks and Recreation Mater Plan determined the City's current inventory of sports fields
has a deficit of six practice fields, 20 soccer fields, and two multi-use fields. The proposed two
synthetic turf, multi-use fields as part of the Sports Complex Phase 1 expansion allow the city to
expand its inventory of sports fields and reduce the shortage of available playing fields. The new
fields will also enable the city to host football and increasingly popular sports such as lacrosse and
rugby,which the city cannot currently accommodate with its current field inventory.
The required building and vehicle use area setbacks are determined based on a formula which uses
the property area for the calculation of the required setbacks. As the sports complex includes 407
acres in land area, the setback calculations result in large, required building and vehicle use area
street yard setbacks. While the proposed concession building and the parking lot do not satisfy the
excessive setback requirements, they are still proposed to have appropriate setbacks considering
the scale of the complex. The proposed concession building would be located approximately 200
- 15 -
Recommendation& Findings of Fact
Petition 05-24
April 1, 2024
feet from Sports Way, and the proposed parking lot would be located approximately 35 feet from
Sports Way which allows for a generous amount of space for adequate landscape screening.
The proposed 8-foot-high fence would surround the proposed sports fields on all sides, while the
proposed 20-foot-high netting would be located along the north and south sides of the sports fields.
The fence and netting would allow the controlled programming of the fields. They would not be
visible from State Street, the closest public street, and as such would have no negative effect on
the surrounding properties.
Overall,the proposal represents a desirable expansion of the Sports Complex that will expand the
recreational amenities in the community without any negative effect on the surrounding areas.
RECOMMENDATION
The Community Development Department and the Planning & Zoning Commission recommend
approval of Petition 05-24, subject to the following conditions:
1. Substantial conformance to the Development Application submitted by City of Elgin Parks
and Recreation Director, as applicant, and the City of Elgin as property owner, and
supporting documents including:
a. Statement of Purpose and Conformance with exhibits dated March 7, 2024; and
b. Planning and Zoning Review Development Set plans titled: Elgin Sports Complex
Expansion 475 Sports Way Unit A&Unit B, Elgin, IL 60123,prepared by
Smithgroup,dated March 8,2024,with such further revisions as required by the
Community Development Director.
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 proposed concession stand
and restroom building with the minimum 257-foot building street yard setback from the
north property line along US Highway 20.
3. A departure is hereby granted to allow the construction of the parking areas with the
minimum vehicle use area street yard setback of 85 feet from the north property line along
US Highway 20.
4. A departure is hereby granted to allow the installation of a chain-link fence with a
maximum height of up to 20 feet surrounding the proposed athletic fields within the
required street yard.
- 16-
Recommendation & Findings of Fact
Petition 05-24
April 1,2024
5. Compliance with all applicable codes and ordinances.
The vote of the Planning&Zoning Commission on the motion to recommend approval,subject to
the conditions outlined by the Community Development Department,was five(5)yes,zero(0)no,
and zero(0) abstentions. 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
- 17 -
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EXHIBIT C Parcel Map A
City of Elgin 0 320 640 1,280 1,920 2,560
Department of Community Development Feet
EXHIBIT D
SITE LOCATION
475-709 Sports Way
Petition 05-24
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,. • Future expansion
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Area map with zoning overlay
EXHIBIT D
SITE LOCATION
475-709 Sports Way
Petition 05-24
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