HomeMy WebLinkAboutG49-25 Ordinance No. G49-25
AN ORDINANCE
RECLASSIFYING TERRITORY IN THE CF COMMUNITY FACILITY DISTRICT TO A
PCF PLANNED COMMUNITY FACILITY DISTRICT AND REPEALING CONDITIONAL
USE ORDINANCE NO. G52-01
(1475 Larkin Avenue)
WHEREAS,by adopting Ordinance No. G52-01 on July 11. 2001,the City Council of the
City of Elgin granted a conditional use for a master signage plan at 1475 Larkin Avenue; and
WHEREAS, written application has been made to reclassify certain property located.at
1475 Larkin Avenue from CF Community Facility District to PCF Planned Community Facility
District to construct improvements to Larkin High School athletic field (stadium), and to amend
conditional use,Ordinance No.G52-01 to allow a new scoreboard sign adjacent to the new stadium;
and
WHEREAS, the zoning lot containing the premises at 1475 Larkin Avenue is legally
described herein (the"Subject Property"); and
WHEREAS,the Planning and Zoning Commission conducted a public hearing concerning
said application on September 8, 2025, following due notice including by publication; and
WHEREAS, the Community Development Department and the' Planning and Inning
Commission have suhinitted their Findings of Fact concerning said application; and
•
WHEREAS, the Community Development Department and the Planniing and Zoning
Commission recommend approval of said application. subject to the conditions articulated below;
and
'WHEREAS, the City Council of the City of Elgin, Illinois, has reviewed the findings and
recommendations of the Community Development Department and the Planning and Zoning
Commission; and •
•
WHEREAS, the City of Elgin is a home Me unit and as a home rule unit may exercise an;
power and perform any function pertaining to.:ts government and affairs; and
WHEREAS, zoning, including, but not limited to, this ordinance granting a planned
development as a map amendment from CF'Conuiiunity Facility District to.a PCF Planned
Community Facility District and repealing conditional use Ordinance No. G52-0 i pertains to the
govemmnent and affairs of the city.
NOW,THEREFORE, BE IT ORDAINED BY I HE CITY C:UNCIL OF THE CITY OF
ELGIN, ILLINOIS: • -
Section 1. Tha: Ordinance No. G52-01 is hereby repealed.
• .
• .
Section 2. That the City Council of the City of Elgin hereby adopts the Findings of
Fact, dated September 8, 2025, and the recommendations made by the Community Development
Department and the Planning and Zoning Commission, a copy of which is attached hereto and
made a part hereof by reference as Exhibit A.
Section 3. That the City of Elgin Official Zoning District Map, as provided in Chapter
19.07 Zoning District, Section 19.07.600 entitled "Official Zoning District Map" of the Elgin
Municipal Code, as amended, be and the same is hereby further amended as follows:
The location and boundaries of the zoning districts established in the "Official Zoning
District Map", as amended, be and are hereby altered by including in the PCF Planned
Community Facility District the following described property:
PART OF THE SOUTHWEST QUARTER (SW 1/4) OF SECTION 15, TOWNSHIP 41
NORTH, RANGE 8 EAST OF THE THIRD PRINCIPAL MERIDIAN, DESCRIBED AS
FOLLOWS:
BEGINNING AT THE INTERSECTION OF THE EAST'LINE OF SAID SOUTHWEST
QUARTER WITH THE CENTER LINE OF LARKIN AVENUE; THENCE
SOUTHWESTERLY ALONG THE CENTERLINE OF LARKIN AVENUE A
DISTANCE OF 1,000.0 FEET; THENCE SOUTHERLY PARALLEL WITH THE EAST
LINE OF SAID SOUTHWEST QUARTER A DISTANCE OF 1,818.62 FEET MORE OR
LESS TO A POINT IN THE NORTH LINE OF ERIE STREET EXTENDED
WESTERLY; THENCE EASTERLY ALONG THE NORTH LINE OF ERIE STREET
EXTENDED A DISTANCE OF 969.73 FEET MORE OR LESS TO THE EAST LINE
OF SAID SOUTHWEST QUARTER; THENCE NORTHERLY ALONG THE EAST
LINE OF SAID SOUTHWEST QUARTER A DISTANCE OF 2,052.8 FEET TO THE
PLACE OF BEGINNING, SITUATED IN ELGIN TOWNSHIP, KANE COUNTY.
ILLINOIS.
EXCEPT THAT PART DESCRIBED IN QUIT CLAIM DEED RECORDED AUGUST
15, 2005 AS DOCUMENT NUMBER 2005K094385:
PART OF THE SOUTHWEST QUARTER OF SECTION 15,TOWNSHIP 41 NORTH,
RANGE 8 EAST OF THIRD PRINCIPAL MERIDIAN, DESCRIBED AS FOLLOWS:
COMMENCING AT THE INTERSECTION OF THE EAST LINE OF SAID
SOUTHWEST QUARTER WITH THE SOUTHEASTERLY LINE OF U.S. STATE
ROUTE 20(LARKIN AVENUE), SAID SOUTHEASTERLY LINE BEING 33.00 FEET
SOUTHEASTERLY OF AND PARALLEL TO THE CENTER LINE OF SAID LARKIN
AVENUE; THENCE SOUTHWESTERLY ALONG SAID SOUTHEASTERLY LINE A
DISTANCE OF 900.00 FEET FOR THE POINT OF BEGINNING; THENCE
CONTINUING SOUTHWESTERLY, ALONG SAID SOUTHEASTERLY LINE A
DISTANCE OF 100.00 FEET:THENCE SOUTHERLY.PARALLEL THE AFORESAID
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EAST LINE OF THE SOUTHWEST QUARTER (AL ONG EASTERLY LINE OF
COUNTRY KNOLLS UNIT 6), A DISTANCE OF 134.06 FEET; THENCE
NORTHEASTERLY PARALLEL TO THE AFORESAID SOUTHEASTERLY LINE OF
LARKIN AVENUE, A DISTANCE OF 150.73 FEET, THENCE NORTHWESTERLY,
A DISTANCE OF 131.27 FEET TO THE POINT OF BEGINNING SITUATED IN
THE CITY OF ELGIN, KANE COUNTY, ILLINOIS.
AND ALSO EXCEPT THAT PART DESCRIBED IN DEDICATION OF LAND TO
PUBLIC USE FOR STREET AND HIGHWAY PURPOSES RECORDED JANUARY
26, 1962 AS DOCUMENT NUMBER 969359:
PART OF THE SOUTHWEST QUARTER OF SECTION 15, TOWNSHIP 41 NORTH,
RANGE 8 EAST OF THE THIRD PRINCIPAL MERIDIAN, DESCRIBED AS
FOLLOWS: BEGINNING AT THE INTERSECTION OF THE EAST LINE OF SAID
SOUTHWEST QUARTER WITH THE CENTER LINE OF U.S. ROUTE 20; THENCE
SOUTHWESTERLY ALONG SAID CENTER LINE FOR A DISTANCE OF 225.0
FEET TO A POINT; THENCE SOUTHEASTERLY ON A NORMAL LINE TO SAID
CENTER LINE FOR A DISTANCE OF 33.00 FEET TO A POINT IN THE
SOUTHERLY RIGHT OF WAY LINE OF SAID U.S. ROUTE 20; THENCE
NORTHEASTERLY FOR A DISTANCE OF 166.29 FEET TO A POINT THAT IS 50.0
FEET SOUTHEASTERLY OF THE CENTER LINE OF SAID U.S. ROUTE 20 AS
MEASURED ON A NORMAL LINE TO SAID CENTER LINE; THENCE
SOUTHEASTERLY AT AN ANGLE OF 46 DEGREES 13 MINUTES TO THE RIGHT
OF A PROLONGATION OF THE LAST DESCRIBED COURSE AT THE LAST
DESCRIBED POINT FOR A DISTANCE OF 24.48 FEET TO A POINT THAT IS 50.0
FEET WESTERLY OF THE CENTER LINE OF MCLEAN BOULEVARD AS
MEASURED ON A NORMAL LINE TO SAID CENTER LINE; THENCE
SOUTHERLY FOR A DISTANCE OF 216.09 FEET TO A POINT IN THE WESTERLY
RIGHT OF WAY LINE OF SAID MCLEAN BOULEVARD;THENCE EASTERLY ON
A NORMAL LINE TO THE CENTER LINE OF SAID MCLEAN BOULEVARD FOR
A DISTANCE OF 33.0 FEET TO APPOINT IN SAID CENTER LINE; THENCE
NORTHERLY ALONG SAID CENTER LINE FOR A DISTANCE OF 300.0 FEET TO
A POINT IN THE CENTER LINE OF SAID U.S. ROUTE 20; THENCE
SOUTHWESTERLY ALONG SAID CENTER LINE FOR A DISTANCE OF 25.0 FEET
TO THE POINT OF BEGINNING, EXCEPT THAT PORTION PREVIOUSLY
DEDICATED AND USED FOR ROAD PURPOSES, AND SITUATED. IN THE
COUNTY OF KANE, STATE OF ILLINOIS.
(commonly known as 1475 Larkin Avenue)
Section 4. That the City Council of the City of Elgin hereby grants the rezoning from CF
Community Facility District to PCF Planned Community Facility District at 1475 Larkin Avenue,
which shall be designed, developed, and operated subject to the following provisions:
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A. Purpose and Intent. The purpose of the PCF Planned Community Facility District
is to provide a planned environment for various types of community facilities,
subject to the provisions of Chapter 19.60 "Planned Developments" of the Elgin
Municipal Code, as amended. In general, community facilities provide
governmental,recreational,educational,health,social,religious,and transportation
services to the community on a for-profit or on a not-for-profit basis.
B. Supplementary Regulations. Any word or phrase contained herein, followed by
the symbol"[SR)", shall be subject to the definitions and the additional interpretive
requirements provided in Chapter 19.90"Supplementary Regulations",of the Elgin
Municipal Code,as amended. The exclusion of such symbol shall not exempt such
word or phrase from the applicable supplementary regulation.
C. General Provisions. In this PCF Planned Community Facility District,the use and
development of land and structures shall be subject to the provisions of Chapter
19.05 "General Provisions", of the Elgin Municipal Code, as amended.
D. Zoning Districts; Generally. In this PCF Planned Community Facility District,
the use and development of land and structures shall be subject to the provisions of
Chapter 19.07 "Zoning Districts",of the Elgin Municipal Code, as amended.
E. Location and Size of District. PCF Planned Community Facility Districts should
be located in substantial conformance to the official comprehensive plan. The
amount of land necessary to constitute a separate PCF Planned Community Facility
District exclusive of rights of way, but including adjoining land or land directly
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.
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G. Site Design. In this PCF Planned Community Facility District, the use and
development of land and structures shall be subject to the provisions of Section
19.12, "Site Design", of the Elgin Municipal Code, as amended, and Section
19.30.135 "Site Design" for CF Community Facility District, of the Elgin
Municipal Code, as amended, except as provided within this section, and shall be
in substantial conformance with the following documents:
1. Substantial conformance to the Development Application submitted by School
District U-46, as applicant and property owner, received July 1, 2025, and
supporting documents including:
a. Undated Statement of Purpose and Conformance, prepared by Cage Civil
Engineering, dated received August 26, 2025;
b. Boundary and Partial Topographic Survey, prepared by Cage Civil
Engineering, dated February 7, 2025;
c. Plans titled Proposed Improvements for Stadium Improvements at Larkin
High School 1475 Larkin Avenue, Elgin, IL 60123, prepared by Arcon,
dated June 23, 2025, with such further revisions as required by the
Community Development Director;
d. Four-page plans for outdoor pavilion, prepared by Superior Recreational
Products, dated received August 13, 2025, with such further revisions as
required by the Community Development Director;
e. Four-page landscape plans titled Stadium Improvements consisting of
Sheets L.1, L.2, L.3, and L.4, prepared by Arcon, dated June 20, 2025, last
revised October 7, 2025,with such further revisions as required by the
Community Development Director;
f. Fifteen-page lighting plans titled Larkin High School Soccer/Track Elgin,
IL, prepared by Musco, dated June 5, 2025, with such further revisions as
required by the Community Development Director; and
g. Undated three-page photographs of the existing monument sig for Larkin
High School located northeast of the proposed stadium along S. McLean
Boulevard, dated received August 13, 2025, 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 a three-foot-high
chain link fence surrounding the track of the stadium, a six-foot-high chain link
fence surrounding the stadium area on the north, west, and south sides, and a
six-foot-high black ornamental fence surrounding the east side of the stadium
and also located along the east property line of the Subject Property along S.
McLean Boulevard. The departure is hereby also granted to maintain and
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replace in-kind all existing chain link fences and netting within and surrounding
the athletic fields south of the high school building, including but not limited to
all six-foot-high chain link fences surrounding various athletic fields and the
property, and the ten-foot-high chain link fence surrounding the tennis courts.
3. A departure is hereby granted to allow the installation of accessory building
and accessory structures, including but not limited to stadium bleacher stands
with and without a press box,concessions and locker room building,an outdoor
pavilion structure, and two ticket booth buildings all located within the street
yard south of the school building. The departure is hereby also granted to
maintain and replace in-kind all existing accessory building and structures
located in the street yards surrounding the building, including but not limited to
baseball field dugouts and accessory storage buildings.
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.
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 within this section, and shall be in substantial
conformance with the following:
1. A departure is hereby granted to allow the installation of three freestanding
monument graphics on the Subject Property. The three freestanding monument
graphics hereby allowed shall be limited to:
a. One scoreboard graphic with the maximum height of 20 feet 2 inches and
maximum sign surface area of 362 square feet, including a 189-squre-foot
scoreboard sign panel.
b. One monument graphic generally located at the southwest corner of Larkin
Avenue and S. McLean Boulevard with a maximum height of eight feet four
inches, maximum width of 15 feet three inches,and a total sign surface area
of 125 square feet.
c. One monument graphic generally located along S. McLean Boulevard
northeast of the proposed stadium with a maximum height of six feet and
maximum sign surface area of 35 square feet.
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2. The monument graphic located at the southwest corner of Larkin Avenue and
S. Mclean Boulevard shall be in substantial conformance with the Elevation
and Site Plan, submitted by White Way Sign Company, dated June 21, 2001
(final revision date), submitted as part of the development application for
master signage plan at 1475 Larkin Avenue, petition#27-01.
3. The monument graphic located at the southwest corner of Larkin Avenue and
S. McLean Boulevard shall be designed so that it is a monument style sign, or
designed so that a solid screen of landscaping is provided and maintained at the
base of the sign.
4. The landscaping in the area surrounding the sign located at the southwest corner
of Larkin Avenue and S. McLean Boulevard shall be well maintained and kept
free of weeds.
5. The monument sign at the southwest corner of Larkin Avenue and S. McLean
Boulevard shall not exceed 8'4" in height and 15'3" in width for a total of 127
square feet of surface area.
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
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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 5. That this ordinance shall be in full force and effect immediately after its passage
in the manner provided by law.
a, •
David J. K in, yor
Presented: October 22, 2025
Passed: October 22, 2025
Omnibus Vote: Yeas: 9 Nays: 0
Recorded: October 22, 2025
Published: October 22, 2025
Attest ,7; ;;, � ,;
42)1‘‘//‘.6 ti1`` r rMia ,/ .
Kimberly Dewis, ty erk 'Ir.` 14 7e3 :
�i[..
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EXHIBIT A
September 8, 2025
RECOMMENDATION & FINDINGS OF FACT
OF THE COMMUNITY DEVELOPMENT DEPARTMENT AND
THE PLANNING & ZONING COMMISSION
CITY OF ELGIN, IL
OVERVIEW
Provided herein are the written findings and recommendation of the Community Development
Department and the Planning & Zoning Commission regarding Petition 25-25 an application by
School District U-46, as applicant and property owner, requesting approval of an amendment to
the master signage plan established by Ordinance No. G52-01 and of a planned development as a
map amendment with departures from the Elgin Municipal Code requirements for the number of
free-standing graphics on the property,the location of accessory buildings,the height and style of
a fence within the street yard, and any other departures as may be necessary or desirable, to
construct improvements to the existing outdoor athletic field at Larkin High School, including but
not limited to new stadium seating, a new concessions building with locker rooms, a new
scoreboard, an outdoor gazebo, fencing, landscaping, and other miscellaneous improvements, all
at the property commonly known as 1475 Larkin Avenue.
GENERAL INFORMATION
Petition Number: 25-25
Property Location: 1475 Larkin Avenue
Requested Action: Planned Development as a Map Amendment
Current Zoning: CF Community Facility District and ARC Arterial Road Corridor
Overlay District
Proposed Zoning: PCF Planned Community Facility District and ARC Arterial Road
Corridor Overlay District
Existing Use: Public High School
Recommendation &Findings of Fact •
Petition 25-25
September 8, 2025
Proposed Use: No change. Public High School.
Applicant: School District U-46
Owner School District U-46
Staff Coordinator: Damir Latinovic. AICP. Senior Planner
Exhibits Attached: A. Aerial
B. Zoning Map
C. Parcel Map
D. Site Location
E. Development Application and Attachments
F. Draft Ordinances
BACKGROUND
School District U-46,as applicant and property owner, is requesting approval of an amendment to
the master signage plan established by Ordinance No. G52-01 and of a planned development as a
map amendment with departures from the Elgin Municipal Code requirements for the number of
free-standing graphics on the property,the location of accessory buildings,the height and style of
a fence within the street yard, and any other departures as may be necessary or desirable, to
construct improvements to the existing outdoor athletic field at Larkin High School, including but
not limited to new stadium seating, a new concessions building with locker rooms, a new
scoreboard, an outdoor gazebo, fencing, landscaping, and other miscellaneous improvements, all
at the property commonly known as 1475 Larkin Avenue.
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Recommendation & Findings of Fact
Petition 25-25
September 8, 2025
The 42.7-acre subject property, zoned CF Community Facility District and ARC Arterial Road
Corridor Overlay District, is located at the southwest corner of Larkin Avenue and S. McLean
Boulevard.On the south side,the property extends to Erie Street. The property is home to School
District U-46 (U-46) Larkin High School. The school is located on the northern half of the site
with the southern half improved with a variety of outdoor recreation and sports fields, including
the main athletic field,which includes a track,and which is used for soccer and football activities.
The school includes 540 parking spaces split between the two parking lots generally located north
and south of the school building.The school has one full access driveway to Larkin Avenue on the
north and three full access driveways to S. McLean Boulevard on the east. (figure 1). During the
- school's daily drop-off and
. 4 -" ''" y' pickII
-up times, Driveways 1 and
�,, . _ `` 3 are restricted to inbound
Driveway, , I access only, while Driveways 2
4 -a M l I and 4 serve as outbound exit
# Driveway 2
f r-- only driveways with restricted
La<kln Ayeoue ' ,, r le
�'';A*444. right-turn movements only. The
`:: •� ''r v , •,a , school has two monument
it r =,1, v graphics, one at the southwest
-"="4", 1-` '"*" ll corner of Larkin Avenue and S.
i l ;- l Van Street-,_
--c- McLean Boulevard, and the
L : h�kNg I Driveway 3 .
I ►i : , second near Driveway 4
-1. _1 a N northeast of the main athletic
Driveway 4" I field.
SITE itk 1
Larkin High School campus is
'C' •I surrounded by single-family
"o -'�i.-_- 1 homes, zoned RC 1 or RC2
2' _. A Residence Conservation
' �r; II District, on the west, south, and
. 4.*` `�`' i! east sides. Evangelical
' i -J•,. � I h Covenant Church is also located
II
- = " . . I..ajt. I t west of the school with frontage
,Erie street w_ _
414,
.tom+-:, .* �,c ,,�„x t • % i along Larkin Avenue. Most of
tr i k i` "• r` Nr' "iiirr the properties to the north across
tr ' ' t,+r,. __w_ •" " Legend- Larkin Avenue are zoned AB
-\ - A.-=Signalized Pedestrian Crossing Area Business District and are
improved with a variety of
Figure 1.Site area map with zoning overlay restaurants, including
McDonald's and Dunkin'. A
cluster of 2.5-story multi-family buildings, zoned MFR Multiple Family Residence District is
located at the northwest corner of Larkin Avenue and S. McLean Boulevard.
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Recommendation &Findings of Fact
Petition 25-25
September 8, 2025
Proposal
School District U-46 is proposing improvements to Larkin High School main athletic field
(stadium) to enhance its functionality with modern amenities and overall quality of the site. The
proposed improvements include:
• Reconstruction of the football field with synthetic turf field and an upgraded track in the
same location as the current field,
• New bleacher seating on the north and south sides of the stadium (with a press box over
south bleachers),
• New one-story,7,627-square-foot concessions building with locker room facilities,
• New 1,500-square foot outdoor pavilion covered by a canopy roof,
• New 6-foot-high chain link fence around the stadium,
• New 6-foot-high ornamental fence along S. McLean Boulevard,
• New scoreboard,
• Two ticket booth buildings,and
• New landscaping throughout the site
1 , {S •
New w for team 'New scoreboard I orname I r
We.rclwr,eating Ornamental fence .1
__ 1
1
= /,.r '--7:.: .... , I
New paMionl All,: - •x• ..—'��1Id` I `
1zebe •. /u.. ..�
di
• „• .• ,,.._:.,......„..,_: ::. 4,,,,,,
: I
New home team \� — •• '.�� i• 1 .._
bleacher seating ' L.1- • -- --•----- • — 'V -
with a press box " _ r _
•ti....««....•♦ ..... corm.-'`1-�.., I .
I
: i
Figure 2.Proposed site plan
No changes are proposed to other outdoor athletic fields, school parking lots, or existing access
driveways.
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Recommendation & Findings of Fact
Petition 25-25
September 8,2025
The proposed concessions and locker room building would provide modern amenities, including
an indoor concessions store, and public restrooms. The exterior of the building is clad entirely in
masonry to complement the main high school building. Two new smaller masonry buildings for
ticket booths are located on the north side of the stadium and will match the concessions building.
The 1,500-square foot pavilion covered by a metal roof is located south of the proposed
concessions building.
The proposed bleacher seating,which is currently not present,would provide seating capacity for
up to 2,250 spectators. The south (home) bleacher seating would include a press box with a
maximum height of 44'-8".The press box is located approximately 300 feet from the east property
line along S. McLean Boulevard. The new scoreboard will be located on the east side of the
stadium closest to S. McLean Boulevard facing the field. The proposed scoreboard sign is 10.5
feet wide by 18 feet long (189 square feet) with a maximum height of 20 feet -2 inches. The
scoreboard is not proposed to have an electronic message center. The back side of the scoreboard
facing S. McLean Boulevard would have a non-illuminated Larkin High School logo.
The reconstructed stadium requires the reconstruction of the existing fencing. A three-foot-high
chain-link fence would surround the running track. The entire stadium would be enclosed with a
six-foot high chain link fence on the north, west, and south sides, as is currently the case. The
applicant has agreed to replace the existing six-foot-high chain link fence along the east side of the
stadium with a six-foot-high black ornamental fence. This ornamental fence along the east side of
••w...w -fir
�}J I IL- • L
;yti. a^T y
BUILDING ELEVATION-EAST
"S.."11"x 17'PAGE SIZE.N.T S.
1
1
11
2 SOUTH STANDS NORTH ELEVATION I fi
11"x17"PAGI ' NT.S
Figure 3 Front elevation of the concessions and locker room building(top)and the elevation of the south bleachers with
the press box(bottom)
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Recommendation & Findings of Fact
Petition 25-25
September 8, 2025
the stadium would extend and replace the existing chain link fence the entire length of the property
south to Erie Street. The ornamental fence would be setback from the property line and public
sidewalk to allow for the installation of new landscaping on the permitter of the fence to enhance
the appearance of the property.
Other site improvements include additional landscaping around the scoreboard,on the east side of
the stadium, as well as new street trees along S. McLean Boulevard. Four new 80-foot-tall light
poles with stadium lights would be installed (one on each side of the two bleacher seating
platforms) with spotlights centered on the field. The stadium would also include a new sound
system, which would be used during the sporting events. The use of the sound system would be
limited to no more than 1 hour before the event and 1 hour after the event as needed.The applicant
will also install a new underground stormwater detention facility under the new athletic field. The
project will meet all requirements of the stormwater ordinance.
Parking and Traffic
The school is required to provide one parking space per employee,plus one parking space per four
seats in the largest assembly area. With the addition of the bleacher seating,the stadium would be
the largest assembly area. With 205 employees and seating for 2,250 spectators, a total of 430
parking spaces are required. With 540 parking spaces on the property, Larkin High School will
continue to meet its regulatory parking requirement.
Still, the applicant submitted a traffic and parking study which analyzes the future parking and
traffic conditions during various sporting activities to be held at the stadium. The study, included
in the applicant's development application materials, states that the largest, most attended event
will be varsity football games on Friday nights. Larkin High School's current varsity football
games are held at Elgin High School football field.Based on the data provided by U-46, a typical
attendance at Friday night football games is approximately 750 people. Certain home football
games, such as homecoming game may have larger attendance, up to 1,000 people. Based on the
average vehicle occupancy of 2.5 persons per vehicle coming to the game, this results in the
parking demand for approximately 300 to 400 parking spaces(750/2.5=300; 1000/2.5=400)during
Friday night football games. With 540 parking spaces on Larkin High School campus the school
can adequately meet its parking demand during those events.
The study also analyzed the parking conditions in case the stadium seating was full to capacity
with 2,250 spectators. In that case, a demand for approximately 900 parking spaces
(2,250/2.5=900)would be expected. For events that may generate such number of spectators and
parking demand,the school would utilize parking available at nearby Kimball Middle School and
Highland and Creekside Elementary Schools, where additional 368 parking spaces would be
available. This could bring the total parking availability for such large events to 902 parking
spaces, which can meet the largest expected parking demand. If those remote parking locations
need to be utilized, U-46 would implement a shuttle system and send out notifications about
anticipated parking demand and availability ahead of such events.
-6-
Recommendation & Findings of Fact
Petition 25-25
September 8,2025
The study also analyzed the anticipated traffic impact during the busiest sporting events.The new
stadium would have its peak traffic generation on Friday night game nights between 6 p.m. and 7
p.m. The freshman/sophomore game is usually scheduled for the 5 p.m. starting time and the
varsity game for 7 p.m. following the freshman/sophomore game. During this 6 p.m.-7 p.m. hour
inbound trips are expected to be associated with arrivals for the 7 p.m. varsity game, while
outbound trips are expected to be departures from the 5 p.m.game.During this time approximately
590 trips/cars (355 inbound and 235 outbound) are to be expected. This number is similar to the
traffic generated during normal school start and school dismissal times.
As such,for Friday night football games,and any other events expected to have larger attendance,
U-46 has agreed to implement the same traffic management as is in place during the school start
and school dismissal time. All inbound traffic will be directed to Entrance 1 on Larkin Avenue
with Entrance 3 on S. McLean Boulevard closed. The exits at Driveways 2 and 4 on S. McLean
Boulevard would be restricted to right-turn only. This traffic management and configuration is
familiar to both the visitors and U-46 management staff, which should result in minimal impact
on surrounding roadways.
Departures from Site Design Requirements
The proposed development requires several departures from the standard zoning ordinance
requirements.The requested departures are summarized in Table 1 below and are further described
in Planned Development Departures and Exceptions section of the staff report further below.
Table 1: Proposed Departures for 1451 Larkin Avenue
Larkin High School Stadium
Site Design Regulation Permitted/Required Proposed
Height and style of a fence in Max. 4 ft high and open design Up to 6 ft. high and chain
street yard link and ornamental fence
3 signs,
Number and size of free Max. 2; Biggest sign allowed: including a scoreboard sign
standing/monument signs on 8.33 ft. high;and with max. height of 20'-2".
the property 125 sq. ft. in area with a 189 sq. ft. in
scoreboard sign surface area
(362 sq. ft.total sign size)
Various accessory buildings
Obstructions in street yard No accessory buildings and structures associated
(between school building and with outdoor recreation
Erie Street) fields(i.e. dugouts, storage
buildings,etc.)
- 7 -
Recommendation & Findings of Fact
Petition 25-25
September 8, 2025
The applicant is proposing to establish a PCF Planned Community Facility District to
accommodate the proposed stadium improvements with the departures from the zoning ordinance
as listed above.
The Community Development Department offers the following additional information:
A. Property History. The subject property was annexed to the City in 1962. Upon
annexation, the property was zoned R2 Single-Family Residence District. In 1992, the
property was rezoned to CF Community Facility District as part of the comprehensive
amendment to the zoning ordinance. In 2001,the property became part of the ARC Arterial
Road Corridor Overlay District.
Larkin High School was completed in 1960. In 2001, the city granted the approval of a
conditional use for a master signage plan by Ordinance G52-01 which allowed the
installation of the existing monument sign at the southwest corner of Larkin Avenue and
S. McLean Boulevard.
B. Surrounding Land Use and Zoning. Larkin High School campus is surrounded by
single-family homes, zoned RC 1 or RC2 Residence Conservation District, on the west,
south,and east sides. Evangelical Covenant Church is also located west of the school with
frontage along Larkin Avenue. Most of the properties to the north across Larkin Avenue
are zoned AB Area Business District and are improved with a variety of restaurants,
including McDonald's and Dunkin'. A cluster of 2.5-story multi-family buildings, zoned
MFR Multiple Family Residence District is located at the northwest corner of Larkin
Avenue and S. McLean Boulevard.
C. Comprehensive Plan. Larkin High School property is designated as Public/Semi-Public
by the City's 2018 Comprehensive Plan. The public/semi-public land use designation
includes a range of uses that provide a service to the public and enhance quality of life.
This land use comprises various facilities and infrastructure belonging to federal,state,and
local government, public agencies and service providers. Grade schools,pre-schools, high
schools, universities, and other educational institutions are considered public/semi-public
land uses, as are churches and other places of worship. Within Elgin, public/semi-public
uses include the Robert Gilliam Municipal Complex,police and fire stations,the Hemmens
Cultural Center, and the Gail Borden Public Library. Higher education uses make up a
large portion of this land use, with Judson University and Elgin Community College
comprising more than 300 acres combined.
D. Zoning District. U-46 is proposing to establish a PCF Planned Community Facility
District for Larkin High School campus to allow for the redevelopment of the main athletic
field with several departures from the zoning ordinance requirements. 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 1960 "Planned
- 8 -
Recommendation & Findings of Fact
Petition 25-25
September 8, 2025
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.
E. Trend of Development. Larkin High School is located on the west side of Elgin. The
property is generally surrounded by residential properties on the west,south and east sides,
and those neighborhoods will remain residential in the future.The properties along Larkin
Avenue are mostly zoned commercial and are improved with retail uses and services,such
as fast-food restaurants with drive-through services.Some properties along Larkin Avenue
are zoned MFR Multiple Family Residential and are improved with multifamily buildings.
Staff anticipate properties along Larkin Avenue will continue to be occupied and
redevelopment with auto-oriented commercial uses. Future multiple-family residential
developments along the corridor may also be possible and appropriate.
FINDINGS
After due notice as required by law, the Planning & Zoning Commission conducted a public
hearing in consideration of Petition 25-25 on September 8, 2025. Testimony was presented at the
public hearing in support of and against the application.The Community Development Department
submitted a Development Application Review and Written Findings and Recommendation to the
Planning and Zoning Commission dated September 8,2025.
The Community Development Department and the Planning & Zoning Commission have made
the following findings regarding this application against the standards for map amendments
outlined in § 19.55.030,and standards for 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 42.6-acre Larkin High School property is
improved with the Larkin High School building on the northern portion of the site and the
athletic fields on the southern portion of the site. The proposed stadium would be
constructed in the same location as the existing field.
The proposed improvements include the addition of stadium seating, construction of a
concession building with locker rooms, two ticket booth buildings, an outdoor pavilion,
and a new scoreboard,among others.All proposed improvements are customary for a high
school athletic field. There are no significant natural features including topography,
-9-
Recommendation & Findings of Fact
Petition 25-25
September 8,2025
watercourses,vegetation,and existing improvements that would have a negative impact on
the proposed development.
B. Sewer and Water Standard. The suitability of the subject property for the planned
development with respect to the availability of adequate Municipal water, wastewater
treatment and stormwater control facilities.
Findings. The subject property is suitable for the intended planned development with
respect to the availability of adequate water, sanitary treatment, and storm water control
facilities. All necessary water and sewer utilities exist in the vicinity of the site and can
adequately serve the proposed development. The proposed improvements include the
construction of new water and sewer service lines for the concessions and locker room
building that would tie directly into the water and sewer mains in S. McLean Boulevard.
The proposal also includes the construction of a new underground stormwater detention
facility under the stadium field. The proposed stormwater infrastructure will meet all
requirements of the stormwater ordinance.
C. Traffic and Parking Standard. The suitability of the subject property for the planned
development with respect to the provision of safe and efficient on-site and off-site vehicular
circulation designed to minimize traffic congestion.
1. Nonresidential land uses should be located central and accessible to the area or
population served without requiring traffic movements through or into a residential
neighborhood. Nonresidential land uses should not be located within residential
neighborhoods, but on their periphery as defined by the "arterial street"[SR]system.
2. The number of locations for vehicular access to or from a public right of way should be
limited to those which are necessary for the reasonable use of the property and
consistent with current traffic engineering standards. Property with two (2) street
frontages should not be permitted access to or from the street with the higher degree of
continuity within the overall street system or with the higher traffic volume. With the
exception of residential driveways, locations for vehicular access to or from a public
right of way should be aligned directly opposite existing or approved locations across
the street.
Findings. The subject property is suitable for the intended planned development with
respect to the provision of safe and efficient on-site and off-site vehicular circulation
designed to minimize traffic congestion. Larkin High School is located at the southwest
corner of Larkin Avenue and S. McLean Boulevard. The property has four access
driveways:one full access to Larkin Avenue,and three full access driveways to S.McLean
Boulevard (figure 1). During the school start and dismissal times, Driveway 1 on Larkin
Avenue and Driveway 3 on S. McLean Boulevard are designated for inbound traffic only.
Driveways 2 and 4 on S. McLean Boulevard are designated for outbound traffic only and
restricted to right-turn movements only. Due to the number of school buses, and vehicles
dropping-off and picking-up students, the surrounding roadways do experience some
- 10-
Recommendation & Findings of Fact
Petition 25-25
September 8,2025
delays during school start and dismissal times. However,the parking lots are clear and the
surrounding roadways generally return to their normal traffic operation within 20 minutes
following the school start and dismissal times. The surrounding roadways operate with
safe, efficient, and acceptable traffic circulation.
The proposed stadium would allow the high school to schedule and hold all of its athletic
programing on its own property. The proposed stadium will experience its busiest time on
Friday nights during football games. The football games are scheduled at 5 a.m.
(freshman/sophomore game) and 7 p.m. (varsity game). The peak traffic generation
associated with the stadium would occur between 6 a.m.and 7 p.m.,which is after the peak
hour of traffic on surrounding roadways. During Friday night football games and any other
similar events that are expected to generate similar traffic impact, U-46 has agreed to
implement the same traffic management as is in place during school start and dismissal
times. Such traffic management is familiar to students and visitors and will allow for
minimal traffic impact during the peak hour on Friday evenings. As such, the proposed
stadium will maintain safe and efficient on-site and off-site vehicular circulation designed
to minimize traffic congestion.
The school is required to provide one parking space per employee,plus one parking space
per four seats in the largest assembly area. With the addition of the bleacher seating, the
stadium would be the largest assembly area. With 205 employees and seating for 2,250
spectators, a total of 430 parking spaces are required. With 540 parking spaces on the
property,Larkin High School will continue to meet its regulatory parking requirement.
The traffic and parking study submitted indicates that based on the average vehicle
occupancy of 2.5 persons per vehicle coming to the game, the stadium will result in the
parking demand for approximately 300 to 400 parking spaces during Friday night football
games. With 540 parking spaces on Larkin High School campus the school can adequately
meet its parking demand during those events.
The study also analyzed the parking conditions in case the stadium seating was full to
capacity with 2,250 spectators. In that case, a demand for approximately 900 parking
spaces (2,250/2.5=900) would be expected. For events that may generate such number of
spectators and parking demand, the school would utilize parking available at nearby
Kimball Middle School and Highland and Creekside Elementary Schools,where additional
368 parking spaces would be available. This could bring the total parking availability for
such large events to 902 parking spaces, which can meet the largest expected parking
demand. If those remote parking locations need to be utilized, U-46 would implement a
shuttle system and send out notifications about anticipated parking demand and availability
ahead of such events.
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
- 11 -
Recommendation & Findings of Fact
Petition 25-25
September 8,2025
unused in its current zoning district.
Findings. The property is suitable for the intended planned development with respect to
the length of time the property has remained undeveloped or unused in its current zoning
district. The subject property was annexed to the City in 1962. Upon annexation, the
property was zoned R2 Single-Family Residence District. In 1992, the property was
rezoned to CF Community Facility District as part of the comprehensive amendment to the
zoning ordinance. In 2001, the property became part of the ARC Arterial Road Corridor
Overlay District.
Larkin High School was completed in 1960. In 2001, the city granted the approval of a
conditional use for a master signage plan by Ordinance G52-01 which allowed the
installation of the existing monument sign at the southwest corner of Larkin Avenue and
S.McLean Boulevard.
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. Larkin High School
campus is surrounded by single-family homes,zoned RC 1 or RC2 Residence Conservation
District, on the west, south, and east sides. Evangelical Covenant Church is also located
west of the school with frontage along Larkin Avenue. Most of the properties to the north
across Larkin Avenue are zoned AB Area Business District and are improved with a variety
of restaurants, including McDonald's and Dunkin'. A cluster of 2.5-story multi-family
buildings, zoned MFR Multiple Family Residence District is located at the northwest
corner of Larkin Avenue and S. McLean Boulevard.
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. Larkin High School is located on the west side of Elgin. The
property is generally surrounded by residential properties on the west,south and east sides,
and those neighborhoods will remain residential in the future.The properties along Larkin
Avenue are mostly zoned commercial and are improved with retail uses and services,such
as fast-food restaurants with drive-through services.Some properties along Larkin Avenue
are zoned MFR Multiple Family Residential and are improved with multifamily buildings.
Staff anticipate properties along Larkin Avenue will continue to be occupied and
redevelopment with auto-oriented commercial uses. Future multiple-family residential
- 12 -
Recommendation & Findings of Fact
Petition 25-25
September 8,2025
developments along the corridor may also be possible and appropriate.
G. Planned Development District Standard: The suitability of the subject property for the
intended planned development district with respect to conformance to the provisions for
the purpose and intent, and the location and size of a zoning district.
Findings.The subject property is suited for the intended planned development district with
respect to conformance to the provisions for the purpose and intent, and the location and
size of a zoning district. U-46 is proposing to establish a PCF Planned Community Facility
District for Larkin High School campus to allow for the redevelopment of the main athletic
field with several departures from the zoning ordinance requirements. 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 1960 "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.
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.Larkin High School property is designated as Public/Semi-Public by the City's 2018
Comprehensive Plan.The public/semi-public land use designation includes a range of uses
that provide a service to the public and enhance quality of life. This land use comprises
various facilities and infrastructure belonging to federal, state, and local government,
public agencies and service providers. Grade schools, pre-schools, high schools,
universities,and other educational institutions are considered public/semi-public land uses,
as are churches and other places of worship. Within Elgin,public/semi-public uses include
the Robert Gilliam Municipal Complex, police and fire stations, the Hemmens Cultural
Center,and the Gail Borden Public Library.Higher education uses make up a large portion
of this land use, with Judson University and Elgin Community College comprising more
than 300 acres combined.
ADDITIONAL STANDARDS FOR PLANNED DEVELOPMENTS
I. Conditional Use for a Planned Development: Where applicable, the suitability of the
subject property for the intended conditional use for a planned development with respect
to the provision for the purpose and intent of planned developments and with respect to the
provisions of section 19.65.010 of the zoning ordinance. No conditional use for a planned
development should be granted for the sole purpose of introducing a land use not otherwise
permitted on the subject property.
- 13 -
Recommendation & Findings of Fact
Petition 25-25
September 8, 2025
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 significant natural
features including topography, watercourses, wetlands, and vegetation. Because the new
stadium is proposed in the same location as the existing athletic field, minimal existing
natural features will be impacted. The applicant will remove one existing tree, but has
agreed to install 35 new shade and ornamental trees surrounding the stadium, particularly
along the east side of the stadium.The new trees include the installation of new street trees
along S.McLean Boulevard where there are gaps in the tree line. In addition,the applicant
will install the new ornamental fence with a setback from the east property line and public
sidewalk to allow for the installation of new shrubs along the perimeter of the fence.
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 stadium would be located in the same location as the existing
stadium. All proposed improvements are customary and traditional for a high school
athletic campus. The peak time for the proposed stadium is expected during Friday night
football games. During this time, no other events would be scheduled at the school, so all
parking spaces would be available. The peak traffic impact for Friday night games would
occur during the 6 p.m. to 7 p.m. hour, which is after the p.m. peak hour on surrounding
roadways.During Friday night games and other events expected to generate similar amount
of traffic,the school will implement the same traffic management as is in place during the
typical school start and school dismissal times. The proposed facility will not have any
negative effect on the surrounding properties.
PLANNED DEVELOPMENT DEPARTURES AND EXCEPTIONS
The applicant is requesting the following departures from the requirements of the zoning
ordinance:
- 14-
Recommendation & Findings of Fact
Petition 25-25
September 8,2025
1. Section 19.90.015, "Definitions and Regulations". Within the street yards, an open-
design fence with a maximum height of four feet is permitted. A chain-link fence is not
permitted. The applicant is proposing a six-foot-high open design ornamental fence, a
three-foot-high chain-link fence, and a six-foot-high chain-link fence in the street yard
south of the school building.
2. Section 19.12.600,"Obstructions in Yards". Accessory buildings and structures are not
permitted in the street yard south of the school building. The applicant is proposing a
variety of new and existing accessory buildings and structures within the street yard south
of the school building, including but not limited to concessions and locker room building,
ticket booths, bleacher seating stands, outdoor pavilion, existing dugouts, and storage
buildings.
3. Ordinance No. G52-01, which granted a conditional use for a master signage plan.
Larkin High School property is limited to two freestanding signs, including the main high
school sign at the southwest corner of Larkin Avenue and S. McLean Boulevard, and the
existing monument sign at the entrance into the south parking lot off of S. McLean
Bouelvard.The applicant is proposing to keep the two existing monument signs and install
a scoreboard for the stadium with the maximum height of 20'-2" and maximum sign
surface area of 362 square feet (including a 189-square-foot scoreboard sign panel).
Staff finds the proposed departures are appropriate and necessary for a desirable improvement to
the existing public high school.
Larkin High School property encompasses 42.6 acres of land,and is unique in that it has frontage
along three streets: Larkin Avenue, S. McLean Boulevard, and Erie Street on the south. Because
of the frontage along Erie Street, all of the property area south of the high school building is
considered a street yard, where accessory buildings are not allowed. However, all proposed
accessory buildings are customary and traditional for a high school athletic complex and will not
have any negative impact on surrounding properties.
The proposed scoreboard is a typical structure for a high school stadium. The scoreboard is
positioned such that it has minimal impact on the surrounding properties and public roadways.The
back of the scoreboard would not be illuminated and will only contain Larkin High School logo.
In addition, the applicant will install extensive landscaping on the back side of the scoreboard,
including two new maple trees and ten ornamental trees.
The proposed fencing is proposed to enhance student safety during the sporting events and during
school physical education activities outside of sporting events.A six-foot-high chain-link fence is
currently located on the property surrounding the entire athletic campus.The applicant is replacing
parts of the fence as a result of the stadium construction and has agreed to install a six-foot-high
ornamental fence along S. McLean Boulevard, the most visible side of the athletic fields, to
- 15 -
Recommendation & Findings of Fact
Petition 25-25
September 8,2025
enhance the appearance of the property.In addition,the fence will be pushed back from the public
sidewalk to allow for the installation of new landscaping shrubs, which will further minimize the
impact of the fence on the surrounding properties and public way.
RECOMMENDATION
The Community Development Department and the Planning & Zoning Commission recommend
approval of Petition 25-25, subject to the following conditions:
1. Substantial conformance to the Development Application submitted by School District U-
46, as applicant and property owner, received July 1, 2025, and supporting documents
including:
a. Undated Statement of Purpose and Conformance,prepared by Cage Civil Engineering,
dated received August 26,2025;
b. Boundary and Partial Topographic Survey,prepared by Cage Civil Engineering,dated
February 7,2025;
c. Plans titled Proposed Improvements at Larkin High School 1475 Larkin Avenue,Elgin,
IL 60123, prepared by Arcon, dated June 23, 2025, with such further revisions as
required by the Community Development Director;
d. Four-page plans for outdoor pavilion, prepared by Superior Recreational Products,
dated received August 13, 2025, with such further revisions as required by the
Community Development Director;
e. Four-page landscape plans titled Stadium Improvements consisting of Sheets L.1, L.2,
L.3, and L.4, prepared by Arcon, dated June 20, 2025, with such further revisions as
required by the Community Development Director;
f. Fifteen-page lighting plans titled Larkin High School Soccer/Track Elgin,IL,prepared
by Musco, dated June 5, 2025, with such further revisions as required by the
Community Development Director; and
g. Undated three-page photographs of the existing monument sig for Larkin High School
located northeast of the proposed stadium along S. McLean Boulevard,dated received
August 13, 2025, 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 a three-foot-high chain link fence
surrounding the track of the stadium, a six-foot-high chain link fence surrounding the
stadium area on the north,west,and south sides,and a six-foot-high black ornamental fence
surrounding the east side of the stadium and also located along the east property line of the
Subject Property along S. McLean Boulevard. The departure is hereby also granted to
- 16-
Recommendation & Findings of Fact
Petition 25-25
September 8, 2025
maintain and replace in-kind all existing chain link fences and netting within and
surrounding the athletic fields south of the high school building, including but not limited
to all six-foot-high chain link fences surrounding various athletic fields and the property,
and the ten-foot-high chain link fence surrounding the tennis courts.
3. A departure is hereby granted to allow the installation of accessory building and accessory
structures, including but not limited to stadium bleacher stands with and without a press
box, concessions and locker room building, an outdoor pavilion structure, and two ticket
booth buildings all located within the street yard south of the school building.The departure
is hereby also granted to maintain and replace in-kind all existing accessory building and
structures located in the street yards surrounding the building, including but not limited to
baseball field dugouts and accessory storage buildings.
4. A departure is hereby granted to allow the installation of three freestanding monument
graphics on the Subject Property. The three freestanding monument graphics hereby
allowed shall be limited to:
a. One scoreboard graphic with the maximum height of 20 feet 2 inches and maximum
sign surface area of 362 square feet, including a 189-squre-foot scoreboard sign
panel.
b. One moment graphic generally located at the southwest corner of Larkin Avenue
and S. McLean Boulevard with a maximum height of eight feet four inches,
maximum width of 15 feet three inches,and a total sign surface area of 125 square
feet.
c. One monument graphic generally located along S. McLean Boulevard northeast of
the proposed stadium with a maximum height of six feet and maximum sign surface
area of 35 square feet.
5. Compliance with all applicable codes and ordinances.
The vote of the Planning&Zoning Commission on the motion to recommend approval of Petition
25-25 subject to the conditions outlined above, was five (5) yes, one (1) no, and zero (0)
abstentions. All members were present.
Respectfully Submitted,
s/Jay Cox
Jay Cox,Chairman
Planning&Zoning Commission
- 17-
Recommendation & Findings of Fact
Petition 25-25
September 8,2025
s/Damir Latinovic
Damir Latinovic, AICP; Secretary
Planning&Zoning Commission
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al
Ell MFR-MULTIPLE FAMILY RESIDENCE =
Q RB-RESIDENCE BUSINESS OP
Q PRB-PLANNED RESIDENCE BUSINESS C
Q NB-NEIGHBORHOOD BUSINESS <
QPNB-PLANNED NEIGHBORHOOD BUSINESS W
AB-AREA BUSINESS a Carr Street
PAB-PLANNED AREA BUSINESS
Ca CC1-CENTER CITY 1 Il
- - CC2-CENTER CITY 2
E. PCC-PLANNED CENTER CITY
® PCC2-PLANNED CENTER CITY 2
Q ORI-OFFICE RESEARCH INDUSTRIAL
QPORI-PLANNED OFFICE RESEARCH INDUSTRIAL
GI-GENERAL INDUSTRIAL Erie Street
PGI-PLANNED GENERAL INDUSTRIAL • r • ! ,
- CI CI-COMMERCIAL INDUSTRIAL RC1 e`
CF-COMMUNITY FACILITY \ d
® PCF-PLANNED COMMUNITY FACILITY 4 /;�TFR c2
1 - - I -
EXHIBIT B
Zoning Map A
ELGIN 0 200 400ft
THE CRY IN THE SUBURBS I I I I I
) 1"-) I
A Subject Property
Petition #25-25 5
A d
Ave
v ue _
A 1.a6kir Ave"
0
Z
cove —
00
PO
Van Street
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coo
�abra
N
O
C
0615376021 =
Shuler Street
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r C
e.
Otte c =su s
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0 EL
Carr Street f°
I —
iii
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Erie Street
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—
EXHIBIT C Parcel Map
A
E LG I N 0 200 400 ft
THE CRY IN THE SUBURBS I I I { 1
EXHIBIT D
SITE LOCATION
1475 Larkin Avenue
Petition 25-25
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Subject Property i� ,R, 4 _ ..
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Bird's eye view looking north
EXHIBIT D
SITE LOCATION
1475 Larkin Avenue
Petition 25-25
k,-r. r I. -
q� -� Van Street
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4 . �A' yhuter$treet
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Bird's eye view of the existing athletic field
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View of the existing athletic field from S. McLean Blvd