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HomeMy WebLinkAboutG58-25 Ordinance No. G58-25 AN ORDINANCE RECLASSIFYING TERRITORY IN THE CF COMMUNITY FACILITY DISTRICT TO A PCF PLANNED COMMUNITY FACILITY DISTRICT (451 North McLean Boulevard) WHEREAS,written application has been made to reclassify certain property located at 451 N. McLean Boulevard from CF Community Facility District to PCF Planned Community Facility District to construct a refuse collection area in the street yard and a larger-than-permitted monument sign as part of building renovation and expansion; and WHEREAS, the zoning lot containing the premises at 451 N. Mclean Boulevard is legally described herein (the "Subject Property"); and WHEREAS,the Planning and Zoning Commission conducted a public hearing concerning said application on November 3, 2025, following due notice including by publication; and WHEREAS, the Community Development Department and the Planning and Zoning Commission have submitted their Findings of Fact concerning said application; and WHEREAS, the Community Development Department and the Planning and Zoning Commission recommend approval of said application, subject to the conditions articulated below; and WHEREAS, the City Council of the City of Elgin, Illinois, has reviewed the findings and recommendations of the Community Development Department and the Planning and Zoning Commission; and WHEREAS,the City of Elgin is a home rule unit and as a home rule unit may exercise any power and perform any function pertaining to its government and affairs; and WHEREAS, zoning, including, but not limited to, this ordinance granting a planned development as a map amendment from CF Community Facility District to a PCF Planned Community Facility District pertains to the government and affairs of the city. NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF ELGIN, ILLINOIS: Section 1. That the City Council of the City of Elgin hereby adopts the Findings of Fact, dated November 3, 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 2. 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: LOT 10 IN WING PARK MANOR ADDITION TO ELGIN, BEING A SUBDIVISION OF PART OF SECTIONS 10 AND 15, TOWNSHIP 41 NORTH, RANGE 8 EAST OF THE THIRD PRINCIPAL MERIDIAN TOGETHER WITH ALL OF OAKLEY AVENUE THAT WAS VACATED BY ORDINANCE NO. S12-98 PASSED AUGUST 12, 1998 AND RECORDED SEPTEMBER 23, 1998 AS DOCUMENT 1998K086223, EXCEPT THAT PART OF VACATED OAKLEY DESCRIBED AS FOLLOWS; BEGINNING AT THE NORTHEAST CORNER OF BLOCK 7 IN HIGHLAND AVENUE ADDITION OF ELGIN, ILLINOIS, BEING A SUBDIVISION OF PART OF THE NORTHEAST QUARTER SECTION 15, TOWNSHIP 41 NORTH, RANGE 8 EAST OF THE THIRD PRINCIPAL MERIDIAN;THENCE WESTERLY ALONG THE NORTHEASTERLY LINE OF SAID BLOCK 7 ALSO BEING THE SOUTHWESTERLY LINE OF SAID VACATED OAKLEY AVENUE, A DISTANCE OF 264.04 FEET TO THE NORTHWESTERLY CORNER OF SAID BLOCK 7; THENCE NORTHERLY ALONG THE WESTERLY LINE EXTENDED NORTHERLY OF SAID BLOCK 7,A DISTANCE OF 33.66 FEET TO A POINT ON A LINE THAT IS 33.00 FEET NORTHEASTERLY AS MEASURED PERPENDICULAR TO AND PARALLEL WITH SAID NORTHEASTERLY LINE OF BLOCK 7; THENCE EASTERLY, ALONG SAID PARALLEL LINE A DISTANCE OF 264.07 FEET TO THE EASTERLY LINE EXTENDED NORTHERLY OF SAID BLOCK 7; THENCE SOUTHERLY ALONG SAID NORTHERLY EXTENSION, A DISTANCE OF 33.65 FEET TO THE POINT OF BEGINNING, KANE COUNTY, ILLINOIS; (commonly known as 451 N. McLean Boulevard). Section 3. 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 451 N. McLean Boulevard, which shall be designed, developed, and operated subject to the following provisions: A. Purpose and Intent. The purpose of the PCF Planned Community Facility District is to provide a planned environment for various types of community facilities, subject to the provisions of Chapter 19.60 "Planned Developments" of the Elgin Municipal Code, as amended. In general, community facilities provide governmental,recreational,educational,health,social,religious,and transportation services to the community on a for-profit or on a not-for-profit basis. -2 - B. Supplementary Regulations. Any word or phrase contained herein, followed by the symbol "[SR]", shall be subject to the definitions and the additional interpretive requirements provided in Chapter 19.90"Supplementary Regulations",of the Elgin Municipal Code, as amended. The exclusion of such symbol shall not exempt such word or phrase from the applicable supplementary regulation. C. General Provisions. In this PCF Planned Community Facility District,the use and development of land and structures shall be subject to the provisions of Chapter 19.05 "General Provisions", of the Elgin Municipal Code, as amended. D. Zoning Districts; Generally. In this PCF Planned Community Facility District, the use and development of land and structures shall be subject to the provisions of Chapter 19.07 "Zoning Districts",of the Elgin Municipal Code, as amended. E. Location and Size of District. PCF Planned Community Facility Districts should be located in substantial conformance to the official comprehensive plan. The amount of land necessary to constitute a separate PCF Planned Community Facility District exclusive of rights of way, but including adjoining land or land directly opposite a right of way shall not be less than two (2) acres. No departure from the required minimum size of a planned community facility district shall be granted by the City Council. F. Land Use. In this PCF Planned Community Facility District, the use and development of land and structures shall be subject to the provisions of Chapter 19.10 "Land Use", of the Elgin Municipal Code, as amended. The following enumerated "land uses" [SR] shall be the only land uses allowed as a "permitted use" [SR] or as a "conditional use" [SR] in this PCF Planned Community Facility District: 1. Permitted Uses. Those land uses enumerated as permitted uses within the CF Community Facility District, Section 19.30.130 A., Land Use, of the Elgin Municipal Code, as it may be amended from time to time. 2. Conditional Uses. Those land uses enumerated as conditional uses within the CF Community Facility District, Section 19.30.130 B., Land Use, of the Elgin Municipal Code, as it may be amended from time to time. G. Site Design. In this PCF Planned Community Facility District, the use and development of land and structures shall be subject to the provisions of Section 19.12, "Site Design", of the Elgin Municipal Code, as amended, and Section 19.30.135 "Site Design" for CF Community Facility District, of the Elgin Municipal Code, as amended, except as provided within this section, and shall be in substantial conformance with the following documents: - 3 - 1. Substantial conformance to the Development Application submitted by DLA Architects, Ltd., as applicant, and School District U-46, as property owner, received September 22, 2025, and supporting documents including: a. Statement of Purpose and Conformance letter from DLA Architects, dated September 19, 2025; b. Suitability of Planned Development letter from DLA Architects, dated September 19, 2025; c. Plat of Survey, prepared by Gewalt Hamilton Associates, Inc., dated December 13, 2023; d. An eight-page architectural plan set, including Sheets: AS1.1, AM.1, L1.3, A3.1, A3.2, A3.3, AS 1.3, AS 1.5, prepared by DLA Architects, Ltd., dated January 2, 2025, last revised July 22, 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 refuse collection area in the east street yard attached to the school building. Such refuse collection area shall be enclosed with an eight-foot-high masonry wall which matches the masonry of that part of the school building to which it is attached to. 3. 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 construction of a new monument sign along N. McLean Boulevard with the maximum height of 7.5 feet, maximum sign surface area of 98.7 square feet,and the maximum area of 27.18 square feet for the electronic message center (EMC) panel. - 4 - K. Nonconforming Uses and Structures. In this PCF Planned Community Facility District, nonconforming uses and structures shall be subject to the provisions of Chapter 19.52"Nonconforming Uses and Structures"of the Elgin Municipal Code, as amended. L. Amendments. In this PCF Planned Community Facility District, text and map amendments shall be subject to the provisions of Chapter 19.55 "Amendments" of the Elgin Municipal Code, as amended M. Planned Developments. In this PCF Planned Community Facility District,the use and development of the land and structures shall be subject to the provisions of Chapter 19.60"Planned Developments"of the Elgin Municipal Code,as amended. A conditional use for a planned development may be requested by the property owner without requiring an amendment to this PCF zoning district. N. Conditional Uses. In this PCF Planned Community Facility District, conditional uses shall be subject to the provisions of Chapter 19.65 "Conditional Uses", of the Elgin Municipal Code, as amended. A conditional use may be requested by the property owner without requiring an amendment to this PCF zoning district. O. Variations. In this PCF Planned Community Facility District, variations shall be subject to the provisions of Chapter 19.10.500 "Authorized Land Use Variations", Chapter 19.12.800 "Authorized Site Design Variations", and Chapter 19.70 "Variations", of the Elgin Municipal Code, as amended. A variation may be requested by the property owner without requiring an amendment to this PCF zoning district. P. Appeals. Any requirement, determination, or interpretation associated with the administration and enforcement of the provisions of this ordinance may be appealed subject to the provisions of Chapter 19.75 "Appeals", of the Elgin Municipal Code, as amended. Section 4. That this ordinance shall be in full force and effect immediately after its passage in the manner provided by law. OLAgir.,i/r ip David J. Kaptai , Ma it - 5 - Presented: December 17, 2025 Passed: December 17, 2025 Omnibus Vote: Yeas: 9 Nays: 0 Recorded: December 17, 2025 Published: December 17, 2025 ,r�yr , s • Attes %*A‘(14 Kimberly De is, • Clerk ' 4. .Ar •.4 - 6 - EXHIBIT A November 3, 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 30-25 an application by DLA Architects, Ltd., as applicant, and School District U-46, as property owner, are requesting approval of a planned development as a map amendment with departures from the Elgin Municipal Code requirements for the location of the refuse collection area, the height of a wall in a street yard, the maximum sign surface area of a monument street graphic, and any other departures as may be necessary or desirable,to construct a refuse collection area within a street yard and a larger- than-permitted monument sign with an electronic message center for Kimball Middle School at the property commonly known as 451 N. McLean Boulevard. GENERAL INFORMATION Petition Number: 30-25 Property Location: 451 N.McLean Boulevard 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 middle school Proposed Use: No change(public middle school) Applicant: DLA Architects, Ltd. Recommendation & Findings of Fact Petition 30-25 November 3,2025 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 DLA Architects, Ltd., as applicant, and School District U-46, as property owner, are requesting approval of a planned development as a map amendment with departures from the Elgin Municipal Code requirements for the location of the refuse collection area, the height of a wall in a street yard, the maximum sign surface area of a monument street graphic, and any other departures as may be necessary or desirable,to construct a refuse collection area within a street yard and a larger- than-permitted monument sign with an electronic message center for Kimball Middle School at the property commonly known as 451 N. McLean Boulevard. The 17.93-acre subject property is located at the southeast corner of N. McLean Boulevard and Demmond Street. On the east, the property fronts along Melrose Avenue. The property is zoned CF Community Facility District and is home to the Kimball Middle School, a public School District U-46 school.The property is improved with a 123,000 square foot building and a parking lot with 216 parking spaces.The school is currently undergoing a renovation that will include the construction of a 54,500-square foot building addition. The school renovation also includes the construction of a new parking lot and school bus pick-up and drop-off area northeast of the school building with access from Demmond Street. The total number of parking spaces on site would be reduced from 216 to 207, however the school will continue to meet its parking requirement. The project is expected to be completed in time for the 2026-2027 school year. -2 - Recommendation & Findings of Fact Petition 30-25 November 3, 2025 u. , 5,,, ., 525 u, ,, b45 Kimball Middle 1� t `` _ 1 School is surrounded ;,� I MCI MP- s s ` ;ai. by residential La � 3• - ,0., Qr 3 T� ,or neighborhoods to the 11.....E A I .ri - i, so. a€m f;,;, A r.,,,, north, east, and south. 4. ' - ,», � �, .... !' -1----1 The properties to the '°' ►o -• north across ,_ 1 'er „3, 'K--' i ''• �, © Demmond Street are -'- -' �• zoned RB Residence ,� 1 PI Business District • I.. i 1� 7- '1 �...- _ S al I 0 ,z3• ,. , ' TFR Two Family ' ie—=" �"= � `�' r Residence District, 3,, : 4,/ fl GI 4n <{F y a,.: A and RC 1 Residence "� "' "I 4 q Conservation District ,,- L. Tr c 4, and include a variety -3ti1 A" r in ,,, of two-family and , , oey, , .n c.�. single-family homes. ;•' - °wry.. ,,, ne. The properties to the €m -Th.., j�j) east across Melrose 331 33e 33.' w 31 > Avenue are zoned " 3„ 3N s ' 337 r- RC2 Residence ,... 1 +-- • I 31'+ „r ....I a • firConservation District Figure 1 Area map with zoning overlay and are improved with single-family homes. The properties to the south include RB Residence Business District-zoned property along N. McLean Boulevard which is home to Paul's Family Restaurant and accessory parking lots,and RC2 Residence Conservation District-zoned properties improved with single-family homes and townhomes. The properties to the west across N. McLean Boulevard are zoned RB Residence Business District and include a variety of one-and two-story office buildings. Proposal School District U-46 is requesting approval to install a larger-than permitted monument sign,and to install a new refuse collection area in the street yard east of the school building. The proposal is part of the school renovation project currently under construction. Per the zoning ordinance,the school is allowed one ten-foot-high,40-square-foot monument sign with a 20-square-foot electronic message center(EMC) board along N. McLean Boulevard. The proposed sign would be 7.5 feet high,98.7 square feet in area with a 27.18-square-foot EMC board. The new sign would match the monument signs recently approved for the new middle school on Rohrssen Road and Hilltop Elementary School and would replace the existing monument sign. The sign plans include the installation of required landscaping surrounding the sign, and the - 3 - Recommendation & Findings of Fact Petition 30-25 November 3,2025 masonry base that would match the brick masonry on the building. MIME IN ■ sa .»r KIMuu MIDDLE SCHOOL Rf1i - �MM t ol” IIM� _ I J � I- 'f!ii Figure 2. Existing(left)and proposed monument sign for Kimball Middle School The new refuse collection area proposed would replace the existing refuse collection area which is located south of the building in the area where a new courtyard would be constructed. The new refuse collection area is located on the east side and attached to the building.The refuse collection area would be enclosed with an eight-foot-high masonry wall that would match the masonry of the building.The new refuse collection area is located adjacent to the school's kitchen with easy access from the new driveway on the north side of the building off of Demond Street. During the initial design development process, the refuse collection area was going to be located inside the building addition. However,the design team determined that a standard outdoor refuse collection area is the preferred alternative, albeit in the same general location adjacent to the kitchen. Zoning Considerations Per the zoning ordinance, a refuse collection area is allowed only in the rear yard. The Kimball School property is surrounded by three streets, and therefore has three street yards (west, north, and east of the building)where a refuse collection area is not allowed.The only area of the property where a refuse collection area is permitted, would be south of the building. However, the area south of the building is far from the school's kitchen,and is improved with a staff parking lot. -4- Recommendation & Findings of Fact Petition 30-25 November 3, 2025 4- U I I C HON u i rv. as i ':, s EMIN Tv lM�.�. 1 �l l .- m41: ...'.s i 1! a 2 u- ! u L 1 a . r s u z II 1 IN p Figure 3.Building floor plan(top)and color elevation of the proposed refuse collection area(bottom) 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. - 5 - Recommendation & Findings of Fact Petition 30-25 November 3,2025 Table 1: Proposed Departures for 451 N. McLean Boulevard Site Design Regulation Required Proposed 10 ft.high 7.5 ft.high Size of a monument sign 40 sq. ft.maximum with a 98.7 sq. ft. with a 20 sq. ft.EMC 27.18 sq. ft. EMC Location of refuse collection In rear yard only In street yard east of the area building The applicant is proposing to rezone the property and establish a PCF Planned Community Facility District to accommodate the requested departures. The Community Development Department offers the following additional information: A. Property History. The subject property was annexed to the City in 1954. Upon annexation,the property was zoned S Public School Property. Kimball Middle School was constructed in 1959. In 1992,the property was rezoned to CF Community Facility District as part of the comprehensive amendment to the zoning ordinance. In Summer 2025,the City issued a building permit for the construction of a 54,500-square- foot addition and building renovation. The construction is currently underway. B. Surrounding Land Use and Zoning. Kimball Middle School is surrounded by residential neighborhoods to the north, east, and south. The properties to the north across Demmond Street are zoned RB Residence Business District,TFR Two Family Residence District,and RC 1 Residence Conservation District and include a variety of two-family and single-family homes. The properties to the east across Melrose Avenue are zoned RC2 Residence Conservation District and are improved with single-family homes. The properties to the south include RB Residence Business District-zoned property along N.McLean Boulevard which is home to Paul's Family Restaurant and accessory parking lots,and RC2 Residence Conservation District-zoned properties improved with single-family homes and townhomes. The properties to the west across N. McLean Boulevard are zoned RB Residence Business District and include a variety of one-and two-story office buildings. C. Comprehensive Plan. The subject property is designated as Public/Semi-Public by the City's 2018 Comprehensive Plan. The public/semi-public land use designation includes a range of uses that provide a service to the public and enhance 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 -6- Recommendation & Findings of Fact Petition 30-25 November 3,2025 large portion of this land use, with Judson University and Elgin Community College comprising more than 300 acres combined. D. Zoning District. School District U46 is proposing to establish a PCF Planned Community Facility District to allow for the two proposed departures from the standard design requirements of the zoning ordinance. 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 Municipal Code. In general, community facilities provide governmental, recreational, educational,health,social,religious,and transportation services to the community on a for- profit or on a not-for-profit basis. E. Trend of Development. The subject property is located along N. McLean Boulevard arterial road between Highland Avenue on the south and Wing Street on the north. This stretch of McLean Boulevard is characterized by small and medium size office and commercial developments. Most small properties are improved with one- or two-story office buildings home to various office users, such as real estate or medical offices. This stretch of the corridor also includes the four-story Sheridan at Tyler Creek, a senior living facility, the Kimball Middle School, and multi-tenant Wing Park Shopping Center. This portion of N. McLean Boulevard will continue to be characterized by small-to-medium size office and commercial developments serving the surrounding neighborhoods. FINDINGS After due notice as required by law, the Planning & Zoning Commission conducted a public hearing in consideration of Petition 30-25 on November 30,2025.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 November 30,2025. 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, -7- Recommendation & Findings of Fact Petition 30-25 November 3, 2025 vegetation, and existing improvements. The 17.93-acre property is home to Kimball Middle School. The school is currently undergoing substantial renovation with the construction of a building addition and new school bus pick-up and drop off area. The proposed monument sign is larger-than-permitted, but is the same size as the monument signs recently approved for the new middle school on Rohrssen Road and Hilltop Elementary School. The larger sign would have an electronic message center that would replace the existing sign with the manual changeable copy. The proposed refuse collection area is located east of and adjacent to the school building. The location of the refuse collection area was chosen due to its proximity next to the school's kitchen. The refuse collection area would be enclosed with an eight-foot-high masonry wall that matches the masonry on the building. There are no significant natural features including topography, 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. The installation of the new monument sign and the refuse collection area do not require any specific utilities,other than the electrical connection,which is readily available. 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 ofsite 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 subject property is located at the southeast corner of N. McLean Boulevard and Demmond Street. The proposed monument sign -8- Recommendation & Findings of Fact Petition 30-25 November 3, 2025 would replace the exiting sign that has a manually changeable copy. The new sign, while larger in sign surface area, is less than the maximum permitted height of ten feet. The new sign will also have an electronic message center that ill more accurately and timely present applicable school events, programs,and activities. The refuse collection area is located next to the school's kitchen where most of the refuse originates from.The refuse collection area would be attached to the building and have clear access path to the new access driveway off of Demmond Street. The refuse collection area would be enclosed with an eight-foot-high masonry wall that matches the masonry of the building. The refuse collection area wall will be indistinguishable from the actual school building thereby having no impact on the area traffic. The proposed monument sign and the refuse collection area will not have any negative impact on the on-site and off-site traffic. which will continue to function with safe and efficient traffic circulation. D. Zoning History Standard. The suitability of the subject property for the planned development with respect to the length of time the property has remained undeveloped or unused in its current zoning district. Findings. The property is suitable for the intended planned development with respect to the length of time the property has remained undeveloped or unused in its current zoning district. The subject property was annexed to the City in 1954. Upon annexation, the property was zoned S Public School Property. Kimball Middle School was constructed in 1959. In 1992, the property was rezoned to CF Community Facility District as part of the comprehensive amendment to the zoning ordinance. In Summer 2025,the City issued a building permit for the construction of a 54,500-square- foot addition and building renovation. The construction is currently underway. 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. Kimball Middle School is surrounded by residential neighborhoods to the north, east, and south. The properties to the north across Demmond Street are zoned RB Residence Business District, TFR Two Family Residence District, and RC 1 Residence Conservation District and include a variety of two-family and single-family homes. The properties to the east across Melrose Avenue are zoned RC2 Residence Conservation District and are improved with single-family homes. The properties to the south include RB Residence Business District- zoned property along N. McLean Boulevard which is home to Paul's Family Restaurant and accessory parking lots, and RC2 Residence Conservation District-zoned properties improved with single-family homes and townhomes. The properties to the west across N. -9- Recommendation & Findings of Fact Petition 30-25 November 3,2025 McLean Boulevard are zoned RB Residence Business District and include a variety of one- and two-story office buildings. F. Trend of Development Standard. The suitability of the subject property for the planned development with respect to consistency with an existing pattern of development or an identifiable trend of development in the area. Findings.The subject property is suited for the intended planned development with respect to consistency with an existing pattern of development or an identifiable trend of development in the area. The subject property is located along N. McLean Boulevard arterial road between Highland Avenue on the south and Wing Street on the north. This stretch of McLean Boulevard is characterized by small and medium size office and commercial developments. Most small properties are improved with one- or two-story office buildings home to various office users, such as real estate or medical offices. This stretch of the corridor also includes the four-story Sheridan at Tyler Creek, a senior living facility, the Kimball Middle School, and multi-tenant Wing Park Shopping Center. This portion of N. McLean Boulevard will continue to be characterized by small-to-medium size office and commercial developments serving the surrounding neighborhoods. 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. School District U46 is proposing to establish a PCF Planned Community Facility District to allow for the two proposed departures from the standard design requirements of the zoning ordinance.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 Municipal Code. In general, community facilities provide governmental, recreational, educational,health,social,religious,and transportation services to the community on a for- profit or on a not-for-profit basis. H. Comprehensive Plan Standard. The suitability of the subject property for the planned development with respect to conformance to the goals, objectives, and policies of the Official Comprehensive Plan Findings. The subject property is suitable for the intended planned development with respect to conformance to the goals,objectives,and policies of the Official Comprehensive Plan. The subject property is designated as Public/Semi-Public by the City's 2018 Comprehensive Plan.The public/semi-public land use designation includes a range of uses that provide a service to the public and enhance quality of life. This land use comprises - 10- Recommendation & Findings of Fact Petition 30-25 November 3,2025 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 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 on the subject property. The street yard west of the building includes several mature trees all of which will be preserved. The proposed refuse collection is proposed to be attached to the school building on the east side of the building. No additional trees would need to be removed for the construction of the refuse collection area. 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 proposal is compatible with surrounding uses. The larger than permitted monument sign will include an electronic message center that would replace the existing - 11 - Recommendation & Findings of Fact Petition 30-25 November 3,2025 monument sign with manually changeable letters. The larger sign will be more visible and more accurately display ongoing school activities and programs, all for the benefit of the community. The proposed refuse collection area would be located adjacent to the school kitchen where most of the refuse comes from. The refuse collection area will be enclosed with an 8-foot- high masonry wall that would match the masonry of the building. As such, the refuse collection area will blend in as any other addition to the building.The proposed monument sign and the refuse collection area 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: 1. Section 19.12.600, "Obstructions in yards". A refuse collection area is only allowed in the property's rear yard. The applicant is proposing to construct the refuse collection area in the street yard east of and attached to the building. 2. Section 19.50.070, "Monument Graphics". Based on the 30 mile per hour speed limit along N. McLean Boulevard, a monument sign with a maximum sign surface area of 40 square feet is permitted, including a maximum 20-square-foot electronic message center. The applicant is proposing a 98.7-square foot monument sign with a 27.18 electronic message center. Staff finds the proposed departures are appropriate for a desirable renovation and expansion project at an existing school. The proposed monument sign would be the same size and match two other moment graphics recently approved for the new middle school on Rohrssen Road and Hilltop Elementary School. The size and style of the monument graphics across various school campuses will help establish a unified image for U-46 schools. While the monument sign is larger in sign surface area, the proposed sign is only 7.5 feet high,25 per cent smaller than the maximum permitted 10-foot-high sign.The new sign would also include the full required landscape area around the base of the sign. In addition, the new electronic message center will replace the current manually changeable copy on the sign allowing the school to more accurately and effortlessly update the message on the sign which will more accurately display current programs and events at the school. This in turn will have a positive effect on the community as a whole. The refuse collection area location was chosen due to do its proximity to the school's kitchen where most of the trash originates. With the new school kitchen located in the northeast corner of the building,the refuse collection area is proposed east of,but adjacent to the building.The refuse - 12- Recommendation &Findings of Fact Petition 30-25 November 3, 2025 collection area would be enclosed with an eight-foot-high masonry wall matching the masonry of the building.The refuse collection area will have easy access to the new access driveway for school bus pick-up and drop-off lane off Demond Street. The new refuse collection area will be indistinguishable from the school building and will not have any negative effect on the surrounding neighborhood. RECOMMENDATION • The Community Development Department and the Planning & Zoning Commission recommend approval of Petition 30-25, subject to the following conditions: 1. Substantial conformance to the Development Application submitted by DLA Architects, Ltd., as applicant, and School District U-46, as property owner, received September 22, 2025,and supporting documents including: a. Statement of Purpose and Conformance letter from DLA Architects, dated September 19,2025; b. Suitability of Planned Development letter from DLA Architects, dated September 19, 2025; c. Plat of Survey, prepared by Gewalt Hamilton Associates, Inc., dated December 13, 2023; d. An eight-page architectural plan set,including Sheets:AS1.1,AM.1,L1.3,A3.1,A3.2, A3.3, AS1.3, AS1.5, prepared by DLA Architects, Ltd., dated January 2, 2025, last revised July 22, 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 cit) ordinances shall supersede and control. 2. A departure is hereby granted to allow the construction of a refuse collection area in the east street yard attached to the school building. Such refuse collection area shall be enclosed with an eight-foot-high masonry wall which matches the masonry of that part of the school building to which it is attached to. 3. A departure is hereby granted to allow the construction of a new monument sign along N. McLean Boulevard with the maximum height of 7.5 feet, maximum sign surface area of 98.7 square feet, and the maximum area of 27.18 square feet for the electronic message center(EMC)panel. 4. Compliance with all applicable codes and ordinances. - 13 - Recommendation &Findings of Fact Petition 30-25 November 3,2025 The vote of the Planning&Zoning Commission on the motion to recommend approval of Petition 30-25 subject to the conditions outlined above, was six (6) yes, zero (0) no, and zero (0) abstentions.All members were present. Respectfully Submitted, s/Jordan Wildermuth Joran Wildermuth, Chairman Planning&Zoning Commission s/Damir Latinovic Damir Latinovic,AICP; Secretary Planning&Zoning Commission - 14- .• •, , { .l r1;1- ii ....., :. • „. .. y-_- , . Subject Property n Petition #30-25 -- - AA lµ �' DemmondSt ' A T. , . ....,----,, ,. . . , , __.... ,, • ,,. ,. . i . , ,.. , , .. . , ,._ Plymouth ii,„ 1. ,. • 1 41:.:111 1 — • /_liri . . _ 44 - ah -7 1 - j , F- III I ' ill f 1 04 P ' Oakleey,Ave e T V wimoirlii a A I ,. .: ,,,.. .., -`•••••...4;,........' .., 7: , . _ '...... --....-"' "'"*---......., *--............... ...„......... i '"'""••••...................................,, '""------------ -- ---'----...;"7"'..."..".."4-----""'""--"" --"7" . . "---.................................. NIZZOMD- Il'.. "---"Alllia. ___ --"----4,:-........ --................... EXHIBIT N Aerial / Location Map A i 0 150 300 ELGIN I i I THE Cm THEIN SUBURBS Feet am........_ ________. ■ ■Ill III PAB . Eagle Rd AB RC2IIII @ �, JUIN. �■ > a) �_ 0 ow Z RC1 z Zoning 0 RC1 -RESIDENCE CONSERVATION 1 Subject Property RB Petition#30-25 EJRC2-RESIDENCE CONSERVATION 2 ��� ■. = RC3-RESIDENCE CONSERVATION 3 II TFR aPRC-PLANNED RESIDENCE CONSERVATION IV DemmondSt ElSFR1 -SINGLE FAMILY RESIDENCE 1 EJSFR2-SINGLE FAMILY RESIDENCE 2 = PSFR1 -PLANNED SINGLE FAMILY RESIDENCE 1 1 • PSFR2 PLANNED SINGLE FAMILY RESIDENCE 2 EJTFR-TWO FAMILY RESIDENCE ,a > I El PTFR-PLANNED TWO FAMILY RESIDENCE pp aMFR-MULTIPLE FAMILY RESIDENCE dGgi ElPMFR-PLANNED MULTIPLE FAMILY RESIDENCE - u aRB-RESIDENCE BUSINESS Z I _ a PRB-PLANNED RESIDENCE BUSINESS E1NB-NEIGHBORHOOD BUSINESS Oakley Ave ElPNB PLANNED NEIGHBORHOOD BUSINESS Q N a AB-AREA BUSINESS I 0 ru lil PAB-PLANNED AREA BUSINESS - CC1 -CENTER CITY 1 RB Z Mill ElCC2-CENTER CITY 2 � 74 RC2 PCC-PLANNED CENTER CITY 1111111111 MIIII Mil illimm._1111111111111 --------__ - PCC2-PLANNED CENTER CITY 2 _ lift ii- jrenceAve g a, _Ill i El ORI-OFFICE RESEARCH INDUSTRIAL -- mum- G Q mummill = PORI-PLANNED OFFICE RESEARCH INDUSTRIAL i IEGI-GENERAL INDUSTRIAL 111110111 Z Milv IDPGI-PLANNED GENERAL INDUSTRIAL MILZ IllMllIlftft MICI-COMMERCIAL INDUSTRIAL Mill ft. M' EJ CF-COMMUNITY FACILITY aft ft 'El PCF-PLANNED COMMUNITY FACILITY M _ _ ' - EXHIBIT B N Zoning Map A �� 0 250 500 ELGIN I ' ' THE CITY IN THE SUBURBS- Feet > a, > \ c Q v N - - O Subject Property v �, Petition#30-25 3 v 2 z z z - Demmond St Plymouth Ln [:- 1 .c > m 0615201001 c ra d v 2 Z w Q w vi 0 — a, Oakley Ave 2 _____ z u"i Q 3 0 ------__________: —__:= Lawrence Ave z ---------_____,_. EXHIBIT C N Parcel Map A Ilk 0 150 300 ELGIN I r i THE CRY IN THE SUBURBS Feet EXHIBIT D SITE LOCATION 451 N. McLean Blvd. Petition 30-25 . . - --p, , , .:. i 77. , , ,_:,..,,,,,,,i, • , - i ....„. .. . • „‘), .... '41- r••••.-- ma 1C z . .. WVr,00.,. 1. d I f -1 t .-11' ----i. ' l 1 ...: , a' — '''' , . 7 . Kimball Middle _ , , ...1.-...—/ School t, • _ . -1 . • I A i • , .,.7'.. V , — _ It ,.., .A* . I. ,.. i, - `,:4• Prg t 275. . illirli - , , . wirrr. i " . I ' le— .. ..th, .; .0.".' . it -- r f - ,. - ----- ., ) r • 71-"'N r17.-7,• g i tl, ir • t - or - - , -tia .........• .,„, r > ,„,,,. ,. fr4.4„ , , ..• o . `4" ic - - <"O • Ili& 10.1: ,,, ' N. ,, t; / t - " ' ;' '.0. . ' i• At.... , , ., ....,,. Mil , -9 Bird's eye view looking north ,. ,..,..„...„4„,., , . ,.. ie „_ J . -, 11 Kimball Middle ra School - - . , . k.1114 • t F. , .= . _ t t , - E ' P i lir i ..,.... '' ,l, - t C".. .• OA, _ 6' . 'eston Avenue t ITI '..- - .,,- -- . ..- --- - • •— .. ... _ ..1: ' . - - .....„„# Jr. L 1.6 . . f 4. i • - - ------ * ., ... - - . Bird's eye view looking east EXHIBIT D SITE LOCATION 451 N. McLean Blvd. Petition 30-25 ace"- - A - , .11 _ ipprft 140.1.• itai 1 1 i .1 I ill_ 1 [MALL 116E15 � [OA1 t •., , *wit L 44OP- tlW`o l t d • a al. 1 School's existing monument sign along N. McLean Blvd `ter • l�'sa� _ ' a I .2 -" Front elevation along N. McLean Blvd EXHIBIT D SITE LOCATION 451 N. McLean Blvd. Petition 30-25 c' '''�0 � ,1. --, j1 . am .1� �. , 'N AA*r,/' ' -may' ..ir+ ' .f f ,:j ,- _ �t ill . . , 4, - rI jJJTT North elevation of the school building .........i...." 1!114C 41s_ III ■ Ill ■ -� - It'i /I� t I , �, .�. West elevation of the school building 3