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HomeMy WebLinkAboutG21-26 Ordinance No. G21-26 AN ORDINANCE GRANTING A CONDITIONAL USE FOR A PLANNED DEVELOPMENT IN THE CF COMMUNITY FACILITY DISTRICT AND ARC ARTERIAL ROAD CORRIDOR OVERLAY DISTRICT WITH CERTAIN DEPARTURES FROM THE ELGIN ZONING ORDINANCE (1152-1158 Larkin Avenue) WHEREAS, written application has been made requesting conditional use approval for a planned development with certain departures from the Elgin zoning ordinance at 1152-1158 Larkin Avenue; and WHEREAS, the zoning lot containing the premises at 1152-1158 is legally described herein(the"Subject Property"); and WHEREAS, the Subject Property contains less than two (2) acres of land, and is located within the CF Community Facility District and ARC Arterial Road Corridor Overlay District; and WHEREAS, a planned development on a zoning lot containing less than two (2)acres of land is listed as a conditional use within the CF Community Facility District; and WHEREAS,the Planning and Zoning Commission conducted a public hearing concerning said application on June 1, 2026, following due notice including by publication; and WHEREAS, the Community Development Department and the Planning and Zoning Commission have submitted their Findings of Fact concerning said application; and WHEREAS, the Community Development Department and the Planning and Zoning Commission recommend approval of said application,subject to the conditions articulated in their Findings of Fact; and WHEREAS, the City Council of the City of Elgin, Illinois, has reviewed the findings and recommendations of the Community Development Department and the Planning and Zoning Commission; and WHEREAS,the City of Elgin is a home rule unit and as a home rule unit may exercise any power and perform any function pertaining to its government and affairs; and WHEREAS,zoning,including,but not limited to,this ordinance granting a conditional use for a planned development in the CF 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 June 1, 2026, 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 a conditional use for a planned development with certain departures from the Elgin zoning ordinance is hereby granted for the property commonly known as 1152- 1158 Larkin Avenue, which commonly identified by Kane County Property Index Numbers 06- 15-257-020, 06-15-257-021, 06-15-257-022, 06-16-257-040, 06-15-257-041, and 06-15-257- 042.and legally described as follows: LOTS 1, 2, 3, 4, 5, 6, 7 AND THE SOUTH HALF OF LOT 8 IN BLOCK 2 OF HOME ADDITION TO ELGIN, EXCEPT THAT PART OF LOTS 4 AND 5, DESCRIBED AS FOLLOWS: BEGINNING AT SOUTHWEST CORNER OF SAID LOT 5; THENCE NORTH 00 DEGREES 25 MINUTES 00 SECONDS WEST ALONG THE WEST LINE OF SAID LOT 5, 131.76 FEET; THENCE SOUTH 89 DEGREES 37 MINUTES 51 SECONDS EAST 77.78 FEET; THENCE SOUTH 00 DEGREES 22 MINUTES 29 SECONDS EAST, 112.14 FEET TO THE SOUTH LINE OF SAID LOT 4; THENCE SOUTH 76 DEGREES 28 MINUTES 23 SECONDS WEST ALONG THE SOUTH LINE OF SAID LOTS 4 AND 5, 81.74 FEET TO THE POINT OF BEGINNING, ALL IN KANE COUNTY, ILLINOIS, CONTAINING 1.05 ACRES (45,738.0 SQ. FT.) MORE OR LESS; (commonly known as 1152-1158 Larkin Avenue). Section 3. That the conditional use for the Subject Property as authorized by this ordinance shall be subject to the following additional conditions: 1. Substantial conformance to the Development Application submitted by Emmanuel Church of Elgin (fka Larkin Ave Baptist Church), as applicant and property owner, received October 24, 2025, and supporting documents including: a. Undated Statement of Purpose—Conditional Use, received October 17, 2025; b. Plat of Survey, prepared by Land Division, Inc., dated September 2, 2025; c. Plat of Survey of the proposed church parcel,prepared by Land Division,Inc.,dated April 2, 2026; and d. Plat of Survey of the proposed residence parcel, prepared by Land Division, Inc., dated April 2, 2026. 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 2. A departure is hereby granted to allow a shed on the resulting church property, commonly known as 1152-1158 Larkin Avenue, to remain with a two-foot transition yard setback. 3. A departure is hereby granted to allow the church building on the resulting church property, commonly known as 1152-1158 Larkin Avenue, to remain with a 31-foot transition yard setback. 4. A departure is hereby granted to allow the existing parking lot on the resulting church property,commonly known as 1152-1158 Larkin Avenue,to encroach into the required transition landscape yard with a 0.5-foot setback from the east-west lot line separating the resulting church property, commonly known as 1152-1158 Larkin Avenue, from the resulting residence property, commonly known as 1172 Larkin Avenue. 5. Compliance with all applicable codes and ordinances. Section 4. That this ordinance shall be in full force and effect upon its passage in the manner provided by law. etez David J. K ain, ayor Presented: July 8, 2026 Passed: July 8, 2026 Omnibus Vote: Yeas: 9 Nays: 0 ,r�, ;, Recorded: July 8, 2026 Logs (4 Published: July 8, 2026 fiIir -4 imberly Dewi Ci C erk 3 FINDINGS OF FACT PETITIONS 36-25 and 37-25 1152-1172 Larkin Avenue June 1, 2026 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 Petitions 36-25 and 37-25, an application by Emmanuel Church of Elgin (tka Larkin Ave Baptist Church), as applicant and property owner, requesting approval of a map amendment and planned development as a conditional use with departures from the Elgin Municipal Code requirements for the vehicle use area interior yard setback, transition yard setback, transition landscape yard, and any other departures as may be necessary or desirable to establish the property with the existing single- family residence located at 1172 Larkin Avenue as a separate zoning lot from the church property with the rezoning from CF Community Facility District to RC2 Single Family Residence District, all at the property commonly known as 1152-1172 Larkin Avenue. GENERAL INFORMATION Petition Number: 36-25 and 37-25 Property Location: 1152-1172 Larkin Avenue Requested Action: Map Amendment, and Planned Development as a Conditional Use Current Zoning: CF Community Facility District and ARC Arterial Road Corridor Overlay District Proposed Zoning: CF Community Facility District, RC2 Residence Conservation District and ARC Arterial Road Corridor Overlay District Existing Use: Church Recommendation& Findings of Fact Petition 36-25 and 37-25 June 1, 2026 Proposed Use: Church and a single-family residence Applicant: Emmanuel Church of Elgin(fka Larkin Avenue Baptist Church) Owner Emmanuel Church of Elgin(fka Larkin Avenue Baptist Church) 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. Correspondences G. Draft Ordinances BACKGROUND Emmanuel Church of Elgin(fka Larkin Ave Baptist Church), as applicant and property owner, is requesting approval of a map amendment and planned development as a conditional use with departures from the Elgin Municipal Code requirements for the vehicle use area interior yard setback, transition yard setback, transition landscape yard, and any other departures as may be necessary or desirable to establish the property with the existing single-family residence located at 1172 Larkin Avenue as a separate zoning lot from the church property with the rezoning from CF Community Facility District to RC2 Single Family Residence District, all at the property commonly known as 1152-1172 Larkin Avenue. The 1.25-acre subject property, commonly known as 1152-1172 Larkin Avenue and home to Emmanuel Church of Elgin, is located on the north side of Larkin Avenue between Melrose Avenue on the west and Aldine Avenue on the east. The property,zoned CF Community Facility District, is improved with an L-shaped, two-story church building (commonly known as 1152 Larkin Avenue), a one-story administration building(commonly known as 1158 Larkin Avenue), and a single-family residence (commonly known as 1172 Larkin Avenue) which is used as the parsonage for the church's pastor. The property also includes a surface parking lot with 50 parking spaces with a full access driveway to Melrose Avenue. The parking lot has a second one-way -2- Recommendation & Findings of Fact Petition 36-25 and 37-25 June 1,2026 driveway behind the church building which provides access to Aldine Avenue. The parsonage building includes a two-car,detached garage with its own access driveway to Melrose Avenue. )0..I The properties ' adjacent to the 1•n la,0;,.s,ui,,, © north are zoned 4o �,` r° ,,.. . f1UNR]- RC2 Residence i . i iN1 cca , a •,.{ .., `� n COcs��a Conservation r Ex uo'., _` mM7a. District and ° ' �; I '1i include single- �.....'.Pk.:1Jo s,uw a Subject L'li7L'.�I , '` -- 4 ��o��n CO family homes and • "' UNIT 1 a former home that — - - j -,,,n ;,,. ► was converted to a um_., 2UNIT - ti _. - _ multi-family 1212 UNIT1U „Se z li - building along ,,�. Aldine Avenue. Single Iarnly t 1 *residence 'CaThe property to (pa,so„a e) '':' Ilib '' the east across 11, Aldine Avenue is ~ • m zoned NB ,ram g�41„,00 ti ,,,�_,,,...�*� K �, Neighborhood Business District, —Tx �, `"' '� and is improved 1 -.. IS • with a vacant one- Figure 1.Site area map with zoning overlay story commercial building that formerly housed a gas station and a motor vehicle repair shop. The properties to the south across Larkin Avenue are zoned RC2 Residence Conservation District and are improved with single- family homes. And the property to the west across Melrose Avenue is zoned PRB Planned Residence Business District and includes several multi-family buildings and the former Larkin Center building that was also recently renovated into a multiple-family building. Proposal Emmanuel Church of Elgin is proposing to divide its property so that the existing single-family home used as parsonage for the church becomes its own stand-alone property. As part of the proposal, the church is requesting approval of the map amendment to rezone the single-family home property to RC2 Residence Conservation District, and is also requesting approval of a planned development as a conditional use that is needed for the remaining church property to conform to the new setback requirements. • -3 - Recommendation & Findings of Fact Petition 36-25 and 37-25 June 1, 2026 • • nwnentel emir operry Ine s - r/ — i1• I•- w i !y } PtopOsed Immanuel ururar property 1(Wue liner e i L ,"J Pngx.x,l ngl . . . , j opxly red hmd • ,. rr % . Figure 2.Site plan showing the proposed division of the Emmanuel Church of Elgin property at 1152-1172 Larkin Avenue The church is not proposing any physical improvements to the property. The new lot lines separating the two properties would be established so that the single-family home sits on a 9,583-square foot property,while the remaining church property would be 45,738 square feet in area. The proposed lot lines generally follow the existing six-foot,high,privacy fence that surrounds the single-family home property on the north and east sides. The church is looking to sell the single-family home to the church's pastor who has been living in the home since 1990s. If the requested zoning approval is granted, the proposed land division would be recorded and the title of the newly created single-family home property would be transferred from the church to the pastor. Following the title transfer, the property would no longer be exempt from property taxes. Instead, it would be assessed for property taxes as any other single-family home in the immediate area. -4- Recommendation & Findings of Fact Petition 36-25 and 37-25 June 1,2026 Zoning Consideration As a single-family home is not an allowed stand-alone use in the CF District,which is the zoning classification of the church property, the resulting single-family residence parcel must be rezoned to a residential zoning district to be in conformance with the zoning requirements for residential properties.The proposed RC2 zoning district matches the zoning classification of the single-family homes on the south side of Larkin Avenue. The proposed property lines are drawn such that the resulting single-family home and garage meet all required setbacks and site design requirements per the RC2 District. The church property would retain its CF Community Facility District zoning classification. The resulting church parcel, however, does not conform to all site design requirements per the CF District. As a result of the new lot lines separating the church property from the single-family home property, the existing parking lot, the existing church building, and the existing shed, all located on the church property do not meet the required transition landscape yard and transition yard setback from the new property lines separating the two properties.The approval of departures from those standard requirements is necessary to keep the church property in conformance with the zoning ordinance.Therefore,the applicant is requesting the approval of a planned development as a conditional use with departures from those site design requirements.The requested departures are listed in Table 1 below and are further described in Planned Development Departures and Exceptions section of this staff report also further below. Table 1. Detail of Requested Departures for resulting church parcel 1152-1158 Larkin Avenue Requirement Proposal Transition yard 51 ft. from the new lot lines 2.5 ft(existing shed) setback separating the two properties 31.45 ft(church building) 26 ft from the new lot lines Transition separating the two properties 2.5 ft(existing shed) landscape yard + shade trees, continuous 0.6 ft(existing parking lot)+ hedge of shrubs, or an 8-ft- a 6-foot high fence and no landscaping high fence Environmental Sustainability Consideration The property is already developed and the applicant is not proposing any physical changes to the property. The Community Development Department offers the following additional information: A. Property History. The subject property was annexed in 1953. Upon annexation, the property was classified in the A-Residential District. In 1962,the property was rezoned to R4 General Residence District. In 1992, the property was rezoned to CF Community -5 - Recommendation & Findings of Fact Petition 36-25 and 37-25 June 1,2026 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. The property is home to Emmanuel Church of Elgin,which was formerly known as Larkin Avenue Baptist Church. B. Surrounding Land Use and Zoning. properties adjacent to the north are zoned RC2 Residence Conservation District and include single-family homes and a former home that was converted to a multi-family building along Aldine Avenue. The property to the east across Aldine Avenue is zoned NB Neighborhood Business District,and is improved with a vacant one-story commercial building that formerly housed a gas station and a motor vehicle repair shop. The properties to the south across Larkin Avenue are zoned RC2 Residence Conservation District and are improved with single-family homes. And the property to the west across Melrose Avenue is zoned PRB Planned Residence Business District and includes several multi-family buildings and the former Larkin Center building that was also recently renovated into a multiple-family building. C. Comprehensive Plan. The eastern portion of the property where the church building is located is designated as Public/Semi-Public, while the western portion of the property where the existing church parsonage is located is designated as Single Family Detached 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 the land use,with Judson University and Elgin Community College comprising more than 300 acres combined. Single-family neighborhoods primarily comprising owner-occupied, detached homes should continue to be the predominant land use in Elgin.This land use includes smaller lot single-family typical of eastern and central portions of the City as well as larger estates in more rural portions of the City's western Growth Area. Within Elgin's historic core, isolated single-family attached and small scale multi-family development may occur as a complement to single-family development, but should respect the scale, intensity, and character of the surrounding neighborhood. Densities should range from 1.5 to 6.5 du/ac. However, more specifically, densities within the Residential Core area identified on the Residential Areas Framework Plan should range from 4.0 to 6.5 du/ac;densities within the Single-Family Neighborhood area should range from 2.5 to 3.0 du/ac;and densities within the Growth Area Residential area should range from 1.5 to 2.5 du/ac. -6- Recommendation & Findings of Fact Petition 36-25 and 37-25 June 1, 2026 D. Zoning District. The property is zoned CF Community Facility District. The applicant is proposing to classify the existing single-family home in the RC2 Residence Conservation District, while the remaining church parcel would remain in the CF Community Facility District. The purpose of the RC2 Residence Conservation District is to conserve the urban residential environment of the mature residential neighborhoods of the city, which developed predominantly subsequent to 1950 with single-family detached dwellings. The purpose of the CF Community Facility District is to recognize a major land use category and pattern of development that exists within the city, and to provide standards for the location and requirements for site design of community facilities. E. Trend of Development. The subject property is located on the near west side of Elgin along Larkin Avenue. Larkin Avenue is an arterial street that is characterized by residential homes set between various commercially-zoned properties and religious institutions with surface parking lots. Homes in the surrounding residential neighborhoods were constructed at various times throughout the 20`h century. The most recent new development in the area was the renovation of the Mobil gas station with a convenience store at 1020 Larkin Avenue three blocks east of the subject property, and the redevelopment of the Larkin Center as a multi-family building with 12 additional two-to-four-unit buildings. The 2018 Comprehensive Plan calls for preservation of small commercial nodes that can provide goods and services to the surrounding neighborhoods. The Plan also calls for any multiple- family developments, which are not concentrated in and around Downtown Elgin, to be located along arterial streets such as Larkin Avenue. FINDINGS After due notice as required by law, the Planning & Zoning Commission conducted a public hearing in consideration of Petitions 36-25 and 37-25 on June 1, 2026. 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 June 1, 2026. 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,standards for planned developments outlined in§ 19.60.040,and standards for conditional use outlined in § 19.65.030. STANDARDS FOR MAP AMENDMENTS AND PLANNED DEVELOPMENTS A. Site Characteristics Standard. The suitability of the subject property for the planned - 7 - Recommendation & Findings of Fact Petition 36-25 and 37-25 June 1, 2026 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 proposed division of the property would generally be in line and follow the existing fence, which separates the church from the single-family home parsonage. The single-family home already functions as its own and distinct property. And both properties have their own access and parking facilities. The applicant is not proposing any physical changes to the property. 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 applicant is not proposing any improvements to the property. The existing church buildings and the single-family home have their own water and sanitary sewer connections. The existing water and sanitary sewer facilities adequately serve the existing buildings and no changes are proposed. With no proposed improvements,no stormwater management facilities are required. C. Traffic and Parking Standard. The suitability of the subject property for the planned development with respect to the provision of safe and efficient on-site and off-site vehicular circulation designed to minimize traffic congestion. 1. Nonresidential land uses should be located central and accessible to the area or population served without requiring traffic movements through or into a residential neighborhood. Nonresidential land uses should not be located within residential neighborhoods, but on their periphery as defined by the "arterial street"[SR]system. 2. The number of locations for vehicular access to or from a public right of way should be limited to those which are necessary for the reasonable use of the property and consistent with current traffic engineering standards. Property with two (2) street frontages should not be permitted access to or from the street with the higher degree of continuity within the overall street system or with the higher traffic volume. With the exception of residential driveways, locations for vehicular access to or from a public right of way should be aligned directly opposite existing or approved locations across the street. Findings. The subject property is suitable for the intended planned development with respect to the provision of safe and efficient on-site and off-site vehicular circulation designed to minimize traffic congestion.The applicant is not proposing any changes to the -8- Recommendation & Findings of Fact Petition 36-25 and 37-25 June 1,2026 property.The church property includes a surface parking lot with 50 parking spaces with a full access driveway to Melrose Avenue. The parking lot has a second one-way driveway behind the church building which provides access to Aldine Avenue. The parsonage building includes a two-car, detached garage with its own access driveway to Melrose Avenue. The church and the existing single-family home used as the parsonage for the church has been in existence since the middle of the 20`h century. The church and the existing single-family home do not have any negative effect on the existing traffic pattern in the immediate area. The existing 50 parking spaces adequately serve church, which averages only about 20 persons during the church services. The single-family home is required to have four parking spaces. The home meets its parking requirement with the existing two-car- detached garage and the two parking spaces in the driveway in front of the garage. 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 in 1953. Upon annexation, the property was classified in the A-Residential District. In 1962, the property was rezoned to R4 General 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. The property is home to Emmanuel Church of Elgin,which was formerly known as Larkin Avenue Baptist Church. 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. properties adjacent to the north are zoned RC2 Residence Conservation District and include single-family homes and a former home that was converted to a multi-family building along Aldine Avenue. The property to the east across Aldine Avenue is zoned NB Neighborhood Business District, and is improved with a vacant one-story commercial building that formerly housed a gas station and a motor vehicle repair shop. The properties to the south across Larkin Avenue are zoned RC2 Residence Conservation District and are improved with single-family homes. And the property to the west across Melrose Avenue is zoned PRB Planned Residence Business District and includes several multi-family buildings and -9- Recommendation & Findings of Fact Petition 36-25 and 37-25 June 1,2026 the former Larkin Center building that was also recently renovated into a multiple-family building. F. Trend of Development Standard. The suitability of the subject property for the planned development with respect to consistency with an existing pattern of development or an identifiable trend of development in the area. Findings.The subject property is suited for the intended planned development with respect to consistency with an existing pattern of development or an identifiable trend of development in the area. The subject property is located on the near west side of Elgin along Larkin Avenue.Larkin Avenue is an arterial street that is characterized by residential homes set between various commercially-zoned properties and religious institutions with surface parking lots.Homes in the surrounding residential neighborhoods were constructed at various times throughout the 20`h century.The most recent new development in the area was the renovation of the Mobil gas station with a convenience store at 1020 Larkin Avenue three blocks east of the subject property, and the redevelopment of the Larkin Center as a multi-family building with 12 additional two-to-four-unit buildings. The 2018 Comprehensive Plan calls for preservation of small commercial nodes that can provide goods and services to the surrounding neighborhoods.The Plan also calls for any multiple- family developments, which are not concentrated in and around Downtown Elgin, to be located along arterial streets such as Larkin Avenue. 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. This standard is not applicable. The applicant is not seeking approval of a planned development district as a map amendment. 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 eastern portion of the property where the church building is located is designated as Public/Semi-Public,while the western portion of the property where the existing church parsonage is located is designated as Single Family Detached 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 - 10- Recommendation& Findings of Fact Petition 36-25 and 37-25 June 1, 2026 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 the land use,with Judson University and Elgin Community College comprising more than 300 acres combined. Single-family neighborhoods primarily comprising owner-occupied, detached homes should continue to be the predominant land use in Elgin.This land use includes smaller lot single-family typical of eastern and central portions of the City as well as larger estates in more rural portions of the City's western Growth Area. Within Elgin's historic core, isolated single-family attached and small scale multi-family development may occur as a complement to single-family development, but should respect the scale, intensity, and character of the surrounding neighborhood. Densities should range from 1.5 to 6.5 du/ac. However, more specifically, densities within the Residential Core area identified on the Residential Areas Framework Plan should range from 4.0 to 6.5 du/ac;densities within the Single-Family Neighborhood area should range from 2.5 to 3.0 du/ac;and densities within the Growth Area Residential area should range from 1.5 to 2.5 du/ac. 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. The subject property is suitable 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.The applicant is proposing a planned development as a conditional use to allow for two departures from the standard requirements of the zoning ordinance. Following the proposed land division, the resulting 1.05-acre church property is less than two acres, which is necessary to establish a Planned Development District. The proposed conditional use for a planned development would allow for the approval of two departures from the standard requirements of the CF District. The departures are necessary for the church property to remain in conformance with the zoning ordinance following the proposed division of the property. The applicant is not proposing any changes to either the resulting church property nor the single-family residence property. 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 - 11 - Recommendation & Findings of Fact Petition 36-25 and 37-25 June 1, 2026 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 applicant is not proposing any physical improvements to the property,and not improvements are necessary to achieve the proposed division of land. The applicant is not proposing any new landscaping materials,but is also not proposing to remove any existing trees or other landscaping. 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 applicant is not proposing any physical alterations to the church property nor the single-family residence property. An existing six-foot-high privacy fence already exists on the side of the single-family home that serves as a physical separation between the church property and the pastor's residence. The new lot lines would generally follow the existing fence. No changes are proposed to the church operations, and no changes are proposed to the single-family home property. The proposed division would ensure the church and the single-family residence continue to be used in such manner for the foreseeable future,which will provide neighborhood stability. The proposed development will not have any detrimental influence on the surrounding uses and properties. PLANNED DEVELOPMENT DEPARTURES AND EXCEPTIONS The applicant is requesting the following departures from the requirements of the zoning ordinance: 1. Sections 19.30.135, "Site design". The minimum required transition yard setback on the church property from the new lot lines separating it from the residential property is 51 feet. The existing shed on the property is located 2.5 feet and the church building is located 31.45 feet from the new lot lines separating the church property from the residential property. 2. Sections 19.30.135, "Site Design". The minimum required transition landscape yard on the church property from the new lot lines separating it from the residential property is 26 feet. The required transition landscape yard must include a minimum of four shade trees - 12 - Recommendation & Findings of Fact Petition 36-25 and 37-25 June 1, 2026 and a continuous hedge of shrubs, or an 8-foot-high fence. The existing parking lot is located 0.6 feet, and the existing shed is located 2.5 feet from the new lot lines separating the church property from the residential property.In addition,the applicant is not proposing any new landscaping,but the existing six-foot-high privacy fence would remain. Staff finds the requested departures are necessary and appropriate to accommodate the proposed land division and keep the resulting church parcel in conformance with the zoning ordinance requirements. The single-family home used as the church's parsonage already functions as its own and distinct property. A six-foot high fence separates the residential property from the reminder of the church property. The proposed lot lines would generally follow and be in line with the existing fence. The applicant is not proposing any physical improvements to the church property nor the single- family residence. The requested departures would make the existing improvements conforming to the zoning ordinance requirements with the property separated into two separate zoning lots. The existing improvements, including the church parking lot, church building, and the existing shed have all been in their current configuration for many years. Additional landscaping is not desired and not necessary to screen the single-family home from the church property. The activity on the church property is minimal and customary. Overall, the proposed departures are modest and represent the minimum deviations from the zoning, ordinances to accommodate the proposed land division. The proposed division of the property would ensure the church and the single-family residence continue to be used in such manner for the foreseeable future,which will provide neighborhood stability. STANDARDS FOR CONDITIONAL USE A. Site Characteristics Standard. The suitability of the subject property for the intended conditional use with respect to its size, shape, significant features including topography, watercourses, vegetation, and existing improvements. Findings. The subject property is suitable for the intended conditional use with respect to its size, shape, significant features including topography, watercourses, vegetation, and existing improvements. The proposed division of the property would generally be in line and follow the existing fence, which separates the church from the single-family home parsonage.The single-family home already functions as its own and distinct property. And both properties have their own access and parking facilities.The applicant is not proposing any physical changes to the property. B. Sewer and Water Standard. The suitability of the subject property for the intended conditional use with respect to the availability of adequate water, sanitary treatment, and - 13 - Recommendation& Findings of Fact Petition 36-25 and 37-25 June 1,2026 storm water control facilities. Findings. The subject property is suitable for the intended conditional use with respect to the availability of adequate water, sanitary treatment, and storm water control facilities. The applicant is not proposing any improvements to the property. The existing church buildings and the single-family home have their own water and sanitary sewer connections. The existing water and sanitary sewer facilities adequately serve the existing buildings and no changes are proposed. With no proposed improvements, no stormwater management facilities are required. C. Traffic and Parking Standard. The suitability of the subject property for the intended conditional use with respect to the provision of safe and efficient on-site and off-site vehicular circulation designed to minimize traffic congestion. Findings. The subject property is suitable for the intended conditional use with respect to the provision of safe and efficient on-site and off-site vehicular circulation designed to minimize traffic congestion. The applicant is not proposing any changes to the property. The church property includes a surface parking lot with 50 parking spaces with a full access driveway to Melrose Avenue. The parking lot has a second one-way driveway behind the church building which provides access to Aldine Avenue.The parsonage building includes a two-car, detached garage with its own access driveway to Melrose Avenue. The church and the existing single-family home used as the parsonage for the church has been in existence since the middle of the 20th century. The church and the existing single-family home do not have any negative effect on the existing traffic pattern in the immediate area. The existing 50 parking spaces adequately serve church, which averages only about 20 persons during the church services. The single-family home is required to have four parking spaces. The home meets its parking requirement with the existing two-car- detached garage and the two parking spaces in the driveway in front of the garage. D. Location, Design, and Operation Standard. The suitability of the subject property for the intended conditional use with respect to it being located, designed, and operated so as to promote the purpose and intent of this title and chapter. Findings. The subject property is suitable for the intended conditional use with respect to it being located, designed, and operated so as to promote the purpose and intent of the zoning ordinance. The applicant is not proposing any physical alterations to the church property nor the single-family residence property.An existing six-foot-high privacy fence already exists on the side of the single-family home that serves as a physical separation between the church property and the pastor's residence. The subject property already functions as two separate properties. The new lot lines would generally follow the existing fence. No changes are - 14- Recommendation & Findings of Fact Petition 36-25 and 37-25 June 1, 2026 proposed to the church operations,and no changes are proposed to the single-family home property. The proposed division would ensure the church and the single-family residence continue to be used in such manner for the foreseeable future, which will provide neighborhood stability. No evidence has been submitted or found that the proposed land division will exercise undue detrimental impact on surrounding properties. E. Historic Preservation Standard. Where applicable, the conditional use shall make possible an efficient contemporary use of or a compatible improvement to a designated landmark or property located in a designated historic district while preserving those portions and features of the property which are significant to its historic, architectural, and cultural values to an historic preservation plan. Findings. This standard is not applicable. The subject property is neither designated as a local historic landmark nor is it located within a locally designated historic district. RECOMMENDATION The Community Development Department and the Planning & Zoning Commission recommend approval of Petitions 36-25 and 37-25, subject to the following conditions: 1. Substantial conformance to the Development Application submitted by Emmanuel Church of Elgin (fka Larkin Ave Baptist Church), as applicant and property owner, received October 24,2025, and supporting documents including: a. Undated Statement of Purpose—Conditional Use,received October 17,2025; b. Plat of Survey,prepared by Land Division, Inc.,dated September 2,2025; c. Plat of Survey of the proposed church parcel, prepared by Land Division, Inc., dated April 2,2026; and d. Plat of Survey of the proposed residence parcel,prepared by Land Division,Inc.,dated April 2,2026. 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 a shed on the resulting church property,commonly known as 1152-1158 Larkin Avenue,to remain with a two-foot transition yard setback. - 15 - Recommendation & Findings of Fact Petition 36-25 and 37-25 June 1,2026 3. A departure is hereby granted to allow the church building on the resulting church property, commonly known as 1152-1158 Larkin Avenue, to remain with a 31-foot transition yard setback. 4. A departure is hereby granted to allow the existing parking lot on the resulting church property, commonly known as 1152-1158 Larkin Avenue, to encroach into the required transition landscape yard with a 0.5-foot setback from the east-west lot line separating the resulting church property, commonly known as 1152-1158 Larkin Avenue, from the resulting residence property, commonly known as 1172 Larkin Avenue. 5. Compliance with all applicable codes and ordinances. The vote of the Planning&Zoning Commission on the motion to recommend approval of Petition 32-25 subject to the conditions outlined above, was six (6) yes, zero (0) no, and zero (0) abstentions. One member was absent. • Respectfully Submitted, s/Jordan Wildermuth Jordan Wildermuth, Chairman Planning&Zoning Commission s/Damir Latinovic Damir Latinovic,AICP; Secretary Planning&Zoning Commission - 16- 4 I 1' SI 1 I id Milli 4 -- \ • Subject Property /I - _ Petition #36-25 & #37-25 41k i r - 1- .4....= f - /� . . • "o .I a, } gill - - 9f. Q • z i 1 ll _� .- z r-. e -.10c ` + • -00.151011e"\I pie A • i.,,„.__ . -.--- .. . - ,..00 _. , ....- • i � , 1 � A` . .. ._,, . , _., IP.II II - 111M.di_________________nlit iiiiii.. . , iii _� A. EXHIBIT A Aerial / Location Map A M' 0 50 100 ELGIN I } 111E(X7 IN 17E SVtIUNtlS Feet CET?1111 Wolff Ave PRB RC2 Zoning nRC1 -RESIDENCE CONSERVATION 1 I RB RC2-RESIDENCE CONSERVATION 2 RC3-RESIDENCE CONSERVATION 3 PRC-PLANNED RESIDENCE CONSERVATION A' SFR1 -SINGLE FAMILY RESIDENCE 1 N B SFR2-SINGLE FAMILY RESIDENCE 2 Subject Property PSFR1 -PLANNED SINGLE FAMILY RESIDENCE 1 Petition #36-25 &#37-25 PSFR2-PLANNED SINGLE FAMILY RESIDENCE 2 TFR-TWO FAMILY RESIDENCE v PTFR-PLANNED TWO FAMILY RESIDENCE Q MFR-MULTIPLE FAMILY RESIDENCEitgp o PMFR-PLANNED MULTIPLE FAMILY RESIDENCE gQ Z RB-RESIDENCE BUSINESS PRB-PLANNED RESIDENCE BUSINESS • ® NB-NEIGHBORHOOD BUSINESS PNB-PLANNED NEIGHBORHOOD BUSINESS -AB-AREA BUSINESS PAB-PLANNED AREA BUSINESS CC1 -CENTER CITY 1 CC2-CENTER CITY 2 1 311(111 Ave RC2 PCC-PLANNED CENTER CITY . PCC2-PLANNED CENTER CITY 2 ORI-OFFICE RESEARCH INDUSTRIAL aPORI-PLANNED OFFICE RESEARCH INDUSTRIAL • GI-GENERAL INDUSTRIAL PGI-PLANNED GENERAL INDUSTRIAL CI-COMMERCIAL INDUSTRIAL CF-COMMUNITY FACILITY PCF-PLANNED COMMUNITY FACILITY EXHIBIT B Zoning Map A 0 75 150 ELGIN me un er nc x,sunes Feet Subject Property Petition#36-25&#37-25 4,\A0615257020 0615257021 0615257022 > �, >a > v y o C v C) N G z2 Tr rn a o N Z N O N N in M in o in N in in N I O N Lr, 7) 0 V1 G 0 7, 0 0 Ay t.a06`' e EXHIBIT C N Parcel Map A /. c[ 50 10U ELGIN ' ' i THE CITY IN THE Svaviws Feet EXHIBIT D SITE LOCATION 1152-1172 Larkin Avenue Petitions 36-25 and 37-25 ; ----.0' , 101.1 • , 7441110+ - !� , + T TI�' + - s - rrIl 1H'Be- Subject .��n um , C ...1 s • _i II- e• • 1IYLon. m +i �y i A '•-i 1 r A. ar .- - ....%L. enue t i Bird's eye view looking north .Pam,.. rillirrF. -.mr. ..... o �- :. "y►�i t I� r i ne Avenue .r; .. �giii 1a Subect •ro.-rt ::- - *. E e'r .�.. �. ► ' re '110111-af , A 111 NM .fir, ,,.�� - - Lillihilldit Ill. I. - -. {-� Nor -e Avenue f x. t --.... Illk . 1 t"'-, ' A •.4...... t , .,„,j ..46 41111 I' Bird's eye view looking east EXHIBIT D SITE LOCATION 1152-1172 Larkin Avenue Petitions 36-25 and 37-25 err' :� .� ,_yJ ' ,..-- e.„1., rr" - I.. L.,. ....mt. - ' lin Photo of church as seen from Larkin Avenue t;Zit-.51-`-eer''.-. ' I j i• F 1 C ar 'ter Y i I i h;� s ►` O y s N Al' � IIIl1 �i�v 711 v ,,4;.. '¢. 7•!X: f _ Y',,y: ••r' " .—.was — __: --- ' ,.44 0. F ti { ,• t. Ay et s.�,1,ftMf a .!'.,,IZ_- ir`,, - ..‘. 4 Street view of church's parsonage as seen from Larkin Ave