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HomeMy WebLinkAboutG52-02 Ordinance No. G52-02 AN ORDINANCE RECLASSIFYING PROPERTY LOCATED IN THE ARC ARTERIAL ROAD CORRIDOR DISTRICT FROM CF COMMUNITY FACILITY DISTRICT TO PCF PLANNED COMMUNITY FACILITY DISTRICT (2700 West Highland Avenue) WHEREAS, written application has been made to reclassify certain property located in the ARC Arterial Road Corridor District at 2700 West Highland Avenue from CF Community Facility District to PCF Planned Community Facility District ; and WHEREAS, the Planning and Development Commission has conducted a public hearing concerning said application and has submitted its written findings and recommendation that the subject property be reclassified; and WHEREAS, the City Council of the City has reviewed the findings and recommendation of the Planning and Development Commission and concurs in such recommendations . 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 17, 2002 , made by the Planning and Development Commission, a copy of which is attached hereto and made a part hereof by reference as Exhibit A. Section 2 . That Chapter 19 . 08 , Section 19 . 08 . 020 entitled "Zoning District Map" of the Elgin Municipal Code, as amended, be and the same is hereby further amended by adding thereto the following paragraph: The boundaries hereinafter laid out in the ` Zoning District Map' , as amended, be and are hereby altered by including in the PCF Planned Community Facility District the following described property: OF THAT PART OF THE EAST HALF OF SECTION 8, TOWNSHIP 41 NORTH, RANGE 8 EAST OF THE THIRD PRINCIPAL MERIDIAN, DESCRIBED AS FOLLOWS; COMMENCING AT THE NORTHEAST CORNER OF SAID SECTION 8 ; THENCE NORTH 89 DEGREES 41 MINUTES 46 SECONDS WEST, ALONG THE NORTH LINE OF SAID SECTION 8 , A DISTANCE OF 1134 . 97 FEET (RECORD BEING 1139 . 38) FEET; THENCE SOUTH 00 DEGREES 02 MINUTES eft 50 SECONDS WEST, ALONG A LINE THAT IF EXTENDED SOUTHERLY WOULD INTERSECT THE SOUTH LINE OF SAID SECTION 8 AT A POINT THAT IS 1067 . 26 FEET (RECORD BEING 1065 . 24) FEET WESTERLY OF, AS MEASURED ALONG SAID SOUTH LINE, THE SOUTHEAST CORNER OF SAID SECTION 8 , (THIS LINE HEREAFTER REFERRED TO AS LINE "A" ) , A DISTANCE OF 370 . 00 FEET; THENCE NORTH 49 DEGREES 44 MINUTES 45 SECONDS WEST, A DISTANCE OF 410 . 00 FEET; THENCE NORTH 40 DEGREES 15 MINUTES 15 SECONDS EAST, A DISTANCE OF 50 . 00 FEET; THENCE NORTH 49 DEGREES 44 MINUTES 45 SECONDS WEST, A DISTANCE OF 200 . 00 FEET; THENCE NORTH 18 DEGREES 15 MINUTES 15 SECONDS EAST, A DISTANCE OF 360 . 00 FEET; THENCE NORTH 78 DEGREES 44 MINUTES 45 SECONDS WEST, A DISTANCE OF 310 . 00 FEET; THENCE SOUTH 00 DEGREES 18 MINUTES14 SECONDS WEST, A DISTANCE OF 204 . 24 FEET TO THE SOUTH LINE OF THE SOUTHEAST QUARTER OF SECTION 5, TOWNSHIP AND RANGE AFORESAID; THENCE SOUTH 89 DEGREES 41 MINUTES 46 SECONDS EAST, ALONG SAID SOUTH LINE, A DISTANCE OF 360 . 40 FEET TO A POINT THAT IS 440 . 00 FEET WESTERLY OF LINE "A" , AS MEASURED ALONG THE SOUTH LINE OF SAID SECTION 5 ; THENCE SOUTH 00 DEGREES 02 MINUTES 50 SECONDS WEST, PARALLEL WITH SAID LINE "A" , A DISTANCE OF 884 . 95 FEET; THENCE SOUTH 89 DEGREES 57 MINUTES 10 SECONDS EAST, A DISTANCE OF 407 . 00 FEET TO A POINT ON A LINE THAT IS 33 . 00 FEET WESTERLY OF, AS MEASURED AT RIGHT ANGLES, AND PARALLEL WITH SAID LINE "A" ; THENCE SOUTH 00 DEGREE 02 MINUTES 50 ep. SECONDS WEST, ALONG SIAD PARALLEL LINE, ALONG SAID PARALLEL LINE, A DISTANCE OF 386 . 51 FEET FOR THE POINT OF BEGINNING; THENCE CONTINUING SOUTH 00 DEGREES 02 MINUTES 50 SECONDS WEST, ALONG SAID PARALLEL LINE, A DISTANCE OF 1400 . 00 FEET TO THE CENTER LINE OF HIGHLAND AVENUE ROAD AS PLATTED ON WEST HIGHLAND ACRES, BEING A SUBDIVISION OF PART OF SAID SECTION 8 ; THENCE SOUTH 44 DEGREES 19 MINUTES 17 SECONDS EAST, A LONG SAID CENTER LINE, A DISTANCE OF 47 . 19 FEET; THENCE SOUTH 44 DEGREES 36 MINUTES 23 SECONDS EAST, ALONG THE CENTER LINE OF HIGHLAND AVENUE ROAD AS PLATTED ON THE THIRD ADDITION TO ALMORA HEIGHTS, BEING A SUBDIVISION OF PART OF SECTIONS 8 AND 17, TOWNSHIP AND RANGE AFORESAID, A DISTANCE OF 311 . 25 FEET; THENCE SOUTHEASTERLY, ALONG SAID CENTER LINE, BEING ALONG A CURVE TO THE LEFT HAVING A RADIUS OF 8040 . 94 FEET AND BEING TANGENT TO THE LAST DECRIBED COURSE, A DISTANCE OF 310 . 03 FEET TO A POINT THAT IS 471 . 64 FEET, AS MEASURED ALONG A LINE THAT BEARS SOUTH 09 DEGREES 53 MINUTES 43 SECONDS WEST, FROM A POINT ON THE SOUTH LINE OF THE NORTHEAST QUARTER OF SAID SECTION 8 THAT IS 586 . 10 FEET WESTERLY OF, AS MEASURED ALONG SAID SOUTH LINE, THE SOUTHEAST CORNER OF SAID NORTHEAST QUARTER; THENCE NORTH 09 DEGREES 53 MINUTES 43 SEONDS EAST, A DISTANCE OF 471 . 64 FEET TO SAID POINT ON THE few SOUTH LINE OF THE NORTHEAST QUARTER; THENCE NORTH 08 DEGREES 39 MINUTES 29 SECONDS EAST, A DISTANCE OF 1219 . 57 /e. FEET TO A POINT THAT IS 764 . 00 FEET, MEASURED ALONG A [ LINE THAT BEARS SOUTH 74 DEGREES 42 MINUTES 18 SECONDS EAST, FROM THE POINT OF BEGINNING; THENCE NORTH 74 DEGREES 42 MINUTES 18 SECONDS WEST, A DISTANCE OF 764 . 00 FEET TO THE POINT OF BEGINNING. BEING SITUATED IN ELGIN TOWNSHIP, KANE COUNTY, ILLINOIS AND CONTAINING 22 . 53 ACRES MORE OR LESS (PROPERTY COMMONLY KNOWN AS 2700 WEST HIGHLAND AVENUE) . 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 2700 West Highland Avenue which shall be designed, developed, and operated subject to the following provisions : A. Purpose and Intent. The purpose of this PCF Planned Community Facility District is to provide a planned environment for the various types of community facilities, subject to the provisions of Chapter 19 . 60, Planned Developments . In general, community facilities provide governmental, recreational , educational, health, social, religious, and transportation services to the community on a for profit or a not for profit basis . e" 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 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 may be amended from time to time. D. Zoning Districts - Generally. In this PCF Planned General Industrial District, the use and development of land and structures shall be subject to the provisions of Chapter 19 . 07, Zoning Districts, as may be amended from time to time . 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 District exclusive of rights of way, but including adjoining land or land directly opposite a right of way shall not be less than two acres, unless such land is located between any nonresidential zoning district, and any residence district or an residence conservation district, which all have frontage on the same block. 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 land uses shall be the only permitted uses allowed within this PCF zoning district . Municipal Services Division. 1 . "Municipal facilities" [SR] (UNCL) . 2 . "Public parks, recreation, open space" [SR] (UNCL) . Public Administration Division. 3 . Public administration (J) . 4 . Justice, public order, and safety (92) . Finance, Insurance, and Real Estate Division. 5 . "Development sales office" [SR] (UNCL) . rft. Services Division. 6 . Cemeteries including mausoleums and crematories (UNCL) . 7 . Churches, convents, monasteries, and temples (8661) . 8 . Colleges, universities, professional schools, and junior colleges (822) . 9 . Elementary and secondary schools (821) . 10 . Hospitals (806) . 11 . Libraries (823) . 12 . Museums, art galleries and botanical and zoological gardens (841) . 13 . Nursing and personal care facilities (805) . 14 . Other schools and educational services (829) . 15 . Public Libraries (823) . 16 . Vocational schools (824) . Construction Division. 17 . "Contractors office and equipment areas" [SR] (UNCL) . Transportation, Communication and Utilities Division. 18 . "Amateur radio antennas" [SR] (UNCL) . 19 . Branch United States post offices (4311) . 20 . "Commercial antennas and antenna structures mounted on existing structures" [SR] (UNCL) . 21 . "Radio and television antennas" [SR] (UNCL) . 22 . "Satellite dish antennas" [SR] (UNCL) . 23 . "Treatment, transmission, and distribution facilities : poles, wires, cables, conduits, laterals, vaults, pipes, mains, and valves" [SR] (UNCL) . 24 . United States post offices (431) . Miscellaneous Uses Division. 25 . "Fences and walls" [SR] (UNCL) . 26 . "Loading facilities" [SR] (UNCL) , exclusively "accessory" [SR] , subject to the provisions of Chapter 19 . 47, Off Street Loading. 27 . "Parking lots" [SR] (UNCL) , exclusively "accessory" [SR] to a use allowed in the zoning district, subject to the provisions of Chapter 19 .45, Off Street Parking. 28 . "Parking structures" [SR] (UNCL) , exclusively "accessory" [SR] to a use allowed in the zoning district, subject to the provisions of Chapter 19 . 45, Off Street Parking. 29 . "Refuse collection area" [SR] . 30 . "Storage Tanks" [SR] (UNCL) . 31 . "Signs" [SR] (UNCL) , subject to the provisions of Chapter 19 . 50, Signs . 32 . "Temporary uses" [SR] (UNCL) . 33 . "Accessory structures" [SR] (UNCL) to the permitted uses allowed in the CF Community Facility District, subject to the provisions of Section 19 . 12 . 500 , Accessory Structures and Buildings . 34 . "Accessory uses" [SR] (UNCL) to the permitted uses allowed in the CF Community Facility District, subject to the provisions of Section 19 . 10 .400 , Component Land Uses . In this PCF zoning district, the use of land and structures shall be subject to the provisions of Chapter 19 . 10, Land Use of the Elgin Municipal Code, 1976, as amended. The following enumerated "land uses" [SR] shall be the only land uses allowed as a "conditional use" [SR] in this PCF District : Services Division. 1 . Arenas, sports fields, and stadiums (UNCL) . 2 . Child day care services (835) . 3 . Family residential care facility [SR] (8361) . 4 . Individual and family social services (832) . 5 . "Institutional child day care services" [SR] (8351) . 6 . Job training and vocational rehabilitation service . 7 . Residential care facility [SR] (8361) . 8 . Social services not elsewhere classified (839) . 9 . Sporting and recreational camps (7032) . Mining Division. 10 . "Temporary mining" [SR] (UNCL) . Transportation, Communication and Utilities Division. 11 . Airports (45) . 12 . "Conditional commercial antennas and antenna structures mounted on existing structures" [SR] (UNCL) . 13 . "Conditional Commercial Antenna Tower" [SR] (UNCL) . 14 . Electric power generation (UNCL) . 15 . Fixed facilities, and inspection and weighing services for motor vehicle transportation (4785) . 16 . Heliports (458) . 17 . Local and suburban passenger transportation operators (411) . 18 . Local and suburban transit and interurban highway passenger transportation facilities for passenger boarding (417) . 19 . Local and suburban transit and interurban highway passenger transportation facilities for terminal yards, or for the parking, storage, maintenance or servicing of vehicles or equipment necessary for the use served (417) . 20 . "Other radio and television antennas" [SR] (UNCL) . 21 . Other railroad facilities including terminal yards (4 01) . 22 . "Other satellite dish antennas" [SR] (UNCL) . 23 . Pipelines, except natural gas (461) . 24 . Railroad operators (401) . 25 . Railroad stations (401) . 26 . Railroad tracks (401) . 27 . Refuse systems (4953) . 28 . Rental of railroad cars (474) . 29 . School bus operators ' offices (415) . 30 . Sewerage systems (4952) . 31 . Transportation services not elsewhere classified (4789) . 32 . "Treatment, transmission, and distribution facilities : equipment, equipment buildings, w towers, exchanges, substations, regulators" [SR] (UNCL) . 33 . Water supply (494) . 34 . Water transportation (44) . Miscellaneous Uses Division. 35 . "Commercial operations yards" [SR] (UNCL) . 36 . "Master signage plan" [SR] , subject to the provisions of Chapter 19 . 50 , Signs . 37 . "Parking lots" [SR] (UNCL) , subject to the provisions of Chapter 19 . 45, Off-Street Parking. 38 . "Parking structures" [SR] (UNCL) . 39 . "Planned developments" [SR] on a "zoning lot" [SR] containing less than two acres of land, subject to the provisions of Chapter 19 . 60, Planned Developments . 40 . "Accessory structures" [SR] (UNCL) to the conditional uses allowed in the CF Community Facility District, subject to the provisions of Section 19 . 12 . 500, Accessory Structures and Buildings . 41 . "Accessory uses" [SR] (UNCL) to the conditional uses allowed in the CF Community Facility District, subject to the provisions of Section 19 . 10 .400, Component Land Uses . G. Site Design. In this PCF Planned General 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. The development of land and structures shall be in substantial conformance with the following: 1 . Substantial conformance to the Preliminary Site Plan, prepared by Lamp Incorporated and Kwasek Architects, Inc . , and dated May 1, 2002 . 2 . Substantial conformance to the building elevations entitled Proposed Classroom & Gymnasium Building, prepared by Lamp Incorporated and Kwasek Architects, Inc . , and dated May 1, 2002 . 3 . Substantial conformance to the Preliminary Landscape Plan, prepared by Landmark Engineering Group, Inc . , and dated April 30, 2002 . 4 . Substantial conformance to the Statement of Purpose and Conformance, prepared by Lamp Incorporated, undated. 5 . Off street parking shall be developed in substantial conformance to the Preliminary Site Plan, prepared by Lamp Incorporated and Kwasek Architects, Inc . , and dated May 1, 2002 . Specifically, the "Alternate Bid: East Parking Area" shall be developed at the time of construction and shall be designed to provide efficient traffic movements for buses . 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 may be amended, except as provided within this section. The location and design of driveways and off street parking facilities shall be subject to substantial conformance with the Substantial conformance to the Preliminary Site Plan, prepared by Lamp Incorporated and Kwasek Architects, Inc . , and dated May 1, 2002 . Additionally, the "Alternate Bid: East Parking Area" shall be developed at the time of construction and shall be designed to provide efficient traffic movements for buses . I . Off Street Loading. In this PCF Planned Community rft. Facility District, off street loading shall be subject to the provisions of Chapter 19 . 47 , Off Street Loading, as may be amended from time to time . J. Signs. In this PCF Planned Community Facility District, signs shall be subject to the provisions of 19 . 50 , Signs, as may be amended from time to time . K. 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, as may be amended from time to time . A conditional use for a planned development may be requested by an individual lot or property owner for a zoning lot without requiring an amendment to this PCF zoning district and without necessitating that all other property owners authorize such an application. L. Conditional Uses. In this PCF Planned Community facility District, application for conditional uses shall be subject to the provisions of Chapter 19 . 65, Conditional Uses, as may be amended from time to time . A conditional use may be requested by an individual property owner for eift a zoning lot without requiring an amendment to this PCF zoning district and without necessitating that all other property owners authorize such an application. M. Variations. In this PCF Planned General Industrial District, application for variation shall be subject to the provisions of Chapter 19 . 70, Variations, as may be amended from time to time . A variation may be requested by an individual property owner for a zoning lot without requiring an amendment to this PCF zoning district and without necessitating that all other property owners authorize such an application. N. 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, as may be amended from time to time . Section 4 . That this ordinance shall be in full force and effect immediately after its passage in the manner provided by law. Ed Schock, Mayor Presented: July 24 , 2002 Passed: July 24 , 2002 Omnibus Vote : Yeas : 7 Nays : 0 Recorded: July 25, 2002 Published: Attest : 4EV 'r`-42_ /1/10%C441.-- Dolonna Mecum, City Clerk • • June 17, 2002 FINDINGS OF FACT Planning and Development Commission City of Elgin, Illinois SUBJECT Consideration of Petition 13-02 Requesting a Map Amendment from CF Community Facility District to PCF Planned Community Facility District to Permit the Construction of an Addition to an Existing Building in the ARC Arterial Road Corridor Overlay District; Property Located at 2700 West Highland Avenue by Lamp Incorporated as Applicant,and Westminster Presbyterian Church, as Owner. BACKGROUND Requested Action: Map Amendment Current Zoning: CF Community Facility District ARC Arterial Road Corridor District Proposed Zoning: PCF Planned Community Facility District Intended Use: Church and School Property Location: 2700 West Highland Avenue Applicant: Lamp Incorporated Owner: Westminster Presbyterian Church Staff Coordinator: Lauren Kieck, Planner LIST OF EXHIBITS A. Location Map (see attached) B. Zoning Map (see attached) C. Parcel Map (see attached) rD. Aerial Map (see attached) E. Site Photos (see attached) Exhibit A Findings of Fact Planning and Development Commission ..► Petition 13-02 June 17, 2002 F. Development Plan (see attached) G. Proposed PCF Ordinance (see attached) BACKGROUND An application has been filed by Lamp Incorporated requesting a map amendment from CF Community Facility District to PCF Planned Community Facility District to permit the construction of an addition to an existing building in the ARC Arterial Road Corridor Overlay District. The subject property is located at 2700 West Highland Avenue (reference Exhibits A, B, C,D, and E). The subject property is currently developed with a building which contains a total of 51,562 square feet of floor area,and is used for school and church activities. The applicant proposes to construct a new 29,070 square foot building on the site, resulting in a total of 80,632 square feet of floor area. The new building would be connected to the existing building by an addition at some point in the future, and would house both classrooms and a gymnasium. As part of the new construction, the applicant will construct an additional 16 parking spaces on the east side of the existing building. The applicant is not requesting any departures of the site design regulations, and the proposed development will conform to the design guidelines of the ARC District(reference Exhibits F,G,and H). FINDINGS After due notice, as required by law, the Planning and Development Commission held a public hearing in consideration of Petition 13-02 on June 17, 2002. The applicant testified at the public hearing and presented documentary evidence in support of the application. Objectors spoke at the public hearing. The Community Development Group submitted a Map Amendment Review,dated June 5, 2002. The Planning and Development Commission has made the following findings concerning the standards for planned developments: A. Site Characteristics Standard. The suitability of the subject property for the intended zoning district with respect to its size, shape, significant natural features (including topography,watercourse and vegetation), and existing improvements. Findings. The subject property is suitable for the intended zoning district with respect to the site characteristics standard. The subject property is an irregularly shaped parcel containing 22.53 acres of land area. The subject property is currently developed with one masonry building that houses a church and a -2- r + Findings of Fact Planning and Development Commission Petition 13-02 June 17, 2002 school, accessory parking lots containing a total of 162 parking spaces, and a playground. The existing building contains a total of 51,562 square feet of floor area. There are no significant natural features on the site. B. Sewer and Water Standard. The suitability of the subject property for the intended zoning district with respect to the availability of adequate municipal water, wastewater treatment, and storm water control facilities. Findings. The subject property is suitable for the intended zoning district with respect to the sewer and water standard. The subject property is served by municipal water and sanitary sewer services. Stormwater control will be provided on site. C. Traffic and Parking Standard. The suitability of the subject property for the intended zoning district 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 zoning district with respect to the traffic and parking standard. The subject property is located on the north side of Highland Avenue. Highland Avenue is a arterial street serving the west side of the City. Access to the property is provided at two points along Highland Avenue. Off street parking will be provided in conformance with the off street parking ordinance. D. Zoning History Standard. The suitability of the subject property for the intended zoning district with respect to the length of time the property has remained undeveloped or unused in its current zoning district. Findings. The subject property is suitable for the intended zoning district with respect to the length of time the property has remained undeveloped or unused in its current zoning district. The subject property has been zoned as follows for the years listed: 1927 Out of City 1950 Out of City 1960 Out of City 1962 Out of City 1992 R-4 General Residence District Present CF Community Facility District -3- 1 � Findings of Fact Planning and Development Commission Petition 13-02 June 17, 2002 The subject property was annexed to the City of Elgin in 1983 and zoned R-4 General Residence District with planned development approval. The subject property was rezoned to CF Community Facility District as part of the Comprehensive Amendment to the Zoning Ordinance in 1992. E. Surrounding Land Use and Zoning Standard. The suitability of the subject property for the intended zoning district with respect to consistency and compatibility with surrounding land use and zoning. Findings. The subject property is suitable for the intended zoning district with respect to consistency and compatibility with surrounding land use and zoning. The area located to the north of the subject property is zoned PORI Planned Office Research Industrial District and is developed with the now vacated Safety Kleen headquarters. The area to the east of the subject property is located in unincorporated Kane County and is developed with a church. The area located to the south of the subject property,and across Highland Avenue,is located in unincorporated Elgin Township, and is developed with single family residences. The area located to the west of the subject property is zoned CF Community Facility District and is developed with a church. F. Trend of Development Standard. The suitability of the subject property for the intended zoning district with respect to consistency with an existing pattern of development or an identifiable trend of development in the area. Findings. The subject property is suitable for the intended zoning district with respect to consistency with an existing pattern of development or an identifiable trend within the area. The surrounding area is developed with residential uses and churches. G. Zoning District Standard. The suitability of the subject property for the intended zoning district with respect to conformance to the provisions for the purpose and intent, and the location and size of a zoning district. The purpose and intent of 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. 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. -4- • • Findings of Fact Planning and Development Commission Petition 13-02 June 17, 2002 In general, the purpose and intent of the provision for planned developments is to accommodate unique development situations. For planned development districts, the planned development should demonstrate the following characteristics: 1. An opportunity to realize a development of demonstrated need with respect to the types of environment available to the public that would not be possible under the strict application of the other chapters of this title. 2. A creative approach to the use of land and related improvements resulting in better design and construction of aesthetic amenities. 3. The preservation of significant natural features including topography,watercourses, wetlands, and vegetation. A PCF Planned Community Facility District should be located in substantial conformance to the official comprehensive plan. The amount of land necessary to constitute a separate PCF zoning district exclusive of rights of way, but including adjoining land or land directly opposite a right of way shall not be less than two acres, unless such land is located between any nonresidential zoning district, and any residence district or any residence conservation district, which all have frontage on the same street and on the same block. No departure from the minimum size of a PCF Planned Community Facility District shall be granted by t the City Council. Findings. The subject property is suitable for the intended zoning district with respect to conformance to the provision for the purpose and intent, and the location and size of a PCF Planned Community Facility zoning district. The proposed map amendment is in substantial conformance with the purpose and intent of the planned development provisions and the arterial road corridor design guidelines. The proposed planned development will be subject to the specific site plan,building elevations, and landscape plan, as well as the statement of purpose and conformance. The proposed development will provide an opportunity to realize a development of demonstrated need, providing an opportunity for an existing school located within the community to expand at its current location. The new building and future addition will be designed to be compatible with the existing church. H. Comprehensive Plan Standard. The suitability of the subject property for the intended zoning district with respect to conformance to the goals, objectives, and policies of the official comprehensive plan. Findings. The subject property is suitable for the intended zoning district with respect to the Comprehensive Plan Standard. -5- Findings of Fact Planning and Development Commission Petition 13-02 June 17, 2002 The subject property is designated as "Community Facilities" by the 1996 Far West Area Plan, an amendment to the Comprehensive Plan. This designation is appropriate for churches and schools. 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 Natural Preservation Standard. Other than some trees located along the site's property lines, there are no natural features worthy of preservation. The proposed addition will not impact any natural features on site that may be worthy of preservation. J. Internal Land Use Standard. 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 internal land use standard. No evidence has been submitted or found that the proposed planned development will be located,designed,or operated in a manner that will exercise undue detrimental influence on itself or surrounding property. SUMMARY OF FINDINGS, UNRESOLVED ISSUES, AND ALTERNATIVES The Planning and Development Commission has developed or identified the following findings, unresolved issues, and alternatives: A. Summary of Findings. 1. Positive Attributes. The proposed new building and future addition are designed to be compatible with the existing building, and will be attractively landscaped. The proposed map amendment is in substantial conformance with the purpose and intent of the planned development provisions and the arterial road corridor design guidelines, and will be developed in full conformance with the regulations of the zoning ordinance. -6- Findings of Fact Planning and Development Commission Petition 13-02 June 17, 2002 2. Comprehensive Plan. The subject property is designated as"Community Facilities" by the 1996 Far West Area Plan, an amendment to the Comprehensive Plan. This designation is appropriate for churches and schools. 3. Zoning District. The proposed planned development will be subject to the specific site plan,building elevations,and landscape plan,as well as the statement ofpurpose and conformance. The proposed development will provide an opportunity to realize a development of demonstrated need,providing an opportunity for an existing school located within the community to expand at its current location. B. Summary of Unresolved Issues. There are no unresolved issues. C. Summary of Alternatives. Other than an approval, a denial,or an approval with some combination of conditions,there are no substantive alternatives. RECOMMENDATION The Planning and Development Commission recommends the approval of Petition 13-02. On a motion to recommend approval, subject to the following conditions, the vote was five (5)yes and one (1)no: 1. Substantial conformance to the Preliminary Site Plan, prepared by Lamp Incorporated and Kwasek Architects, Inc., and dated May 1, 2002. 2. Substantial conformance to the building elevations entitled Proposed Classroom & Gymnasium Building,prepared by Lamp Incorporated and Kwasek Architects,Inc., and dated May 1, 2002. 3. Substantial conformance to the Preliminary Landscape Plan,prepared by Landmark Engineering Group, Inc., and dated April 30, 2002. 4. Substantial compliance with the Statement of Purpose and Conformance,prepared by Lamp Incorporated, undated. 5. Off street parking shall be developed in substantial conformance to the Preliminary Site Plan, prepared by Lamp Incorporated and Kwasek Architects, Inc., and dated May 1, 2002. Specifically, the "Alternate Bid: East Parking Area" shall be -7- Findings of Fact Planning and Development Commission Petition 13-02 June 17, 2002 developed at the time of construction and shall be designed to provide efficient traffic movements for buses. 6. Satisfactory resolution of the issues raised within the letter from Carl Schoedel of the Kane County Department of Transportation, to the City of Elgin, dated June 13, • 2002. 7. Compliance with all other applicable codes and ordinances. Therefore, the motion to recommend approval of Petition 13-02 was adopted. George W ff, Chairma Planning and Developme t Commission rik David Sundland, Secret. Planning and Development Commission -8-