G72-85 r'+' Ordinance No. G72-85
AN ORDINANCE
RECLASSIFYING PROPERTY AT THE SOUTHEAST CORNER OF TODD FARM DRIVE
AND NORTH McLEAN BOULEVARD FROM R-4 GENERAL RESIDENCE DISTRICT
TO B-3 SERVICE BUSINESS DISTRICT
WHEREAS, written application has been made to reclassify certain property
located at the southeast corner of Todd Farm Drive and North McLean Boulevard from
R-4 General Residence District to B-3 Service Business District; and
WHEREAS, the Land Use Committee has conducted a public hearing after due
notice and submitted its written findings and recommendations to the City Council; and
WHEREAS, the City Council has reviewed the recommendations of the Land Use
Committee and concurs in such recommendations.
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF
ELGIN, ILLINOIS:
Section I. That Chapter 19.08, Section 19.08.020, entitled "Zoning District Map"
of the Elgin Municipal Code, 1976, as amended, be and the same is hereby further
amended by adding thereto the following paragraph:
"The boundaries hereinbefore laid out in the 'Zoning District Map', as
amended, be and are hereby altered by excluding from the R-4 General
Residence District and including in the B-3 Service Business District, the
following described property:
Parcel A:
That part of the South Half of fractional Section 3, Township 41
North, Range 8 East of the Third Principal Meridian, described as follows:
Commencing at the Southwest corner of the boundary of the Ninth Addition
to Century Oaks, a subdivision of part of said fractional Section 3, as
platted and recorded, said point of beginning the point of intersection of
the center line of North McLean Boulevard (formerly Sleepy Hollow Road)
and the South line extended of Todd Farm Drive, as platted in said subdivi-
sion; thence Easterly along the said extended South line of Todd Farm
Drive and along said South line a distance of 330.0 feet; thence South
parallel with the center line of McLean Boulevard 333.0 feet; thence West
and parallel with the South line of Todd Farm Drive 333.0 feet to the
center line of McLean Boulevard; thence North along said center line 333.0
feet to the point of beginning, in the City of Elgin, Kane County, Illinois.
ALSO
Parcel C:
That part of the South Half of fractional Section 3, Township 41
North, Range 8 East of the Third Principal Meridian, described as follows:
Commencing at the Southwest corner of the boundary of the Ninth Addition
e°`` to Century Oaks, a subdivision of part of said fractional Section 3, as
platted and recorded, said point of beginning being the point of intersection
of the center line of North McLean Boulevard (formerly Sleepy Hollow
Road) and the South line extended of Todd Farm Drive, as platted in said
subdivision; thence Easterly along the said extended South line of Todd
Farm Drive and along said South line a distance of 626.81 feet; thence
Southerly at right angles to said South line of Todd Farm Drive a distance
of 393.0 feet; thence Westerly at right angles to the last described line,
50.0 feet; thence Southerly at right angles to last said line a distance of
402.94 feet; thence Southwesterly along a line forming an angle of 66
degrees 00 minutes 0 seconds to the right of the extension of the last
described line a distance of 174.33 feet; thence Northerly along a line
forming an angle of 66 degrees 00 minutes 0 seconds to the left of the last
described line, a distance of 174.98 feet; thence Westerly along a line
parallel with the aforesaid South line of Todd Farm Drive, a distance of
405.44 feet to the center line of North McLean Boulevard (formerly Sleepy
Hollow Road); thence Northerly along the said center line of North McLean
Boulevard, a distance of 692.65 feet to the point of beginning, (excepting
therefrom the West 330.0 feet of the North 333.0 feet as measured along
the North and West lines thereof), in the City of Elgin, Kane County,
Illinois."
Section 2. That this ordinance shall be in full force and effect from and after its
passage and approval in the manner provided by law and shall be published in pamphlet
form by authority of the City Council.
sl Richard L.. VPrhic
Richard L. Verbic, Mayor
Presented: September 9, 1985
Passed: September 9, 1985
Vote: Yeas 7 Nays 0
Recorded:
Published:
Attest:
s/ Marie yearman
Marie Yearman, City Clerk
I
August 21 , 1985
LAND USE REVIEW
PLANNING DEPARTMENT
CITY OF ELGIN
I. SUBJECT
Consideration of Petition 32-85 Requesting a Rezoning from R-4
General Residence District to B-3 Service Business District ,
property located at the southeast corner of Todd Farm Drive
and North McLean Boulevard by Mr. Ralph J. DeMarco.
II . GENERAL INFORMATION
A. Requested Action Rezoning
B. Present Zoning R-4 General Residence District
C. Proposed Zoning B-3 Service Business District
D. Intended Use Commercial
E. Property Location Todd Farm Drive and North McLean Blvd .
F. Petitioner Ralph J. DeMarco
elk III . EXHIBITS
A. Zoning Map 1" = 600' (see attached) .
B. Location Map (see attached) .
C. Site Plan prepared by Schaffer-Bonavolonta
Architects, Inc . (see attached) .
D. Petitioners Statement (see attached) .
E. Findings of Fact (see enclosed) .
F. Transcript (see enclosed) .
IV. CONSIDERATIONS
A. Background
A petition has been filed by Schaffer-Bonavolonta
Architects, Inc . on behalf of Mr. Ralph J. DeMarco
requesting a rezoning from R-4 to B-3. The subject
property is located at the southeast corner of Todd Farm
Drive and North McLean Boulevard (see Exhibits A and B) .
eo"° -Page 1-
H
C�
The petitioner intends to develop the subject property
with various commercial and office uses . The proposed
development is an extension of the Tyler Creek Plaza
Shopping center (see Exhibits C and D) .
e--
B. Site Characteristics
The subject property is approximately 10. 72 acres of which
9. 40 acres, more or less, is developable. The property is
unimproved.
C. Zoning History
The subject property was annexed and zoned R-4 in 1966.
D. Surrounding Land Use and Zoning
The areas located to the north and east of subject
property are zoned R-3 and R-4 . The areas are developed
primarily with duplex units and apartments.
The area located to the south of the subject property is
zoned B-3 and is developed with a shopping center.
The area located to the west of the subject property is
zoned B-3, B-4 and M-1 . The area is unimproved.
E. Trend of Development
The current trend is for the growth and development of the
commercial area located at the intersection of Big Timber
Road and North McLean Boulevard. It is anticipated that
the commercial development will eventually extend along
both sides of North McLean Boulevard to Todd Farm Drive.
F. Comprehensive Plan
The major thrust of the land use plan is to establish a
framework for development which encourages a balanced,
varied, efficient and flexible land use pattern and an
equitable sharing of costs .
The framework conceptualized for Elgin is based on a
functionally interrelated settlement pattern of diverse
housing types and densities supported by a system of
transportation corridors and service-retail nodes .
The subject property is located in an area designated as
an "area/village center" and extends north along North
McLean Boulevard , which is designated as a "transportation
corridor" . Area/village centers represent commercial
developments which serve a section of the city or a group
f -Page 2-
of neighborhoods .
V. FINDINGS AND RECOMMENDATION
The Planning Department recommends approval of Petition 32-85.
The area located near the intersection of Big Timber Road and
North McLean Boulevard is developing as a commercial center
serving the northwest section of Elgin. Todd Farm Drive is
the logical northerly boundary for the expansion of this
developing commercial area. In view of this trend of
development and the findings of the comprehensive plan, the
current R-4 zoning classification is unsuitable and the
property should be rezoned to B-3 Service Business District .
VI . ACTION TAKEN
At its regular meeting of August 5, 1985, the Land Use
Committee recommended approval of Petition 32-85 by a vote of
seven (7) yes and zero (0) no (see Exhibits E and F) .
row r
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ELGIN TWP I"•
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II
9.40 ACRE LAND ADJACENT TO TYLER CREEK SHOPPING CENTER
The petition for Rezoning is required in order to expand
the existing shopping center. We also have tenants for
the Office - Professional Building.
The current R-4 Zoning does not allow the construction.of
Business Users on the subject property.
The property has appropriate means of ingress and egress on
to a principal street along which traffic can be properly
controlled by means of the existing traffic control devices
located adjacent to the Site. The construction, operation
and maintenance of an Office Building and Shopping Center
within the B-3 DISTRICT would certainly not impair an adequate
supply of light and air to adjacent or adjoining properties
or increase the hazard from fire or other dangers.
The contemplated improvement will require additional public
services, (public water and sewage disposal facilities) such
an improvement will also create a substantial property tax base ,
thus generating additional tax revenue for the City and would ,
therefore, not diminish the value of land and buildings in the
immediate vicinity; that with efficient design of ingress and
egress the subsequent development will not unduly increase
traffic congestion in the public streets or otherwise adversely
affect the continued development of adjacent or adjoining
properties and that to deny the requested Variations and
Special Use would be unreasonable and could cause considerable
hardship or practical difficulties for the Owner/Petitioner.
Exhibit D
August 19, 1985
FINDINGS OF FACT
ee. LAND USE COMMITTEE
PLANNING AND LAND USE COMMISSION
CITY OF ELGIN
I. SUBJECT
Consideration of Petition 32-85 Requesting a Rezoning from R-4
General Residence District to B-3 Service Business District,
property located at the southeast corner of Todd Farm Drive and
North McLean Boulevard by Mr. Ralph J. DeMarco.
II . CONSIDERATIONS
A petition has been filed by Schaffer-Bonavolonta Architects, Inc.
on behalf of Mr . Ralph J. DeMarco requesting a rezoning from R-4
to B-3. The subject property is located at the southeast corner
of Todd Farm Drive and North McLean Boulevard .
The petitioner intends to develop the subject property with
various commercial and office uses. The proposed development is
an extension of the Tyler Creek Plaza Shopping Center.
FINDINGS AND RECOMMENDATION
After due notice as required by law, the Land Use Committee held a
public hearing on the proposed rezoning on August 5, 1985. The
petitioner appeared at the hearing and presented documentary
evidence . No objectors appeared at the hearing and no written
objection has been filed to the proposed rezoning.
The Land Use Committee has made the following findings with
respect to the requested rezoning.
A. Site Characteristics: The subject property is approximately
10. 72 acres of which 9.40 acres, more or less, is developable .
The property is unimproved.
B. Zoning History: The subject property was annexed and zoned
R-4 in 1966.
C. Surrounding Land Use and Zoning: The areas located to the
north and east of subject property are zoned R-3 and R-4.
These areas are developed primarily with duplex units and
apartments.
The area located to the south of the subject property is zoned
B-3 and is developed with a shopping center.
-Page 1-
Exhibit E
H C��
The area located to the west of the subject property is zoned
B-3, B-4 and M-1 . The area is unimproved.
(00P- D. Trend of Development: The current trend is for the growth and
development of the commercial area located at the intersection
of Big Timber Road and North McLean Boulevard. It is
anticipated that the commercial development will eventually
extend along both sides of North McLean Boulevard to Todd Farm
Drive.
E. Comprehensive Plan: The major thrust of the land use plan is
to establish a framework for development which encourages a
balanced , varied, efficient and flexible land use pattern and
an equitable sharing of costs.
The framework conceptualized for Elgin is based on a
functionally interrelated settlement pattern of diverse
housing types and densities supported by a system of
transportation corridors and service-retail nodes.
The subject property is located in an area designated as an
"area/village center" and extends north along North McLean
Boulevard , which is designated as a "transportation corridor".
Area/village centers represent commercial developments which
serve a section of the city or a group of neighborhoods.
F. Suitability of Present Zoning: The area located near the
intersection of Big Timber Road and North McLean Boulevard is
developing as a commercial center serving the northwest
section of Elgin. Todd Farm Drive is the logical northerly
boundary for the expansion of this developing commercial area.
In view of this trend of development and the findings of the
comprehensive plan, the current R-4 zoning classification is
unsuitable and the property should be rezoned to B-3 Service
Business District.
Accordingly, on a motion to recommend the approval of Petition 32-85,
the vote was seven (7) yes and zero (0) no.
Therefore, the Land Use Committee recommends approval of Petition
32-85.
. ,611,12. vi2B
Roy A Bell , Chairman(
Land Use Committee
Planning and Land Use Commission
4J old T. Deering, Secr tart'
Land Use Committee
Planning and Land Use Commission
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