G89-03 Ordinance No . G89-03
AN ORDINANCE
RECLASSIFYING PROPERTY LOCATED IN THE
ARC ARTERIAL ROAD CORRIDOR DISTRICT FROM
PORI PLANNED OFFICE RESEARCH INDUSTRIAL DISTRICT TO
PCF PLANNED COMMUNITY FACILITY DISTRICT
(1000 North Randall Road)
WHEREAS, written application has been made to reclassify
certain property located in the ARC Arterial Road Corridor District
at 1000 North Randall Road from PORI Planned Office Research
Industrial 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 October 6 , 2003 , 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:
PARCEL 1 : THAT PART OF SECTIONS 5, 8 AND 9, 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 42 . 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 SO 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 HEREINAFTER REFERRED TO AS
LINE "A" ) , A DISTANCE OF 33 . 31 FEET FOR THE POINT OF
BEGINNING- ; THENCE CONTINUING SOUTH 00 DEGREES 02 MINUTES
50 SECONDS WEST, ALONG SAID "LINE A" , A DISTANCE OF
336 . 69 FEET; THENCE NORTH 49 DEGREES 44 MINUTES 45
SECONDS WEST, A DISTANCE OF 410 . 00 FEET; THENCE NORTH 40
DEGREES 2 . 5 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 34 DEGREES 15
MINUTES 15 SECONDS WEST, A DISTANCE OF 310 . 00 FEET;
THENCE SOUTH 00 DEGREES 18 MINUTES 14 SECONDS WEST, A
DISTANCE OF 204 . 24 FEET TO THE SOUTH LINE OF THE
SOUTHEAST QUARTER OF SAID SECTION 5, ALSO BEING THE NORTH
LINE OF HIGHLAND GLEN SUBDIVISION UNIT NO. 2 , BEING A
SUBDIVISION OF PART OF THE NORTHEAST QUARTER OF SAID
SECTION 8, TOWNSHIP AND RANGE, AFORESAID; THENCE SOUTH 89
DEGREES 42 . MINUTES 46 SECONDS EAST, ALONG SAID SOUTH
LINE OF THE SOUTHEAST QUARTER, AND ALONG THE NORTH LINE
OF SAID HIGHLAND GLEN SUBDIVISION UNIT NO. 2 , 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, SAID POINT ALSO BEING THE NORTHEAST CORNER OF
SAID HIGHLAND GLEN SUBDIVISION UNIT NO. 2 ; THENCE SOUTH
00 DEGREES 02 MINUTES 50 SECONDS WEST, PARALLEL WITH SAID
"LINE A" AND BEING ALONG THE EAST LINE OF SAID HIGHLAND
GLEN SUBDIVISION UNIT NO. 2 , A DISTANCE OF 884 . 95 FEET TO
THE SOUTHEAST CORNER OF LOT Si OF SAID HIGHLAND GLEN
SUBDIVISION UNIT NO. 2 ; 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 DEGREES 02 MINUTES 50 SECONDS WEST, ALONG
SAID PARALLEL LINE, A DISTANCE OF 386 . 51 FEET TO A POINT
THAT IS 1400 . 00 FEET, AS MEASURED ALONG SAID LINE,
NORTHERLY OF THE CENTER LINE OF HIGHLAND AVENUE ROAD AS
PLATTED ON WEST HIGHLAND ACRES, BEING A SUBDIVISION OF
PART OF SAID SECTION 8 , TOWNSHIP AND RANGE, AFORESAID;
THENCE SOUTH 74 DEGREES 42 MINUTES 18 SECONDS EAST, A
DISTANCE OF 764 . 00 FEET; THENCE SOUTH 08 DEGREES 39
MINUTES 29 SECONDS WEST, A DISTANCE OF 1219 . 57 FEET TO A
POINT ON THE SOUTH LINE OF THE NORTHEAST QUARTER OF SAID
SECTION 8 THAT IS 586 . 10 FEET, AS MEASURED ALONG SAID
SOUTH LINE, WEST OF THE SOUTHEAST CORNER OF THE NORTHEAST
QUARTER OF SAID SECTION 8 ; THENCE NORTH 89 DEGREES 32
2
MINUTES 11 SECONDS EAST, ALONG SAID SOUTH LINE, A
DISTANCE OF 576 . 99 FEET TO THE NEW WESTERLY RIGHT OF WAY
LINE OF RANDALL ROAD, AS MONUMENTED; THENCE NORTHERLY,
ALONG SAID NEW WESTERLY RIGHT OF WAY LINE, BEING ALONG A
CURVE TO THE RIGHT, HAVING A RADIUS OF 2361 . 83 FEET, AN
ARC DISTANCE OF 380 . 11 FEET; THENCE NORTH 22 DEGREES 59
MINUTES 59 SECONDS EAST, ALONG SAID NEW WESTERLY RIGHT OF
WAY LINE, TANGENT TO THE LAST DESCRIBED CURVE, A DISTANCE
OF 133 . 22 FEET; THENCE NORTHEASTERLY, ALONG SAID NEW
WESTERLY RIGHT OF WAY LINE, BEING ALONG A CURVE TO THE
LEFT HAVING A RADIUS OF 15, 556 . 13 FEET AND BEING TANGENT
TO THE LAST DESCRIBED COURSE, AN ARC DISTANCE OF 1135 . 72
FEET; THENCE NORTH 18 DEGREES 49 MINUTES 00 SECONDS EAST,
ALONG SAID NEW WESTERLY RIGHT OF WAY LINE, BEING TANGENT
TO THE LAST DESCRIBED CURVE, A DISTANCE OF 757 .46 FEET TO
A POINT ON A LINE THAT BEGINS AT THE NORTHEAST CORNER OF
LOT 1 OF OAK CREEK, BEING A SUBDIVISION OF PART OF SAID
SECTIONS 8 AND 9, TOWNSHIP AND RANGE AFORESAID, AND ENDS
AT A POINT ON THE OLD WESTERLY RIGHT OF WAY LINE OF
RANDALL ROAD THAT IS 352 . 95 FEET NORTHERLY OF, AS
MEASURED ALONG SAID OLD WESTERLY RIGHT OF WAY LINE, THE
INTERSECTION OF SAID OLD WESTERLY RIGHT OF WAY LINE AND
THE NORTHERLY LINE OF FLETCHER DRIVE AS PLATTED ON SAID
OAK CREEK; THENCE NORTH 76 DEGREES 26 MINUTES 16 SECONDS
WEST, ALONG SAID LINE, A DISTANCE OP 307 . 61 FEET TO THE
SAID NORTHEAST CORNER OF LOT 1 IN SAID OAK CREEK; THENCE
NORTH 88 DEGREES 19 MINUTES 50 SECONDS WEST, ALONG THE
NORTH LINES OF LOTS 1 AND 2 IN OAK CREEK, A DISTANCE OF
490 . 97 FEET TO THE NORTHWEST CORNER OF SAID LOT 2 ; THENCE
NORTH 37 DEGREES 36 MINUTES 29 SECONDS WEST, A DISTANCE
OF 394 . 75 FEET; THENCE SOUTH 57 DEGREES 38 MINUTES 53
SECONDS WEST, A DISTANCE OF 180 . 00 FEET; THENCE SOUTH 20
DEGREES 03 MINUTES 49 SECONDS WEST, A DISTANCE OF 309 . 98
FEET THENCE NORTH 58 DEGREES 05 MINUTES 53 SECONDS WEST,
A DISTANCE OF 588 . 89 FEET; THENCE NORTH 60 DEGREES 28
MINUTES 26 SECONDS WEST, A DISTANCE OF 143 . 96 FEET TO THE
POINT OF BEGINNING, BEING SITUATED IN ELGIN TOWNSHIP,
KANE COUNTY, ILLINOIS . PARCEL 2 :A NON-EXCLUSIVE EASEMENT
FOR THE BENEFIT OF PARCEL 1 AS RESERVED IN DEED RECORDED
JANUARY 15, 1985 AS DOCUMENT 1708349 TO WESTMINSTER
PRESBYTERIAN CHURCH, AN ILLINOIS NOT-FOR-PROFIT
CORPORATION, FOR THE PURPOSE OF STREET, ROADWAY AND
UTILITIES OVER, ACROSS, THROUGH AND UNDER THE FOLLOWING
DESCRIBED PROPERTY TO-WIT: 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
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50 SECONDS WEST, ALONG A LINE THAT, IF EXTENDED
SOUTHERLY, WOULD INTERSECT THE SOUTH LINE OF SAID SECTION
8 AT A POINT THAT 15 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 34 DEGREES 15 MINUTES 15 SECONDS WEST,
A DISTANCE OF 310 . 00 FEET; THENCE SOUTH 00 DEGREES 18
MINUTES 14 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
ribk 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
DEGREES 02 MINUTES 50 SECONDS WEST, ALONG SAID PARALLEL
LINE, A DISTANCE OF 386 . 51 FEET TO A POINT (THIS POINT
HEREAFTER REFERRED TO AS "POINT B" ) ; 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, ALONG
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 32 . 1 . 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
DESCRIBED COURSE, A DISTANCE OF 147 . 00 FEET FOR THE POINT
OF BEGINNING; THENCE CONTINUING SOUTHEASTERLY, ALONG SAID
CURVE AND CENTER LINE, A DISTANCE OF 163 . 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
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ALONG SAID SOUTH LINE, THE SOUTHEAST CORNER OF SAID
NORTHEAST QUARTER; THENCE NORTH 09 DEGREES 53 MINUTES 43
SECONDS EAST, A DISTANCE OF 471 . 64 FEET TO SAID POINT ON
THE SOUTH LINE OF THE NORTHEAST QUARTER; THENCE NORTH 08
DEGREES 39 MINUTES 29 SECONDS EAST, A DISTANCE OF 250 . 00
FEET, BEING ALONG A LINE THAT, IF EXTENDED NORTHEASTERLY,
WOULD INTERSECT A LINE THAT BEARS SOUTH 74 DEGREES 42
MINUTES 18 SECONDS EAST AT A POINT THAT IS 764 . 00 FEET
FROM THE AFORESAID "POINT B" ; THENCE NORTH 81 DEGREES 20
MINUTES 31 SECONDS WEST, A DISTANCE OF 66 . 00 FEET; THENCE
SOUTH 08 DEGREES 39 MINUTES 29 SECONDS WEST, A DISTANCE
OF 249 . 29 FEET; THENCE SOUTH 09 DEGREES 53 MINUTES 43
SECONDS WEST, A DISTANCE OF 194 . 65 FEET TO A POINT OF
CURVE; THENCE SOUTHWESTERLY ALONG A CURVE TO THE RIGHT,
HAVING A RADIUS OF 271 . 03 FEET AND BEING TANGENT TO THE
LAST DESCRIBED COURSE, A DISTANCE OF 161 . 78 FEET; THENCE
SOUTH 44 DEGREES 06 MINUTES 40 SECONDS WEST, TANGENT TO
THE LAST DESCRIBED CURVE, A DISTANCE OF 40 . 00 FEET TO THE
POINT OF BEGINNING, IN THE TOWNSHIP OF ELGIN, KANE
COUNTY, ILLINOIS (PROPERTY COMMONLY KNOWN AS 1000 NORTH
RANDALL ROAD) .
Section 3 . That the City Council of the City of Elgin hereby
grants the rezoning from PORI Planned Office Research Industrial
e'' District to PCF Planned Community Facility District at 1000 North
Randall Road 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 .
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 .
5
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) .
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
rm. zoological gardens (841) .
13 . Nursing and personal care facilities (805) .
6
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.
eft 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
7
Code, 1976, as amended. The following enumerated
tom. "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) .
8
tek 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,
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"
elk [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 Statement of Purpose
and Conformance, submitted by Daryl Rice, and dated
August 20 , 2003 .
2. Substantial conformance to the Proposed Interior
Renovation for Harvest Bible Chapel , prepared by
9
Goss/Pasma Architects, dated August 20 , 2003 .
3 . Substantial conformance to the Proposed North Lobby
and South Lobby Building Elevations for Harvest
Bible Chapel , prepared by Goss/Pasma Architects,
dated August 20 , 2003 .
4 . Satisfactory resolution of the items contained in
the letter to Todd Wyatt from Thomas Rickert (Kane
County Division of Transportation) , dated October
6, 2003 .
5 . Compliance with all other applicable codes and
ordinances .
H. Off Street Parking. In this PCF Planned Community
Facility District, off street parking shall be subject to
the provisions of Chapter 19 . 45, Off Street Parking, of
the Elgin Municipal Code, as may be amended, except as
provided within this section.
I . Off Street Loading. In this PCF Planned Community
Facility District, off street loading shall be subject to
the provisions of Chapter 19 . 47, Off Street Loading, as
l'' 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
a zoning lot without requiring an amendment to this PCF
zoning district and without necessitating that all other
property owners authorize such an application.
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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 Ordinance No. G1-91 entitled An Ordinance
Granting a Special Use for a Planned Unit Development (Randall
Road, west side, north and south of Royal Boulevard extended)
passed on January 9, 1991, be and is hereby repealed.
Section 5 . That this ordinance shall be in full force and
effect immediately after its passage in the manner provided by law.
Sc o k, Mayor
Presented: November 5, 2003
Passed: November 5 , 2003
Omnibus Vote : Yeas : 6 Nays : 0
Recorded: November 6 , 2003
Published:
Attest :
Do onna Mecum, Crnitylerk
11
October 6,2003
FINDINGS OF FACT
Planning and Development Commission City of Elgin,Illinois
SUBJECT
Consideration of Petition 45-03 Requesting an Amendment to an Annexation Agreement, and a Map
Amendment from PORI Planned Office Research Industrial District to PCF Planned Community
Facility District to Permit the Establishment of a Church,and an Elementary and Secondary School;and
to Permit the Construction of a Building Addition in the ARC Arterial Road Corridor Overlay District;
Property Located at 1000 North Randall Road,By Harvest Bible Chapel, as Applicant,and GDT GCI,
LLC, as Owners.
GENERAL INFORMATION
Requested Action: Map Amendment
Amendment to an Annexation Agreement
Current Zoning: ARC Arterial Road Corridor Overlay District
PORI Planned Office Research Industrial District
Proposed Zoning: ARC Arterial Road Corridor Overlay District
PCF Planned Community Facility District
Intended Use: Church
Elementary and Secondary School
Property Location: 1000 North Randall Road
Applicant: Harvest Bible Chapel
Owner: GDT GCI,LLC
Staff Coordinator: Todd Wyatt, Associate Planner
LIST OF EXHIBITS
A. Location Map (see attached)
B. Zoning Map (see attached)
C. Parcel Map (see attached)
Exhibit A
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Findings of Fact Planning and Development Commission
lk Petition 45-03 October 6, 2003
D. Aerial Map (see attached)
E. Site Photos (see attached)
F. Statement of Purpose and Conformance (see attached)
G. Development Plan (see attached)
H. Draft Planned Development Ordinance (see attached)
I. Correspondence (see attached)
BACKGROUND
An application has been filed by Harvest Bible Chapel requesting an amendment to an annexation
agreement, and a Map Amendment from PORI Planned Office Research Industrial District to PCF
Planned Community Facility District, to permit the establishment of a church and an elementary and
rsecondary school, and to permit the construction of a building addition in the ARC Arterial Road
Corridor Overlay District.The property is located at 1000 North Randall Road(reference Exhibits A,B,
C,D, and E).
Harvest Bible Chapel is proposing to renovate the interior of the existing office building in order to
establish a church and an elementary and secondary school.The applicant is also proposing to construct
two new entrances to the building. The proposed church and school will utilize the existing indoor
parking facility on the property(reference Exhibits F, G, H, and I).
The current zoning of the property does not allow for the establishment of the proposed uses on this
property,therefore,a map amendment is required.The property also lies within the ARC Arterial Road
Corridor Overlay District; therefore, the proposed building addition requires planned development
approval. Additionally, the active annexation agreement must be amended to allow for the zoning
change.
GENERAL FINDINGS
After due notice,as required by law,the Planning and Development Commission held a public hearing
in consideration of Petition 45-03 on October 6, 2003. 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 an Annexation and Zoning Review, dated September
26, 2003.
The Planning and Development Commission has made the following general findings:
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Findings of Fact Planning and Development Commission
Petition 45-03 October 6, 2003
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 approximately 77.9 acres of land.
The subject property is improved with a masonry office building, an accessory parking garage,
and three accessory buildings.Topography on the site ranges from a high point of 885 feet near
the center portion of the site, to a low of 820 feet near the northern portion of the site, for a
maximum relief of 65 feet.There are several stands of mature trees located throughout the site.
Tyler Creek traverses the northeastern corner of the subject property.
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
rik sewer and water standard.
The subject property is served with municipal water, sanitary sewer, and storm water control
facilities.
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 west side of Randall Road, at Royal Boulevard. Randall
Road is limited access arterial street serving the greater Fox Valley area. Royal Boulevard is a
collector street which serves the residential and commercial areas in the west portion of the city.
Access to the property will be provided from the existing signalized intersection located at
Randall Road and Royal Boulevard,as well as from a limited access point at Randall Road and
Fletcher Drive.
The Kane County Division of Transportation will be making minor modifications to the
intersection at Randall Road and Royal Boulevard this fall, including a northbound right turn
only lane. in addition, the traffic signal at this intersection will be modified to restrict left-
turning movements from Randall Road to protected phases only.Furthermore,the Kane County
Division of Transportation has stated that additional roadway improvements may be needed to
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Findings of Fact Planning and Development Commission
Petition 45-03 October 6, 2003
accommodate the proposed land uses, including the provision of a right-turn lane at Fletcher
Drive,from southbound Randall Road to westbound Fletcher Drive.Also,the southbound right-
turn lane at Royal Boulevard and the outbound right and left-turn lanes at Royal Boulevard
should be extended for additional storage.
The Division of Transportation also noted that the signal timing coordination may need to be
adjusted to improve efficient traffic movement, and that traffic studies should be submitted
whenever there is a proposed expansion at this facility.
The applicant has submitted a traffic study which addresses the traffic characteristics of the
proposed uses, and how the proposed uses will impact the existing intersection. The study
concluded that the intersection is capable of handling the expected traffic from the proposed use.
Furthermore,the proposed use will create significantly less traffic to and from the site during the
critical weekday peak hours of traffic.However,the applicant has agreed to address and resolve
the concerns of the Kane County Division of Transportation.
Parking will be provided in conformance with the off street parking ordinance.
r 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 PORI Planned Office Research Industrial District
Present PORI Planned Office Research Industrial District
The subject property was annexed to the City of Elgin in 1990 and zoned PORI Planned Office
Research Industrial District.
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.
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Findings of Fact Planning and Development Commission
Petition 45-03 October 6, 2003
Tyler Creek is located to the north of the subject property and is zoned CF Community Facility
District.
The area to the south is located in unincorporated Kane County and is developed with a church.
The area to the southwest is zoned CF Community Facility District and is also developed with a
church.
The area to the west is zoned RC1 Residence Conservation and is developed with a residential
subdivision.
The area to the east is zoned AB Area Business District and is developed with a commercial use.
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 area surrounding the subject property has developed with community facility,commercial,
and residential uses.
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.
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.
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Findings of Fact Planning and Development Commission
rs' Petition 45-03 October 6, 2003
3. The preservation of significant natural features including topography, watercourses,
wetlands, and vegetation.
A PCF 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 of any residence conservation district, which all have frontage on the same
street and on the same block. No departure from the required minimum size of a PCF zoning
district shall be granted by the City Council.
The purpose and intent of the ARC Arterial Road Corridor Overlay District is to promote and
facilitate the implementation of the objectives, policies, and strategies of the City of Elgin
Comprehensive Plan. The ARC zoning district is a zoning overlay district, and accordingly,a
property located within the district shall also be subject to the regulations of the underlying
zoning district in which it is located.
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 District, and an ARC Arterial Road Corridor Overlay District.
The proposed map amendment is in substantial conformance with the purpose and intent of the
planned development provisions. Churches should be located on the periphery of a
neighborhood, so as to not draw traffic into the neighborhood. Accordingly, the location of a
church at the subject property is appropriate. Additionally,the proposed planned development
will be subject to the specific site plan,and will provide an opportunity to realize a development
of demonstrated need.
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.
The subject property is designated as"Urban Residential/Village"in the 1983 Comprehensive
Plan. This designation may be appropriate for a church and school use.Staff recognizes that the
current land use designation was created approximately 20 years ago and may not accurately
reflect the current beliefs of the community. Current market forces and development trends in
the area also indicate that the proposed use is an appropriate use
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Findings of Fact Planning and Development Commission
Petition 45-03 October 6,2003
I. 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.
The applicant has indicated that all significant natural features located on the property will be
preserved.
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 new church and school facility represents a creative reuse of a
vacant office building. The proposed uses will attract visitors to the area, which may
generate additional activity in the adjoining commercial areas. Additionally, the new
church and school will provide an increased level of service to the surrounding
community.
2. Zoning District. The proposed map amendment is in substantial conformance with the
purpose and intent of the planned development provisions. Churches should be located
on the periphery of a neighborhood, so as to not draw traffic into the neighborhood.
Accordingly,the location of a church at the subject property is appropriate.Additionally,
the proposed planned development will be subject to the specific site plan, and will
provide an opportunity to realize a development of demonstrated need.
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Findings of Fact Planning and Development Commission
Petition 45-03 October 6, 2003
3. Internal Land Use. 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.
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 ofPetition 45-03. On a motion
to recommend approval, subject to the following conditions, the vote was six (6)yes and zero(0)no:
1. Substantial conformance to the Statement of Purpose and Conformance, submitted by
Daryl Rice, and dated August 20,2003.
2. Substantial conformance to the Proposed Interior Renovation for Harvest Bible Chapel,
prepared by Goss/Pasma Architects, dated August 20, 2003.
3. Substantial conformance to the Proposed North Lobby and South Lobby Building
Elevations for Harvest Bible Chapel,prepared by Goss/Pasma Architects,dated August
20, 2003.
4. Satisfactory resolution of the items contained in the letter to Todd Wyatt from Thomas
Rickert (Kane County Division of Transportation), dated October 6, 2003.
5. Compliance with all other applicable codes and ordinances.
Therefore, the motion to recommend approval of Petition 45-03 was adopted.
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Findings of Fact Planning and Development Commission
Petition 45-03 October 6, 2003
Respectfully Submitted,
Ce-c)---te 14). //
George Wolff, Chairmfi
Planning and Development Commission
Lauren Pruss, Secretary
Planning and Development Commission
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