G78-04 Ordinance No. G78-04
AN ORDINANCE
RECLASSIFYING PROPERTY LOCATED IN THE ARC ARTERIAL ROAD CORRIDOR
DISTRICT FROM CF COMMUNITY FACILITY DISTRICT TO
PCF PLANNED COMMUNITY FACILITY DISTRICT
(1280 Summit Street)
WHEREAS,written application has been made to reclassify certain property located at 1280
Summit Street 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 August 2, 2004, 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:
That part of the southeast quarter of the southeast quarter of section 7,
township 41 North,Range 9 east of the third principal meridian property described as
follows:
Beginning at the northeast corner of the southeast quarter of the southeast
quarter of said section;thence south 01 degree 33 minutes west along the east line of
said section; 830.9 feet to the north right of way line of State Route 58 (Evanston
Highway);thence south 89 degrees 49 minutes west along said north line,300.0 feet;
thence north 01 degrees 33 minutes east parallel with the east line of said section,
818.70 feet to the north line of the south east quarter of the south east quarter of said
section; thence north 87 degrees 30 minutes east along said north line, 300.0 feet to
the point of beginning, containing 5.68 acres in Cook County, Illinois commonly
known as 1280 Summit Street.
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 1280 Summit Street
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.
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 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).
elk 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 (401).
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,towers,exchanges,substations,regulators"[SR]
(UNCL).
1"" 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 and Landscape
Plan prepared by Shive-Hattery and dated June 8, 2004.
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.
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
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.
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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.
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 maybe appealed
subject to the provisions of Chapter 19.75,Appeals,as maybe amended from time to
time.
0. Buildings - Required Improvements. In addition to building improvements
required by Title 16 of the Elgin Municipal Code, the following shall also be
required:
1. Substantial conformance to the Statement of Purpose and Conformance,
submitted by the Second Baptist Church.
2. All future buildings,or building additions, shall require an amendment to this
PCF District.
3. Compliance with all other applicable codes and ordinances.
Section 4. That this ordinance shall be in full force and effect immediately after its passage
in the manner provided by law.
tip ,
Ed Schock, Mayor
Presented: September 8, 2004
Passed: September 8, 2004
Omnibus Vote: Yeas: 6 Nays: 0
Recorded: September 9, 2004
Published:
Attest:
rib6 WC7t,v-C Ae-
Dolonna Mecum, City Clerk
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August 2, 2004
ern' FINDINGS OF FACT
Planning and Development Commission City of Elgin, Illinois
SUBJECT
Consideration of Petition 37-04 Requesting a Map Amendment from CF Community Facility District to
PCF Planned Community Facility District, to Allow the Construction of an 18,500 Square Foot
Addition to the Existing Church;Property Located at 1280 Summit Street,by Second Baptist Church as
Applicant and Owner.
GENERAL INFORMATION
Requested Action: Map Amendment
ARC Arterial Road Corridor District
Current Zoning: CF Community Facility District
ARC Arterial Road Corridor District
Proposed Zoning: PCF Planned Community Facility District
Intended Uses: Church
Property Location: 1280 Summit Street
Applicant/Owner: Second Baptist Church
Staff Coordinator: John Rothenberger, Building Official
LIST OF EXHIBITS
A. Location Map (see attached)
B. Zoning Map (see attached)
C. Parcel Map (see attached)
D. Aerial Photo (see attached)
E. Site Photos (see attached)
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F. Statement of Purpose and Conformance (see attached)
G. Development Plan (see attached)
Exhibit A
Findings of Fact Planning and Development Commission
Petition 37-04 August 2, 2004
H. Draft PCF Zoning Ordinances (see attached)
I. Correspondence (see attached)
BACKGROUND
An application has been filed by the Second Baptist Church, requesting a Map Amendment from CF
Community Facility District to PCF Planned Community Facility District to permit the construction of
an 18,500 square foot addition to the existing church(reference Exhibits A, B, C, D, and E).
The property contains approximately 5.68 acres of land. The applicant is proposing to construct an
18,500 square foot addition at the rear of the existing structure. The addition will house classrooms,
nursery areas, offices, a welcome center, restrooms, and a multipurpose room.
The property is located within the ARC Arterial Road Corridor District. The zoning ordinance requires
that all new buildings over 1,000 square feet which are located on an arterial road obtain planned
development approval.The developer is also requesting departures from the site design requirements of
the CF Community Facility.
GENERAL FINDINGS
After due notice,as required by law,the Planning and Development Commission held a public hearing
in consideration of Petition 37-04 on August 2,2004.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 July 21,
2004.
The Planning and Development Commission has made the following general findings:
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 a regularly shaped parcel, containing 247,421 square feet of land. The
property is currently improved with a church,parking lot, accessory building, and playground.
Topography on the site is relatively flat and ranges from a high point of 814 feet at the southeast
corner of the property, and a low of 810 feet at a point at the southwestern portion of the site,for
a maximum relief of 4 feet.
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Findings of Fact Planning and Development Commission
Petition 37-04 August 2, 2004
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 facilities.Storm water will
be controlled in compliance with all local, state and federal requirements.
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 Summit Street, an arterial street serving the east side of the
city.Access to the property will be provided by the existing entrance. Parking will be provided
in conformance with the requirements of 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
1950 Out
1960 Out
1962 R4 General Residence District
1992 CF Community Facility District
Present CF Community Facility District
ARC Arterial Road Corridor District
The existing church was established at the subject property in 1989.
esk 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.
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Findings of Fact Planning and Development Commission
Petition 37-04 August 2, 2004
Findings. The subject property is suitable for the intended zoning district with respect to
consistency and compatibility with surrounding land use and zoning.
The subject property is adjacent to a PRC Planned Residence Conservation District developed
with condominiums to the east and single family attached homes to the north.
A CF Community Facility District is located to the south,and is developed with a detention area
for the Parkwood Subdivision. An unincorporated county single family residential subdivision
is located to the west.
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 subject property is located on the eastern edge of the city which had developed largely with
residential interspersed with 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.
The purpose and intent of the ARC Arterial Road Corridor Overlay District is to encourage quality
improvements to existing buildings and sites,and to promote redevelopment or new development
along Elgin's arterial corridors which will compliment the surrounding neighborhoods, be
attractively designed and landscaped,minimize sign clutter, enhance the pedestrian experience,
and tame vehicular access.
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.
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Findings of Fact Planning and Development Commission
Petition 37-04 August 2, 2004
elw
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.
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.
The proposed map amendment is in substantial conformance with the purpose and intent of the
planned development provisions.This proposal represents a creative approach to the use of this
property which results in the church being able to expand its traditional, related services
provided for the congregation.
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
ellw Comprehensive Plan Standard.
The subject property is designated as "Transportation Corridor" by the City of Elgin
Comprehensive Plan,dated 1983. The subject property is located on the eastern edge of the city
which had developed largely with residential interspersed with churches.
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.
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There are no significant natural features associated with the development of this property.
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.
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Findings of Fact Planning and Development Commission
. Petition 37-04 August 2, 2004
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.
PLANNED DEVELOPMENT DEPARTURES AND EXCEPTIONS
A planned development may be granted certain departures from the normal standards, regulations,
requirements,and procedures of the zoning ordinance. For the purposes of this section,the most similar
zoning district is the CF Community Facility District. The applicant is requesting the following
departure from the standard requirements of this district:
Section 19.30.135E.1.c, Transition Setbacks. In the CF Community Facility District, the
minimum required building setback for a transition lot line is 59 feet.The applicant is proposing a
27 foot transition setback (a 46%departure).
SUMMARY OF FINDINGS,UNRESOLVED ISSUES,AND ALTERNATIVES
The Planning and Development Commission has developed or identified the following findings,
unresolved issues, and alternatives:
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A. Summary Findings.
of Findin g
1. Positive Attributes. The developer has submitted a proposal to develop a portion of the
church property to allow them to expand the services provided for its congregation. The
architecture will be a mixture of colored architectural pre-cast panels and colored split
face block to match the existing structure. The new entrance, facing east,will protrude
above the first floor portion of the addition and the roofline will match the angles of the
existing church entrance on Summit Street. An additional 32 parking spaces will be
provided and substantial landscaping, with a proposed berm, to the west property line
adjoining the residential development.
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.
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Findings of Fact Planning and Development Commission
Petition 37-04 August 2, 2004
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RECOMMENDATION
The Planning and Development Commission recommends the approval of Petition 37-04. 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 Preliminary Site Plan and Landscape Plan prepared by Shive-
flattery, Inc., dated June 8, 2004.
2. Substantial conformance to the Topographic Survey,prepared by Kenneth A. Lyddon, dated
June 3, 2004.
3. Substantial conformance to the Exterior Building Elevations, dated June 8, 2004.
4. Satisfactory resolution of all Engineering Division and Water Department concerns.
5. Conformance to all other applicable codes and ordinances.
Therefore, the motion to recommend approval of Petition 37-04 was adopted.
Respectfully Submitted,
9141.-,/ t
Jo urlbut, Chairman
PI ing and Development Commission
�j
aren Pruss, Secretary
Planning and Development Commission
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