G82-04 Ordinance No. G82-04
AN ORDINANCE
RECLASSIFYING CERTAIN PROPERTY FROM CF COMMUNITY FACILITY DISTRICT
AND PCF PLANNED COMMUNITY FACILITY DISTRICT TO
PCF PLANNED COMMUNITY FACILITY DISTRICT
(1000 North Randall Road)
WHEREAS, written application has been made to reclassify certain property located at
1000 North Randall Road from CF Community Facility District and PCF Planned Community
Facility District to PCF Planned Community Facility District; and
WHEREAS, the Planning and Development Commission conducted a public hearing after
due notice by publication and has submitted its findings of fact and recommended approval; and
WHEREAS, the City Council of the City of Elgin concurs in the findings and
recommendation of the Planning and Development Commission.
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 16, 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 I 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 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 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 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 33.31 feet for
the point of beginning; thence north 77 degrees 33 minutes 25 seconds west, a
distance of 443.94 feet to a point described as follows: commencing at the aforesaid
point of beginning; thence 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 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 for said point;thence south 06 degrees 08 minutes 26 seconds
�. east, a distance of 60.34 feet to the northeast corner of Highland Glen subdivision
unit no. 2, being a subdivision of part of the northeast quarter of said section 8,
township and range aforesaid; said point being 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" 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 51 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 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 1135.71 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 15 seconds west, along said line, a
distance of 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. Excepting therefrom a 15 foot wide strip of land in part of sections 8 and
9 township 41 north range 8 east of the third principal meridian lying northwesterly
of and adjacent to the northwesterly right of way line of Randall Road, as
monumented and lying north of the south line of the northeast quarter of aforesaid
/► section 8 and south of a line described as follows: beginning at the northeast corner
of lot 1 of Oak Creek, being a subdivision of part of aforesaid section 8 and 9 and
ends at a point on the old westerly right of way 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 plotted
on said Oak Creek, being situated in Elgin township, Kane County, Illinois and
containing 77.65 acres more or less.
Section 3. That the City Council of the City of Elgin hereby grants the map amendment to
the existing PCF Planned Community Facility District, for the property commonly known as
1000 North Randall Road, and legally described above, which shall be designed, developed, and
operated subject to the following provisions:
A. Purpose and Intent. The purpose and intent of this PCF zoning district is to provide a
planned environment for various types of community facilities, subject to the provisions of
Chapter 19.60 Planned Developments, of the Elgin Municipal Code, 1976, as amended. 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, 1976,
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 zoning 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, 1976,as amended,and the provisions of the Annexation Agreement.
D. Zoning Districts-Generally. In this PCF zoning district,the use and development of land
and structures shall be subject to the provisions of Chapter 19.07, Zoning Districts, of the
Elgin Municipal Code, 1976, as amended.
E. Location and Size of District. This PCF zoning 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.
F. Land Use. In this PCF District, the only land uses allowed shall be SIC 8661 Churches,
Covenants, Monasteries, and Temples, SIC 821 Elementary and Secondary Schools, in
substantial conformance with the Statement of Purpose and Conformance submitted by Daryl
fir► Rice, and dated August 5, 2004.
F
G. Site Design. In this PCF District, the site design regulations shall be as required in the CF
District,pursuant to Chapter 19.30.135 Site Design, of the EMC, as maybe amended from
time to time. 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 5, 2004.
2. Substantial conformance to the Proposed Master Plan for Harvest Bible Chapel
sheets C1.0 through C6.0, prepared by W-T Civil Engineering , dated August 5,
2004, and last revised September 2, 2004, with revisions as required by the
Community Development Group.
3. Substantial conformance to the Proposed Auditorium Addition color elevations,
prepared by Goss/Pasma Architects, and dated August 16, 2004, with revisions as
required by the Community Development Group.
4. Substantial conformance to the Landscape Master Plan sheets LP 1 through LP4,
prepared by Goss/Pasma Architects, dated July 30,2004,with revisions as required
by the Community Development Group.
5. Satisfactory resolution of Kane County Division of Transportation issues,as outlined
in the letter to Daryl Rice, from Carl Shoedel, dated August 10, 2004.
6. The applicant shall submit a Photometric Plan,subject to review and approval of the
Community Development Group.
7. Compliance with all other applicable codes and ordinances.
H. Off-Street Parking. In this PCF District,off street parking shall be subject to the provisions
of Chapter 19.45, Off Street Parking, of the EMC, as amended.
Off-Street Loading. In this PCF District,off street loading shall be subject to the provisions
of Chapter 19.47, Off Street Loading, of the EMC, as amended.
J. Signs.In this PCF District, signs shall be subject to the provisions of Chapter 19.50,Signs of
the Elgin Municipal Code, 1976, as amended.
K. Amendments. In this PCF District, application for text and map amendments shall be
subject to the provisions of Chapter 19.55,Amendments.A text and map amendment may be
requested by an individual lot or property owner for a zoning lot without necessitating that all
other property owners in this PCF zoning district authorize such an application.
L. Planned Developments. . In this PCF zoning district,the use and development of the land
and structures shall be subject to the provisions of Chapter 19.60,Planned Developments of
the Elgin Municipal Code, 1976,as amended. 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 in this PCF zoning district authorize such an application.
l M. Conditional Uses. In this PCF zoning district, the use and development of the land and
structures shall be subject to the provisions of Chapter 19.65 Conditional Uses of the Elgin
Municipal Code, 1976,as amended.A conditional use 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 in this PCF zoning district
authorize such an application.
N. Variations. In this PCF District,the use and development of the land and structures shall be
subject to the provisions of Chapter 19.70,Variations of the Elgin Municipal Code, 1976,as
amended. Any of the requirements of this ordinance may be varied by petition of a 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 in this PCF zoning district authorize
such an application.
O. Subdivisions—Generally. The subdivision of the subject property and development thereof
shall comply with the subdivision regulations of the city,as amended,and the Plat Act of the
State of Illinois.
P. 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 of the Elgin Municipal Code, 1976,as amended.
emk Section 4. That Ordinance No. G89-03 entitled 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 passed on November 5,2003,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.
Ed Schock, Mayor
Presented: September 22, 2004
Passed: September 22, 2004
Omnibus Vote: Yeas: 6 Nays: 0
Recorded: September 23, 2004
Published:
Attest:
Dolonna Mecum, City Clerk
August 16,2004
FINDINGS OF FACT
Planning and Development Commission City of Elgin,Illinois
SUBJECT
Consideration of Petition 43-04;Requesting an Amendment to an Annexation Agreement and a Map
Amendment from CF Community Facility District and PCF Planned Community Facility District to
PCF Planned Community Facility District by Amending Planned Development Ordinance G89-03,
to Permit the Construction of a Building Addition;Property Located at 1000 North Randall Road,by
Harvest Bible Chapel as Applicant and Owner.
BACKGROUND
Requested Action: Map Amendment
Amendment to Planned Development Ordinance G89-03
Current Zoning: PCF Planned Community Facility District
CF Community Facility District
ARC Arterial Road Corridor Overlay District
Proposed Zoning: PCF Planned Community Facility District
ARC Arterial Road Corridor Overlay District
Intended Use: Church
Elementary and Secondary School
Property Location: 1000 North Randall Road
Applicant/Owner: Harvest Bible Chapel
Staff Coordinator: Todd Wyatt, Associate Planner
LIST OF EXHIBITS
A. Location Map (see attached)
B. Zoning Map (see attached)
C. Parcel Map (see attached)
D. Aerial Map (see attached)
Exhibit A
Findings of Fact Planning and Development Commission
fir. Petition 43-04 August 16, 2004
E. Environmental Map (see attached)
F. Site Photos (see attached)
G. Statement of Purpose and Conformance (see attached)
H. Development Plan (see attached)
I. Draft Planned Development Ordinance (see attached)
J. 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 CF Community Facility District and PCF Planned
Community Facility District to PCF Planned Community Facility District by amending Planned
Development Ordinance G89-03,to permit the construction of a building addition.The property is
r located at 1000 North Randall Road(reference Exhibits A,B, C, D,E, and F).
The applicant is proposing to construct an addition to the western portion of the existing building.
The proposed addition will contain approximately 292,948 square feet of floor area within three
floors, and will primarily be used as a 5,000 seat church. Two new parking lots containing 536
spaces are proposed for the western and northern portions of the property. The applicant is also
proposing to construct two athletic fields at the southern portion of the property, as well as a new
road to serve these areas. The new road will also provide an access point to Highland Avenue
(reference Exhibits G,H,I, and J).
The property also lies within the ARC Arterial Road.Corridor Overlay District. Therefore, the
proposed building addition requires planned development approval. Additionally, the existing
planned development ordinance and the existing annexation agreement must be amended to allow for
the site to be developed as proposed,due to the acquisition of additional property.
FINDINGS
After due notice, as required by law, the Planning and Development Commission held a public
hearing in consideration of Petition 43-04 on August 16,2004. The applicant testified at the public
hearing and presented documentary evidence in support of the application.Citizens were present and
Aow provided testimony. The Community Development Group submitted a Map Amendment.Review,
r dated August 11, 2004.
2
Findings of Fact Planning and Development Commission
re .► Petition 43-04 August 16, 2004
t ;
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 78.5 acres of
land. The subject property is improved with a masonry building, an accessory parking
structure,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.
There are approximately 6.52 acres of wetland located on 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
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 a limited access regional arterial street serving the greater Fox Valley area. Royal
Boulevard is a collector street which serves the residential and commercial areas in the
Valley Creek Subdivision. Access to the property will be provided from the existing
signalized intersection located at Randall Road and Royal Boulevard,a limited access point
at Randall Road and Fletcher Drive, and a new access point located on Highland Avenue at
Westview Street.
elmk
3
Findings of Fact Planning and Development Commission
C Petition 43-04 August 16, 2004
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 roadway network.Kane
County Division of Transportation has submitted correspondence indicating that several
improvements to the existing road network will be required.
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 PORI Planned Office Research Industrial District
Present PCF Planned Community Facility District
ARC Arterial Road Corridor Overlay District
The subject property was annexed to the City of Elgin in 1990 and zoned PORI Planned
Office Research Industrial District.In 2003,the subject property was zoned PCF to allow for
a church and a school to be established in the existing building.
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.
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.
4
•
Findings of Fact Planning and Development Commission
Petition 43-04 August 16,2004
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 commercial
uses.
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.
rik
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.
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
5
Findings of Fact Planning and Development Commission
" Petition 43-04 August 16, 2004
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. The proposed planned development will be
subject to a specific development plan,which includes building elevations and a site plan, )
and will provide an opportunity to realize a development of demonstrated need.The addition
will be constructed of natural building materials,and will complement the existing building.
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. The current designation was established to recognize the existing land
use in 1983 and it was not anticipated that the use would change in the foreseeable future.
Current market forces and development trends in the area also indicate that the proposed use
is an appropriate use.
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 may be suitable for the intended planned development with
respect to the Natural Preservation Standard.
6
Findings of Fact Planning and Development Commission
rik Petition 43-04 August 16,2004
The applicant has indicated that a large number of trees will need to be removed as part of
the redevelopment of this site.However,the applicant has designed the site so as to preserve
many of the existing trees including a 244 foot deep stand of trees located between the
parking lot and the west property line. However, the applicant could potentially preserve
additional trees if the width of the private drive were reduced from 3 lanes to 2 lanes.
Additionally, the applicant is proposing to locate a portion of the new building, new
driveways, stormwater control facilities, and athletic fields within an area that may contain
wetland and/or floodplain.
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 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.The applicant is proposing to preserve a large number of trees,including
a 244 foot deep stand of trees located between the parking lot and the west property
line. The addition will be constructed of natural building materials, and will
complement the existing building.
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. The proposed planned development will be subject to a specific
development plan, which includes building elevations and a site plan, and will
provide an opportunity to realize a development of demonstrated need.
7
Findings of Fact Planning and Development Commission
r"' Petition 43-04 August 16,2004
}
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 hereby recommends the approval of Petition 43-04.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 Statement of Purpose and Conformance,submitted by
Daryl Rice, and dated August 5, 2004.
2. Substantial conformance to the Proposed Master Plan for Harvest Bible Chapel,
prepared by W-T Civil Engineering,dated August 5,2004,with revisions as required
by the Community Development Group.
3. Substantial conformance to the Proposed Auditorium Addition color elevations,
- prepared by Goss/Pasma Architects, and dated August 16, 2004, with revisions as
required by the Community Development Group..
4. Substantial conformance to the Landscape Master Plan sheets LP 1 through LP4,
prepared by Goss/Pasma Architects, dated July 30,2004,with revisions as required
by the Community Development Group.
5. Satisfactory resolution of Kane County Division of Transportation issues,as outlined
in the letter to Daryl Rice, from Carl Shoedel, dated August 10, 2004.
6. The applicant shall reduce the width of the private circular drive in an effort to
preserve additional trees, subject to review and approval of the Community
Development Group.
7. The applicant shall submit a Photometric Plan,subject to review and approval of the
Community Development Group.
8. Compliance with all other applicable codes and ordinances.
Therefore,the motion to recommend approval of Petition 43-04 was adopted.
8
1 ` t
Findings of Fact Planning and Development Commission
elk Petition 43-04 August 16,2004
Jo r! urlbut, Chairman Cf
Pl. / 'fig and Development Commission
oC W L
J ard, Secretary [.P
P anning and Development Commission
9