G59-05 Ordinance No. G59-05
AN ORDINANCE
RECLASSIFYING CERTAIN PROPERTY AT
1280 Bluff City Boulevard
(Institute of Islamic Education)
WHEREAS,written application has been made to reclassify certain property located at 1280
Bluff City Boulevard from CF 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 March 21, 2005, 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:
Part of the southwest quarter of Section 20, Township 41 North, Range 9 East of the
Third Principal Meridian, described as follows: Beginning at the point in the center
line of State (Illinois State Highway Route Number 5) north 71 degrees 45 minutes
west 157.08 feet distant as measured along the center line of said state road from the
east line of the west half of the southwest quarter to said Section 20. Thence southerly
along a straight line to a point which is north 72 degrees 39 minutes west 186.41 feet
from a point in the east line of the west half of the southwest quarter of said Section
20 which is 314 feet south of the intersection of the center line of said state road and
said east line of the west half of the southwest quarter of said section 20;thence north
72 degrees 39 minutes west 482.59 feet;thence north 86 degrees 8 minutes west to the
west line of the southwest quarter of said Section 20;thence northerly along said west
001'` line of the southwest quarter of said Section 20 to the center line of said state road.
Thence south 71 degrees 45 minutes east along the center line of said state road to the
point of beginning (except there from that portion of said premises described as
follows). Beginning at a point in the center of State Road (Illinois State Highway
Route 5)north 71 degrees 45 minutes west 157.08 feet distant as measured along the
center line of said state road from the east line of the west half of the southwest
quarter of said Section 20; thence southerly along a straight line to a point which is
north 72 degrees 39 minutes west 186.41 feet from a point in the east line of the west
half of the southwest quarter of said Section 20 which is 314 feet south of the
intersection of the center line of said state road and said east line of the west half of
the southwest quarter of said Section 20; thence north 72 degrees 39 minutes west
482.59 feet. Thence north 86 degrees08 minutes west 77.8 feet; thence northerly
along a straight line parallel to the easterly boundary line of the premises herein
described 881.7 feet more or less to the center line of said state road. Thence south 71
degrees 45 minutes east along the center line of said state road 567 feet more or less to
the point of beginning, situated in the City of Elgin, Cook County, Illinois. Also
except therefrom that portion of said premises described as follows: That part of the
southwest quarter of Section 20, Township 41 North, Range 9 east of the Third
Principal Meridian, in Cook County, Illinois, described as follows:
Parcel A: Commencing at a point in the center line of Sate Bond Issue Route 5 (U.S.
Route 20),said point being north 71 degrees 45 minutes west a distance of 157.08 feet
from the east line of the west half of said southwest quarter as measured along the
rik center line of said Route 5; thence south 5 degrees 21 minutes west to a point that is
north 72 degrees 39 minutes west 186.41 feet from a point in the east line of the west
half of the southwest quarter of said Section 20,the last mentioned point being 314.0
feet south of the intersection of the center line of said Route 5 and the east line of the
west half of the southwest quarter of said Section 20; thence north 72 degrees 39
minutes west for a distance of 482.59 feet to a point. Thence north 86 degrees 08
minutes west for a distance of 77.8 feet to the point of beginning; thence continuing
north 86 degrees 08 minutes west for a distance of 359.66 feet to a point. Thence
northwesterly at an angle of 13 degrees 29 minutes to the right of a prolongation of the
last described course at the last described point for a distance of 210.18 feet; thence
northwesterly on a curve to the right having a radius of 812.0 feet said curve being
tangent to the last described course at the last described point for a distance of 45.35
feet to a point in the west line of said Section 20;thence north along said west line for
a distance of 109.97 feet to a point,thence southeasterly along a curve to the left for a
distance of 78.28 feet said curve having a radius of 710.0 feet and being tangent to a
line that forms an angle of 113 degrees 40 minutes to the right of a prolongation of the
last described course at the last described point. Thence southeasterly along a line that
is tangent to the last described course at the last described point for a distance of
556.07 feet to a point that is north 5 degrees 21 minutes east a distance of 18.55 feet
from the point of beginning; thence south 5 degrees 21 minutes west a distance of
18.55 feet to the point of beginning. Also except therefrom that portion of said
premises described as follows:
Parcel B: Beginning at the intersection of the west line of the southwest quarter of
said Section 20 with the southerly right of way line of State Bond Issue Route 5 (U.S.
Route 20); thence south along the said west line of said Route 5 as measured along
said west line. Thence easterly along a straight line to a point in the southerly right of
way line of said Route 5, said point being 300 feet southeasterly from the point of
beginning;thence northwesterly along said southerly right of way line for a distance of
300.0 feet to the point of beginning. In the City of Elgin,Cook County,Illinois(said
property is commonly known as 1280 Bluff City Boulevard, and contains
approximately 4.03 acres).
Section 3. That the City Council of the City of Elgin hereby grants the map amendment
to PCF Planned Community Facility District, for the property commonly known as 1280 Bluff City
Boulevard,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.
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 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"permitted
use" [SR] in this PCF zoning district:
Permitted Uses. The following enumerated land uses shall be the only land uses allowed as
a permitted use in this PCF Community Facility District:
Services Division
1. "Churches, convents, monasteries, and temples" (8661).
2. "Colleges, universities, and professional schools" (8221)
Construction Division.
3. "Contractors office and equipment areas" [SR] (UNCL).
Transportation, Communication and Utilities Division.
4. "Commercial antennas and antenna structures mounted on existing structures" [SR]
(UNCL).
5. "Radio and television antennas" [SR] (UNCL).
6. "Satellite dish antennas" [SR] (UNCL).
7. "Treatment, transmission, and distribution facilities: poles, wires, cables, conduits,
laterals, vaults, pipes, mains, and valves" [SR] (UNCL).
Miscellaneous Uses Division.
8. "Fences and walls" [SR] (UNCL).
9. "Loading facilities" [SR] (UNCL), exclusively "accessory" [SR], subject to the
provisions of Chapter 19.47, Off Street Loading.
10. "Parking lots" [SR] (UNCL), exclusively"accessory" [SR] to a use allowed in this
PCF zoning district, subject to the provisions of Chapter 19.45, Off Street Parking.
11. "Parking structures" [SR] (UNCL),exclusively"accessory" [SR]to a use allowed in
this PCF zoning district, subject to the provisions of Chapter 19.45, Off Street
Parking.
12. "Refuse collection area" [SR].
13. "Storage Tanks" [SR] (UNCL).
14. "Signs" [SR] (UNCL), subject to the provisions of Chapter 19.50, Signs.
15. "Temporary uses" [SR] (UNCL).
16. "Accessory structures" [SR] (UNCL) to the permitted uses allowed in this PCF
Community Facility District, subject to the provisions of Section 19.12.500,
Accessory Structures and Buildings.
17. "Accessory uses" [SR] (UNCL) to the permitted uses allowed in this PCF
Community Facility District, subject to the provisions of Section 19.10.400,
Component Land Uses.
Conditional Uses. The following enumerated land uses shall be the only land uses allowed
as a conditional use in this PCF Community Facility District:
Services Division.
1. "Arenas, sports fields, and stadiums"(UNCL).
2. "Institutional child day care services" [SR] (8351).
4. "Sporting and recreational camps"(7032).
Mining Division.
5. "Temporary mining" [SR] (UNCL).
Transportation, Communication and Utilities Division.
6. "Conditional commercial antennas and antenna structures mounted on existing
structures" [SR] (UNCL).
7. "Conditional Commercial Antenna Tower" [SR] (UNCL).
8. "Other radio and television antennas" [SR] (UNCL).
9. "Other satellite dish antennas" [SR] (UNCL).
10. "Pipelines, except natural gas"(461).
11. "Refuse systems"(4953).
12. "Treatment,transmission,and distribution facilities:equipment,equipment buildings,
towers, exchanges, substations,regulators" [SR] (UNCL).
Miscellaneous Uses Division.
13. "Master signage plan" [SR], subject to the provisions of Chapter 19.50, Signs.
14. "Parking lots" [SR] (UNCL), subject to the provisions of Chapter 19.45, Off-Street
Parking.
15. "Parking structures" [SR] (UNCL).
16. "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.
17. "Accessory structures" [SR] (UNCL) to the conditional uses allowed in this PCF
Community Facility District, subject to the provisions of Section 19.12.500,
Accessory Structures and Buildings.
18. "Accessory uses" [SR] (UNCL) to the conditional uses allowed in this PCF
Community Facility District, subject to the provisions of Section 19.10.400,
Component Land Uses.
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 may be 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 Development Application
submitted by Mohammad A. Saleem; and the prepared by Yusuf Shaikh Architects
dated November 19, 2004 and updated on May 12, 2005.
2. A new wrought iron ornamental fence will be constructed along the east and west
property lines to match that along the south property line.
3. The existing non-conforming signage on the property will be removed and all new
signage will conform with the zoning ordinance.
4. Landscaping shall be provided to screen the existing and proposed parking lots and
buildings on the property in accordance with the Development Application and
Exterior Elevation Drawings and Main Floor Plans dated November 19, 2004 and
updated on May 12, 2005.
5. If in the future a need for additional parking is determined,the property owner will be
required to provide for the additional 22 parking stalls on the property. The land
currently designated as storm water detention must be banked to provide for the
additional parking area.
6. The gymnasium building shall not be used for assembly pertaining to any religious
function and shall not be used when the prayer hall is in use for prayer services or
other religious/community functions.
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 maybe
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.
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.
0. 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.
Section 4. That this ordinance shall be in full force and effect immediately after its
passage in the manner provided by law.
Ed Schock, Mayor
Presented: June 8, 2005
Passed: June 8, 2005
Omnibus Vote: Yeas: 7 Nays: 0
Recorded: June 9, 2005
Published:
Attest:
Sa4D,t/t-6— /11Ace-C.< --
Dolonna Mecum, City Clerk
f
FINDINGS OF FACT March 21 2005
Planning and Development Commission City of Elgin,Illinois
SUBJECT
Consideration of Petition 03-05 Requesting a Map Amendment From CF Community Facility
District to PCF Planned Community Facility District and ARC Arterial Road Corridor Overlay
District;Property Located at 1280 Bluff City Boulevard,By Mohammad A.Saleem as Applicant and
Owner.
BACKGROUND
Requested Action: Map Amendment
Current Zoning: CF Community Facility District
ARC Arterial Road Corridor Overlay District
r Proposed Zoning: PCF Planned Community Facility District
ARC Arterial Road Corridor Overlay District
Intended Use: Institute of Islamic Education Campus
Property Location: 1280•Bluff City Boulevard
Applicant and Owner: Mohammad A. Saleem
Staff Coordinator: Sarosh Saher,Urban Design&Preservation Specialist
LIST OF EXHIBITS
A. Location Map (see attached)
B. Zoning Map (see attached)
C. Parcel Map (see attached)
D. Aerial Map (see attached)
ri. E. Environmental Map (see attached)
F. Site Photos (see attached)
Exh; bi +
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Findings of Fact Community Development Group
Petition 03-05 March 21, 2005
G. Development Plan (see attached)
H. Draft PCF Ordinance (see attached)
BACKGROUND
An application has been filed by Mohammad A. Saleem, requesting a map amendment from CF
Community Facility District to PCF Planned Community Facility District and ARC Arterial Road
Corridor Overlay District. The property is located at 1280 Bluff City Boulevard(see exhibits A-F).
The applicant proposes to construct two new buildings on the property to house a new prayer hall
and gymnasium. The gymnasium will be used by students attending the existing school on the
property while prayer hall will be used both by students and the congregation for prayer services and
religious events. Off-street parking will be provided along with landscaping. A new wrought iron
ornamental fence will be constructed along the east and west property lines to match that along the
south property line. New signage is proposed to be installed in conformance with the zoning
ordinance (see exhibits G &H).
[ The subject property is located in the ARC Arterial Road Corridor Overlay District. Any new
[ building in the ARC district requires a public hearing and City Council approval.
FINDINGS
After due notice, as required by law, the Planning and Development Commission held a public
hearing in consideration of Petition 03-05 on March 21,2005. The applicant testified at the public
hearing and presented documentary evidence in support of the application. Public testimony was
presented. The Community Development Group submitted a Map Amendment Review, dated
March 16,2005:
The Planning and Development Commission has made the following findings concerning the
standards for planned developments:
A. Site Characteristics Standard. The suitability of the subject property for the intended
zoning district with respect to its size, shape, significant natural features (including
topography, watercourse and vegetation), and existing improvements.
Findings. The subject property is suitable for the intended zoning district with respect to the
site characteristics standard.
The subject property is an irregularly shaped parcel containing 175,546.8 square feet(4.03
acres) of land. The property is improved with a two story brick and block commercial
structure, an asphalt parking area and a gravel parking area.
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Findings of Fact Community Development Group
Petition 03-05 March 21,2005
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 proposed planned development with
respect to the sewer and water standard.
The subject property is served with municipal sewer and water systems of sufficient size and
depth to serve the existing building. New supply taps from Bluff City Boulevard will need to
be provided for each of the proposed new prayer hall and gymnasium. Storm water
management will be designed in accordance with applicable codes and ordinances.
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 along Bluff City Boulevard. It is bounded on the north by
Illinois Route 20, a regional east/west arterial road serving Elgin and neighboring
communities and Villa Street, which merges to the north of the property. Access to the
subject property is provided from two points along Bluff City Boulevard.
A total of 85 off street parking stalls are proposed to be provided.The capacity of the prayer
hall proposed by the applicant is 405 occupants. This is deficient by 22 stalls based on the
City's maximum required occupant load of the prayer hall of 429 occupants.The applicants
have agreed to bank land on the property to provide for additional parking in the future.This
will be provided in the area currently designated as detention. If the additional parking is
provided, detention will be provided underground.
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:
rek 1927: Out of City
1950: Out of City
1960: Out of City
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Petition 03-05 March 21, 2005
1962: Out of City
1992: M-1 Limited Manufacturing District
Present: CF Community Facility District
ARC Arterial Road Corridor District
The subject property was annexed to the City of Elgin in 1963 and zoned M-1 Limited
Manufacturing District. It was rezoned to CI Commercial Industrial District in 1992 as part
of a comprehensive amendment to the Zoning Ordinance. In 1999,the subject property was
rezoned to CF Community Facility District, in order to establish the existing school.
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.
Route 20 right of way is located to the north of the subject property and is zoned CF
Community Facility District. The areas located to the north and east of the subject property
are zoned CI Commercial Industrial District and are developed with commercial uses. The
area located to the south of the subject property is zoned GI General Industrial District and is
developed with an automobile salvage yard. The area located to the west of the subject
property is zoned CI Commercial Industrial 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 subject property is located in a neighborhood which has developed with a mix of
commercial and industrial 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 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. A PCF zoning district is most similar to,but departs from the
standard requirements of the CF zoning district.
The purpose and intent of the ARC Arterial Road Corridor Overlay District is to promote and
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Findings of Fact Community Development Group
Petition 03-05 March 21, 2005
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.
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.
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 subject property is currently suited for its use as a school due to its size and location in
proximity to a regional transportation network.
The proposed prayer hall is proposed to be built in white brick with a metal dome along with
architectural features characteristic of Islamic architecture.The gymnasium is also proposed
to be constructed in white brick and will be designed in a utilitarian style.The new wrought
iron ornamental fence along the east and west property lines along with the new landscaping
proposed to screen the mechanical units and parking lots on the property and the new signage
will serve to enhance the aesthetic character of the entire property.
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 developable areas of the subject property are designated "Institutional" by the 2005
Comprehensive Plan and Design Guidelines. The proposed planned development and
campus plan are in conformance with this designation.
Natural Preservation Standard. The suitability of the subject property for the intended
planned development with respect to the preservation of all significant natural features
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Findings of Fact Community Development Group
Petition 03-05 March 21, 2005
including topography,watercourses,wetlands, and vegetation.
Findings. The subject property is suitable for the intended planned development with
respect to the Natural Preservation Standard.
There are several mature trees scattered throughout the site.The existing trees located to the
south of the school building 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.
PLANNED DEVELOPMENT DEPARTURES AND EXCEPTIONS
A planned development may be granted certain departures from the normal standards,regulations,
requirements, and procedures of the Elgin Zoning Ordinance. The applicant is requesting the
following departures from the standard requirements of the PCF Planned Community Facility
District:
1. 19.30.135 (E.2.a)—Vehicle Use Area Setback. For a zoning lot of the size of the subject
property in the CF District,a parking lot is required to be setback a minimum of 10 feet from
a street lot line.The applicant is proposing to continue to maintain the existing parking lot at
the northwest corner of the property at a property line which is set back zero feet(a 100%
departure), in order to continue to provide emergency vehicular access to the rear of the
existing school building.
2. 19.30.135(El a)—Street Setback. For a zoning lot of the size of the subject property in the
CF District, an open fence, six feet in height, may be constructed if setback at least 28 feet
from the street lot line. The applicant is seeking a 23 foot (82 percent) variation of the
minimum required street building setback to install the proposed wrought iron ornamental
fence along the east and west property lines.The new fence will match the height and design
of the fence along the south property line. A variation allowing for the construction of the
existing 6 foot high fence along the south property line was approved by the Zoning &
Subdivision hearing Board on October 6, 2004 (Petition 73-04).
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Findings of Fact Community Development Group
Petition 03-05 March 21, 2005
SUMMARY OF FINDINGS,UNRESOLVED ISSUES,AND ALTERNATIVES
The Community Development Group has developed or identified the following findings,unresolved
issues, and alternatives:
A. Summary of Findings.
1. Positive Attributes. The applicant is proposing to construct the new prayer hall and
gymnasium in white brick. The area around the existing school building will be
improved with landscaping in the form of trees and shrubs that will serve to screen
mechanical equipment around the structure.Parking lots on the site will be screened
with landscaping on tree banks.A new wrought iron ornamental fence is proposed to
be constructed on the east and west property lines to match the fence along the south
property line,and all signage on the property will be brought into conformance with
the zoning ordinance.
2. Zoning District Standard. The subject property is suited for its use as a campus for
the school, prayer hall and gymnasium due to its size and location on a regional
transportation corridor.
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 03-05.On
a motion to recommend approval, subject to the following conditions,the vote was five(5)yes and
zero (0) no:
1. Substantial conformance to the Statement of Purpose and Development Application
submitted by Mohammad A. Saleem; and the prepared by Yusuf Shaikh Architects
dated November 19, 2004 and updated on March 9, 2005.
rob. 2. A new wrought iron ornamental fence will be constructed along the east and west
property lines to match that along the south property line.
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Findings of Fact Community Development Group
Petition 03-05 March 21, 2005
3. New signage will conform with the zoning ordinance.
4. Landscaping shall be provided to screen the existing and proposed parking lots and
buildings on the property in accordance with the Development Application and
Exterior Elevation Drawings and Main Floor Plans dated November 19, 2004 and
updated on March 9, 2005.
5. If in the future a need for additional parking is determined,the property owner will be
required to provide for the additional 22 parking stalls on the property. The land
currently designated as storm water detention must be banked to provide for the
additional parking area.
6. The gymnasium building shall not be used for assembly pertaining to any religious
function and shall not be used when the prayer hall is in use for prayer services or
other religious/community functions.
7. Compliance with all other applicable codes and ordinances.
Therefore, the motion to recommend approval of Petition 03-05 was adopted.
V a
J i Hurlbut, Chairman f
Planning and Development Commission
,j
Lauren Pruss, Secretary
Planning and Development Commission
r
8