G60-05 Ordinance No. G60-05
AN ORDINANCE
RECLASSIFYING CERTAIN PROPERTY AT
215 St. THOMAS MORE DRIVE
(St. Thomas More Church and School)
WHEREAS, written application has been made to reclassify certain property located at
215 Thomas More Drive 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 June 20, 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:
That part of the Northwest quarter of Section 15,Township 41 North,Range 8 East
of the Third Principal Meridian, described as follows: Commencing at the
Northwest corner of said Section 15; thence Easterly along the North line of the
Northeast quarter of said Section 15 a distance of 437.58 feet; thence Southerly
parallel with the West line of the Northwest quarter of said Section 15 to the center
line of Highland Avenue Road; thence Southeasterly along the center line of
Highland Avenue Road a distance of 67.39 feet for the place of beginning; thence
Southerly parallel with the West line of the Northwest quarter of said Section 15 a
distance of 838.39 feet; thence Easterly along a line that forms an angle of 91
degrees 02 minutes to the left with the prolongation of the last described course a
distance of 831.42 feet; thence Northerly a distance of 670.73 feet to a point in the
center line of Highland Avenue Road that is 827.2 feet Southeasterly (measured
along said center line) from the place of beginning;thence Northwesterly along the
center line of Highland Avenue Road a distance of 827.2 feet to the place of
beginning. Containing 14.227 acres more or less and being situated in Elgin
Township,Kane County,Illinois(property commonly known as 215 Thomas More
Drive).
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 215 Thomas
More Drive,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. "Elementary and secondary schools" (8211)
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).
rok 8. "Other radio and television antennas" [SR] (UNCL).
9. "Other satellite dish antennas" [SR] (UNCL).
rm. 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 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 St. Thomas More Catholic Church Renovation and
Additions Plans, prepared by LZT/Filliung Architects, with a cover sheet date of
March 14, 2005.
2. The required number of parking spaces shall be provided and installed within 24
months of the issuance of an occupancy permit for the additions to the church.
3. Landscaping shall be installed in substantial conformance with the Landscape Plan
(Sheets L1.1 and L1.2) prepared by LZT/Filliung Architects, dated May 3, 2005.
Landscaping shall be installed in three phases as described on Sheet L1.1 of the
Landscape Plan with Phase 1 completed concurrent or prior to occupancy of the
building improvements,Phase 2 within 24 months thereafter,and Phase 3 within 24
months of the installation of the Phase 2 landscaping.
4. 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.
I. 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.
r"t 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
r'a'4 Presented: July 13, 2005
Passed: July 13, 2005
Omnibus Vote: Yeas: 7 Nays: 0
Recorded: July 14, 2005
Published:
Attest:
I ?)19-41-2/,--K
Dolonna Mecum, City Clerk
June 20, 2005
FINDINGS OF FACT
Planning and Development Commission City of Elgin, Illinois
SUBJECT
Consideration of Petition 23-05 Requesting a Map Amendment from CF Community Facility
District to PCF Planned Community Facility District;Property Located at 215 Thomas More Drive;
by The Catholic Diocese of Rockford, as Applicant and Owner.
GENERAL INFORMATION
Requested Action: Map Amendment
Current Zoning: CF Community Facility District
ARC Arterial Road Corridor Overlay District
Proposed Zoning: PCF Planned Community Facility District
ARC Arterial Road Corridor Overlay District
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Intended Use: St. Thomas More Church and School
Property Location: 215 Thomas More Drive
Applicant/Owner: The Catholic Diocese of Rockford
Staff Coordinator: Tom Armstrong, Principal Planner
LIST OF EXHIBITS
A. Location Map (see attached)
B. Zoning Map (see attached)
C. Parcel Map (see attached)
D. Aerial Map (see attached)
E. Environmental Map (see attached)
F. Site Photos (see attached)
G. Draft PCF Ordinance (see attached)
EXHIBIT A
Findings of Fact Planning and Development Commission
Petition 23-05 June 20, 2005
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H. Correspondence (see attached)
1. St. Thomas More Catholic Church Renovation and Additions Plans, (see attached)
prepared by LZT/Filliung Architects
J. Standards for Planned Developments (see attached)
BACKGROUND
An application has been filed by the Catholic Diocese of Rockford,requesting a Map Amendment
from CF Community Facility District to PCF Planned Community Facility District for property
located in an ARC Arterial Road Corridor Overlay District. The subject property is located at 215
Thomas More Drive (reference Exhibits A, B, C, D, E, and F).
The Catholic Diocese of Rockford is proposing to expand and renovate an existing building to
provide additional worship space,expand office space and add several meeting rooms and associated
support uses (reference Exhibits G, H, I and J).
FINDINGS
After due notice, as required by law, the Planning and Development Commission held a public
hearing in consideration of Petition 23-05 on June 6, 2005. The applicant testified at the public
hearing and presented documentary evidence in support of the application. No additional public
testimony was presented. The Community Development Group submitted a Map Amendment
Review, dated May 27, 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 contains approximately 13.7 acres. The property is improved with a
church,rectory, school building, and related off-street parking.
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.
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Findings of Fact Planning and Development Commission
Petition 23-05 June 20, 2005
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 water and sanitary sewer systems. The design
of stormwater management systems is subject to compliance with the provisions of the Kane
County Stormwater Ordinance.
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 at the southeast corner of West Highland Avenue and Thomas
More Drive. West Highland Avenue functions as an arterial street. Thomas More Drive
functions as a local street.
Vehicular access to the property is from two points on West Highland Avenue and two points
on Thomas More Drive. A total of 222 off-street parking spaces are required to serve the
church. A total of 202 spaces, all conforming to required stall dimensions and drive aisle
widths, are provided.
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.
St. Thomas More Church annexed the property to the City in 1959 for the purposes of
constructing a church and school. The property was zoned "A"- Residence District until
1962, when it was reclassified to R-2 Single Family Residence District as a part of a
comprehensive amendment to the zoning ordinance and zoning map. It was reclassified
again in 1992 as a part of the most recent comprehensive amendment to the zoning ordinance
and zoning map.
E. Surrounding Land Use and Zoning Standard. The suitability of the subject property for
the intended zoning district with respect to consistency and compatibility with surrounding
land use and zoning.
Findings. The subject property is suitable for the intended zoning district with respect to
consistency and compatibility with surrounding land use and zoning.
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Findings of Fact Planning and Development Commission
Petition 23-05 June 20, 2005
The areas located to the south and east of the subject property are zoned RC1 Residence
Conservation District, and are improved with single family residences.
The area located to the west of the subject property is zoned CF Community Facility District,
and is improved with a church.
A portion of the area located to the north of the subject property is located in unincorporated
Kane County, and is improved with single family residences. The area located within the
corporate limits is zoned PRC Planned Residence Conservation District, and is improved
with townhomes.
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 surrounded by established residential neighborhoods,most of which
developed during the 1970's and 1980's.
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
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.
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Findings of Fact Planning and Development Commission
Petition 23-05 June 20, 2005
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 additions complement and add to the architectural design of the existing
facilities,and are sympathetic to the views from neighboring properties and West Highland
Avenue.
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"low density residential"on the Land Use Plan Map. The
low density residential designation provides for the development of conventional single
family detached homes. Appropriate locations offer access to collector roads, access to
municipal water and sanitary sewer systems, and proximity to public safety services. The
provision of parks and open space is encouraged to provide opportunities for recreation and
access to pedestrian and bicycle trail systems. Other uses allowed in this category include
neighborhood commercial centers,churches,and schools in locations deemed appropriate by
the City.
Natural Preservation Standard. The suitability of the subject property for the intended
planned development with respect to the preservation of all significant natural features
including topography, watercourses, wetlands, and vegetation.
Findings. The subject property is suitable for the intended planned development with
respect to the Natural Preservation Standard.
The property is relatively flat. Existing landscaping has been installed over time with the
development of the 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 23-05 June 20, 2005
The property is improved with a church, rectory, school, and related parking facilities.
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 applicant proposes to expand St. Thomas More Church in a
manner which is sensitive to the existing architectural design of the building, and is
sympathetic to the views from neighboring properties and West Highland Avenue.
2. Zoning District. The subject property is ideally suited for its use as a church and
school due to its location along an arterial street and on the edge of a neighborhood
area.
B. Summary of Unresolved Issues.
The Planning and Development Commission is requesting that the required number of
parking spaces and required landscaping associated with the parking facilities be provided
within 24 months of the issuance of an occupancy permit for the additions to the church.
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 23-05.
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 St. Thomas More Catholic Church Renovation and Additions
Plans, prepared by LZT/Filliung Architects, subject to revisions requested by the Community
Development Group (required number of parking spaces and required parking lot landscaping)
and Engineering Department.
2. The required number of parking spaces shall be provided and installed within 24 months of the
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Findings of Fact Planning and Development Commission
Petition 23-05 June 20, 2005
issuance of an occupancy permit for the additions to the church.
3. Landscaping shall be installed in substantial conformance with the Landscape Plan(Sheets L1.1
and L1.2) prepared by LZT/Filliung Architects, dated May 3, 2005. Landscaping shall be
installed in three phases as described on Sheet L1.1 of the Landscape Plan with Phase 1
completed concurrent or prior to occupancy of the building improvements, Phase 2 within 24
months thereafter, and Phase 3 within 24 months of the installation of the Phase 2 landscaping.
4. Compliance with all other applicable codes and ordinances.
Therefore, the motion to recommend approval of Petition 23-05 was adopted.
s/ John Hurlbut
John Hurlbut, Chairman
Planning and Development Commission
s/ Tom Armstrong
Tom Armstrong, Secretary
Planning and Development Commission
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