G70-06 Ordinance No.G70-06
AN ORDINANCE
GRANTING A MAP AMENDMENT FROM
MFR MULTIPLE FAMILY RESIDENCE DISTRICT TO
CF COMMUNITY FACILITY DISTRICT
(Elgin City Park— 301 Willard Avenue)
WHEREAS, written application has been made requesting a map amendment from MFR
Multiple Family Residence District to CF Community Facility District;
WHEREAS, after due notice in the manner provided by law the Planning and
Development Commission conducted public hearings concerning said application and has
submitted its written findings and recommendations; and
WHEREAS, the City Council of the City of Elgin, Illinois, has reviewed and concurs
with the findings and recommendations 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 21, 2006 made by 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 19.07, Section 19.07.600 entitled "Zoning District Map" of the
Elgin Municipal Code, 1976, as amended, be and are hereby altered by including in the CF
Community Facility District, the following described property:
"The boundaries herein before laid out in the `Zoning District Map', as
amended, be and are hereby altered by including in the CF Community Facility
District, the following described:"
LOTS 1 AND 2 AND 37-39 IN KENILWORTH OAKS, UNIT #1, BEING A
SUBDIVISION OF PART OF THE SOUTHWEST QUARTER OF SECTION
18, TOWNSHIP 41 NORTH, RANGE 9 EAST OF THE THIRD PRINCIPAL
MERIDIAN, IN COOK COUNTY, ILLINOIS; AND
LOTS 3-36 IN KENILWORTH OAKS, UNIT #2, BEING A SUBDIVISION OF
PART OF THE SOUTHWEST QUARTER OF SECTION 18, TOWNSHIP 41
NORTH, RANGE 9 EAST OF THE THIRD PRINCIPAL MERIDIAN, IN
COOK COUNTY, ILLINOIS (PROPERTY COMMONLY KNOWN AS
301 WILLARD AVENUE).
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Section 2. That this ordinance shall be full force and effect immediately after its passage
in the manner provided by law.
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Presented: September 27, 2006
Passed: September 27, 2006
Omnibus Vote: Yeas: 7 Nays: 0
Recorded: September 28, 2006
Published:
Attest:
Dolonna Mecum, City Clerk
August 21, 2006
FINDINGS OF FACT
Planning and Development Commission City of Elgin,Illinois
SUBJECT
Consideration of Petition 61-06 Requesting a Map Amendment to Reclassify Property Located in a
MFR Multiple-Family Residential District to CF Community Facility District;Property Located at
301 Willard Avenue; by the City of Elgin, as Applicant and Owner.
GENERAL INFORMATION
Requested Action: Map Amendment
Current Zoning: MFR Multiple-Family Residence District
Proposed Zoning: CF Planned Community Facility District
tow Existing Use: Vacant Land
Property Location: 301 Willard Avenue
Applicant: City of Elgin
Staff Coordinator: Jan Ward, Senior 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)
elk G. Statement of Purpose and Conformance (see attached)
H. Site Plan (see attached)
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Findings of Fact Planning and Development Commission
Petition 61-06 August 22, 2006
I. Standards for Map Amendments (see attached)
BACKGROUND
An application has been filed by the City of Elgin,requesting a zoning map amendment from MFR
Multiple-Family Residence District to CF Community Facility District. The subject property is
located at 301 Willard Avenue(reference Exhibits A, B, C,D, E and F).
The City of Elgin is proposing to develop an 8.43 acre neighborhood park on this vacant parcel. The
proposed park amenities include a handicapped accessible playground,one(1)picnic shelter,two(2)
soccer fields,three(3)basketball courts,a walking trail,and a skate park. Several isolated wetland
areas exist on the subject property and will be restored to their natural state (reference Exhibit G).
FINDINGS
After due notice, as required by law, the Planning and Development Commission held a public
hearing in consideration of Petition 61-06 on August 7, 2006. The applicant testified at the public
hearing and presented documentary evidence in support of the application. Additional public
testimony was presented. The Community Development Group submitted a Map Amendment
Review, dated July 28, 2006. The Planning and Development Commission continued the public
hearing to August 21,2006 in order to obtain additional testimony from the City of Elgin's Parks and
Recreation Department and the Police Department.
The Planning and Development Commission reopened the public hearing in consideration of Petition
61-06 on August 21,2006. Representatives from the Parks and Recreation Department and Police
Department testified at the public hearing and presented documentary evidence in support of the
application. No additional public testimony was presented.
The Planning and Development Commission has made the following general findings:
A. Site Characteristics Standard. The suitability of the subject property for the intended
zoning district with respect to its size, shape, significant natural features (including
topography, watercourse and vegetation), and existing improvements.
Findings. The subject property is suitable for the intended zoning district with respect to the
site characteristics standard.
The subject property is a regularly shaped parcel containing approximately 8.43 acres of land.
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Several isolated wetland areas exist 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.
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Findings of Fact Planning and Development Commission
Petition 61-06 August 22, 2006
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Findings. The subject property is suitable for the proposed planned development with
respect to the sewer and water standard.
Municipal sanitary sewer and water mains are currently present at the subject property.
Stormwater control will be provided on site through various methods including storm sewer,
detention,and retention facilities,in accordance with all local,state,and federal regulations.
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 has frontage along both Willard and Sadler Avenues, which are
collector and local streets,respectively. Parking will be provided in conformance with the
Off-Street Parking Ordinance.
elik 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 was zoned as follows for the years listed:
1927: B Residential District
1950: A Residential District
1960: F Industrial District
1962: R5 General Residence District
1992: R4 General Residence District
Present: MFR Multiple-Family Residence District
The subject property is currently vacant land. The Casa Linda apartments previously
occupied this parcel. In 1993,the City of Elgin purchased the complex and,due to flooding,
fire, and public health and safety issues,the structures were demolished in 1995.
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 61-06 August 22, 2006
The areas located to the north,west and south of the subject property are primarily zoned CI
Commercial Industrial District and are developed with commercial and industrial uses. Old
Oak Estates Mobile Home Park is located to the east of the subject property and Villa Garden
Estates Trailer Park is located to the southeast. These developments are zoned MFR
Multiple-Family Residence District.
Chicago Street is located to the north of the subject property and Villa Street is south. These
corridors have developed with commercial land uses including both retail and service
businesses such as restaurants,motor vehicle related establishments,lodging and recreational
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 surrounded by light industrial land uses and established mobile home
parks. Willard Avenue has developed with uses such as motor vehicle repair, parts,
recycling, sales and impoundment services, commercial operations yards, and
complementary businesses. The proposed CF Community Facility District is suitable for this
site as it will provide open space and recreation amenities for the surrounding businesses and
nearby residence district.
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 CF Community Facility District is to provide for the development and
protection of various community facilities with both standard and planned land use and site
design regulations. In general, community facilities provide governmental, recreational,
educational, health, social,religious, and transportation services to the community on a for-
profit or on a not-for-profit basis.
The purpose and intent of the CF Community Facility District is to recognize a major land
use category and pattern of development that exists within the City,and to provide standards
for the location and requirements for site design of community facilities.
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 CF
Community Facility District.
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Findings of Fact Planning and Development Commission
Petition 61-06 August 22, 2006
The applicant is proposing to rezone the subject property from MFR Multiple-Family
Residence District to CF Community Facility District. The development of a park is
proposed for this area which is deficient in open space and park land. The proposed CF
Community Facility District is appropriate for this land use. The subject property is suitable
for this district based on size, location and the purpose and intent of the CF Community
Facility District.
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"Parks and Open Space"on the Land Use Plan exhibit
in the Elgin Comprehensive Plan and Design Guidelines. This land use designation includes
areas intended as natural open space and land areas along water features. Additionally,this
designation includes areas designated for active and passive parks,trails,athletic fields,and
golf courses.
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 subject property,which is currently vacant,will be utilized for
public purposes. The proposed amendment will allow the development of an 8.43 acre
neighborhood park,thereby providing open space and recreational resources in an area
where a deficiency exists.
The proposed park amenities include a handicapped accessible playground, one (1)
picnic shelter,two(2)soccer fields,three(3)basketball courts,a walking trail,a skate
park,and a parking lot. Several isolated wetland areas exist on the subject property and
will be restored to their natural state.
2. Comprehensive Plan. The subject property is designated as"Parks and Open Space"
on the Land Use Plan exhibit in the Elgin Comprehensive Plan and Design Guidelines.
This land use designation includes areas intended as natural open space and land areas
along water features. Additionally,this designation includes areas designated for active
and passive parks,trails, athletic fields, and golf courses.
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Findings of Fact Planning and Development Commission
Petition 61-06 August 22, 2006
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 61-06. 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 information contained in the Petitioner's Statement of Purpose
and Conformance,dated July 28,2006.
elk 2. Conformance with all applicable codes and ordinances.
Therefore,the motion to recommend approval of Petition 61-06 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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