G23-07 • Ordinance No. G23-07
AN ORDINANCE
RECLASSIFYING CERTAIN PROPERTY AT 350 PARK STREET
(THE ELGIN ACADEMY CAMPUS)
WHEREAS, written application has been made to reclassify certain property located at
350 Park Street 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 19, 2007, 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 Northwest Quarter of Section 13, Township 41 North, Range 8 East of
the Third Principal Meridian described as Follows: Lot 27 of Phineas J. Kimball
Sr.'s Addition to Elgin, (also known as Lots 4 through 9 of H. Rosecran's
Subdivision of Lots 2,3,4,5,6 and part of Lot 27 of P. J. Kimball Sr's Addition);also
including Lots 1,2 and 3 of said Rosecran's Subdivision;' also, a strip of land
described as follows: Beginning at Southeast corner of said Lot 2; thence South
along the West line of Lot 4 of said subdivision to the Southwest corner of said lot;
thence West 16.50 feet to the East line of Lot 1 of said subdivision; thence North
along the East line of said Lot 1 to the South line of Lot 2 aforesaid; Thence East
along the South line of said lot 16.50 feet to the point of beginning; also including
that part of the West Half of Northwest Quarter of said Section 13 described as
follows: Beginning at a point 2 rods West from Northeast corner and on the North
line of Lot 26 of B. W. Raymond's Addition to Elgin; thence East on the North line
of Lots 26,25,24 and 23 of said Addition 24 rods more or less to the Northeast
corner of said Lot 23; thence North 13 rods; thence West parallel with the first
. described line about 24 rods to a point due North of the first starting place; thence
South 13 rods to the place of beginning; also including that part of Lot 25 of Phineas
J. Kimball's Sr. Addition to Elgin and also that part of the East Half of Northwest
Quarter of said Section 13, falling within a tract of land bounded as follows: to wit:
Commencing at a point on the North line of said Lot 25, 2.19 chains West from
Northeast corner of said lot; thence South parallel with the East line of said Lot 60
feet for the place of beginning; thence South on the same course to a point 80 feet
North from the South line of said lot; thence West parallel with the South line and
said South line extended to the East line of College Street; thence North along said
East line to a point 60 feet South from the South line of Lot 26 of said addition;
thence East to the place of beginning; also including Lots 23,24,25 and 26 of B. W.
Raymond's Addition to Elgin, (excepting therefrom that part described as follows:
the South 163.0 feet of Lot 25 (measured along the West line) and the South 163.0
feet of the West 121.0 feet of Lot 24 (measured along the South and West lines) of
said B. W. Raymond's Addition to Elgin); also including that part of Lot 27 of said
B.W. Raymond's Addition described as follows; Beginning at a point on the South
line of said Lot 27 that is 135.25 feet West of the Southeast corner of said Lot 26 of
B.W. Raymond's Addition; thence North and parallel with the East line of said Lot
27, and along the East line of a tract conveyed by Deed recorded February 24, 1873
and recorded in Book 143 on page 222 as Document No. 677, a distance of 181.50
feet to the Northeast corner of said tract; thence West along the North line of said
• tract to the West line of said Lot 27; thence North along said West line to the
Northwest corner thereof,thence East along the North line of said lot 99.0 feet to the
Northeast corner thereof; thence South along the East line of said lot 214.50 feet to
the Southeast corner thereof; thence West along the South line of said lot to the
point of beginning; also including the East 198.0 feet of Lot 1 of P. J. Kimball Sr.'s
Addition, and also the west 62 Feet 9 Inches of the south 181 feet 6 inches of lot 27
(except the west 5 feet of south 6 rods)of B. W.Raymond's addition to Elgin, all in
the City of Elgin, Kane County Illinois (Property Commonly Known as 350 Park
Street).
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 350 Park Street,
and legally described above,which shall be designed,maintained,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] or a "conditional 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:
Municipal Services Division
1. "Municipal facilities" [SR]
2. "Public parks, recreation, open space [SR] (UNCL)
Services Division
3. "Churches, covenants, monasteries, and temples" (8661)
4. "Colleges, universities, professional schools, and junior colleges" (822)
5. "Elementary and secondary schools" (82 1)
6. "Libraries" (823)
7. "Museums, art galleries, and botanical and zoological gardens" (841)
8. "Other schools and educational services" (829)
9. "Vocational schools" (824)
Construction Division.
10. "Contractors office and equipment areas" [SR] (UNCL).
Transportation, Communication and Utilities Division.
11. "Commercial antennas and antenna structures mounted on existing structures" [SR]
(UNCL).
12. 'Radio and television antennas" [SR] (UNCL).
13. "Satellite dish antennas" [SR] (UNCL).
• 14. "Treatment, transmission, and distribution facilities: poles, wires, cables, conduits,
laterals, vaults, pipes, mains, and valves" [SR] (UNCL).
Miscellaneous Uses Division.
15. "Fences and walls" [SR] (UNCL).
16. "Loading facilities" [SR] (UNCL),exclusively"accessory" [SR],subject to the provisions
of Chapter 19.47, Off Street Loading.
17. '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.
18. '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.
19. "Refuse collection area" [SR].
20. "Storage Tanks" [SR] (UNCL).
21. "Temporary uses" [SR] (UNCL).
22. "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.
23. "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. "Sporting and recreational camps" (7032)
2. "Arenas, sports fields, and stadiums" (UNCL)
3. "Child daycare services" (835)
4. "Institutional child daycare services" [SR] (835 1)
5. "Job training and vocational rehabilitation services" (833 1)
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. "Treatment, transmission, and distribution facilities: equipment, equipment buildings,
towers, exchanges, substations, regulators" [SR] (UNCL).
Miscellaneous Uses Division.
12. '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.
13. "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.
14. "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 use and development of land and structures shall be
subject to EMC Chapter 19.12, Site Design. The development of land and structures shall be
in substantial conformance with the following:
1. Substantial conformance to the Elgin Academy Campus Master Plan and Map
Amendment Application,compiled by Dahlquist and Lutzow Architects,Ltd.,dated
March, 2007, inclusive of:
a. Campus Site Master Plan, prepared by Dahlquist and Lutzow Architects,
Ltd., dated January 17, 2007.
b. Campus Parking Plan, prepared by Dahlquist and Lutzow Architects, Ltd.,
dated January 17, 2007.
C. Campus Signage Plan, prepared by Dahlquist and Lutzow Architects, Ltd.,
dated January 17, 2007.
d. Media, Science and Fine Arts Center Elevation Drawings and Floor Plans,
prepared by Dahlquist and Lutzow Architects,Ltd.,dated September 1,2006.
e. Parking Lot Landscape Plan, prepared by Dahlquist and Lutzow Architects,
Ltd., dated January 17, 2007.
f. Parking Lot Photometrics Plan, prepared by Dahlquist and Lutzow
Architects, Ltd., dated January 17, 2007.
• 2. Conformance to all other applicable codes and ordinances.
H. Site Design and Architectural Design Review. In this PCF zoning district, site design and
architectural design review of new buildings and building additions shall be in substantial
conformance with the Elgin Academy Campus Master Plan and Map Amendment
Application, compiled by Dahlquist and Lutzow Architects, Ltd., dated March, 2007, and
shall otherwise be subject to the provisions of Chapter 19.60,Planned Developments,of the
Elgin Municipal Code, 1976, as amended.
I. Off-Street Parking. In this PCF District, the location and design of off street parking shall
be in substantial conformance with the Elgin Academy Campus Master Plan and Map
Amendment Application,compiled by Dahlquist and Lutzow Architects,Ltd.,dated March,
2007, and shall otherwise 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.
K. Street Graphics. In this PCF District, street graphics shall be in substantial conformance
with a Program for Graphics described on the Campus Signage Plan, included in the Elgin
Academy Campus Master Plan and Map Amendment Application, compiled by Dahlquist
and Lutzow Architects, Ltd., dated March, 2007, and shall otherwise be subject to the
• provisions of Chapter 19.50, Street Graphics of the Elgin Municipal Code, 1976, as
amended.
NL. 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.
M. Planned Developments. In this PCF District, the use and development of the land and
structures shall be insubstantial conformance with the Elgin Academy Campus Master Plan
and Map Amendment Application,compiled by Dahlquist and Lutzow Architects,Ltd.,dated
March,2007; and for buildings and improvements not identified on the Master Plan,shall be
subject to the provisions of Chapter 19.60, Planned Developments of the Elgin Municipal
Code, 1976,as amended. The Development Administrator shall have the authority to review
and approve for construction all buildings and structures identified on the Elgin Academy
Campus Master Plan and Map Amendment Application,compiled by Dahlquist and Lutzow
Architects, Ltd., dated March, 2007.
N. 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, 1 976, as amended. A conditional use maybe 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
40 authorize such an application.
O. 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.
P. 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.
Q. 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
M ,
Presented: April 25, 2007
Passed: April 25, 2007
Omnibus Vote: Yeas: 7 Nays: 0
Recorded: April 25, 2007
Published:
Attest:
Dolonna Mecum, City Clerk
March 19, 2007
FINDINGS GS OF FACT
Planning and Development Commission City of Elgin, Illinois
SUBJECT
Consideration of Petition 15-07 Requesting a Zoning Map Amendment from CF Community Facility
District to PCF Planned Community Facility District to Approve a Campus Site Master Plan, and to
Permit the Construction of a Media, Science and Fine Arts Center in the ARC Arterial Road Corridor
District; Property located at 350 Park Street; by The Elgin Academy, as Applicant and Owner.
GENERAL INFORMATION
Requested Action: Zoning Map Amendment
Current Zoning: CF Community Facility District
ARC Arterial Road Corridor Overlay District
Proposed Zoning: PCF Planned Community Facility District
Existing Use: Private School
Property Location: 350 Park Street
Applicant/Owner: The Elgin Academy
Staff Coordinator: Tom Armstrong, Principal Planner
LIST OF EXHIBITS
A. Location Map A (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)
f- .EXHIBIT
G. Petitioner's Statement and Development Plan (see attached)
Findings of Fact Planning and Development Commission
Petition 15-07 March 19, 2007
H. Draft Ordinance (see attached)
I. Planned Development Standards (see attached)
BACKGROUND
An application has been filed by The Elgin Academy requesting a zoning map amendment from CF
Community Facility District to PCF Planned Community Facility District to approve a Campus Site
Master Plan, and to permit the construction of a Media, Science and Fine Arts Center in the ARC
Arterial Road Corridor District. The subject property is located at 350 Park Street(reference Exhibits
A, B, C, D, E, and F).
The Elgin Academy occupies approximately six acres of land, generally bounded by College Street,
Franklin Street, Dundee Avenue and Park Street. The proposed campus site master plan provides for
the construction of a new Media, Science and Fine Arts Center, for a future expansion to the Athletic
Center, and for new and relocated parking facilities within the campus area. The new Media, Science
and Fine Arts Center is proposed to be constructed to Leadership in Energy and Environmental Design
(LEED's) standards (reference Exhibits.G, H, and n.
FINDINGS
After due notice,as required by law,the Planning and Development Commission held a public hearing
inconsideration of Petition 15-07 on March 19,2007. The applicant testified at the public hearing and
presented documentary evidence in support of the application. No objectors were present. The
Community Development Group submitted a Map Amendment Review, dated March 14, 2007.
The Planning and Development Commission has made the following findings concerning the standards
for map amendments:
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 six acres of land. The property is generally
bounded by College Street,Franklin Street,Dundee Avenue and Park Street. The development
• of the school campus began with the opening of"Old Main" in 1852. Today, the campus
includes a number of education and administration buildings, and related off-street parking
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Findings of Fact Planning and Development Commission
Petition 15-07 March 19, 2007
facilities.
B. Sewer and Water Standard. The suitability of the subject property for the intended zoning
district with respect to the availability of adequate municipal water,wastewater treatment, and
storm water control facilities.
Findings. The subject property is suitable for the intended zoning district with respect to the
sewer and water standard.
The subject property is served by existing municipal sanitary sewer and water systems. The
proposed new Media,Science and Fine Arts Center, and the future Athletic Center addition will
be served from these existing systems.
Development of the school campus predates stormwater control regulations. The applicant is
requesting to pay a fee in lieu of developing stormwater management basins, which would be
designed to control the 100-year storm event. Some stormwater management practices will be
implemented to address stormwater quality issues caused by the increase in impervious cover on
the campus.
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 perimeter of the subject property is generally bounded by College Street,Dundee Avenue,
Franklin Street, and Park Street. Academy Place and Kimball Street extend into the campus
grounds. No modifications are proposed to the perimeter or on-site streets,with the exception
of some additional access drives related to proposed building and parking additions on the
campus.
At present, there are 141 parking stalls distributed amongst the parking lots on the school
campus. Eighteen parking stalls are proposed to be removed from the center of the campus to
create a traditional lawn area, or quad, between the campus buildings. These parking spaces
will be replaced with the construction of a new 31 space parking lot adjacent to the Sears
Gallery.
In total, 145 parking spaces will be required to meet the parking requirements at full build-out of
the campus. The campus master plan provides for the eventual development of parking
facilities to accommodate 161 vehicles. The parking will be phased in over time to stay ahead
. of the parking requirements dictated by the building program.
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Findings of Fact Planning and Development Commission
Petition 15-07 March 19, 2007
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.
Elgin Academy was chartered by the State of Illinois in 1839. The property occupied today by
Elgin Academy was purchased in 1855,and the first building,"Old Main",opened for classes in
1856. The Elgin Academy school campus was zoned CF Community Facility District in 1992
as a part of the comprehensive amendment to the Elgin Zoning Ordinance and Zoning Map.
The purpose of the requested zoning map amendment is to identify and approve the proposed
immediate and future improvements to the school campus.
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.
The Elgin Academy campus has been located on the subject property since 1856. The
surrounding neighborhoods have developed over time with the development of the school
campus.
The areas located to the northeast, south, and east of the school campus are zoned RC3
Residence Conservation District. The surrounding residential neighborhoods are developed
with single family dwellings and multiple family conversions. The Elgin Historic District is
located to the south of the campus, and includes the campus buildings located along Park Street.
The area located to the west of the school campus, and the properties located to the north and
south along Dundee Avenue are zoned for commercial and mixed-use development. The areas
located to the north and west along Dundee Avenue are zoned AB Area Business District. The
areas located to the south and west along Dundee Avenue are zoned CC2 Center City District.
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.
•
Development of The Elgin Academy campus started in 1856 with the opening of"Old Main".
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Findings of Fact Planning and Development Commission
Petition 15-07 March 19, 2007
� i
Since 1856, the school has expanded within the general campus boundaries comprised of
College Street, Dundee Avenue, Franklin Street, and Park Street.
G. Planned Development Districts 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. In general,community facilities provide governmental,recreational,educational,
health,social,religious,and transportation related services for the community on either a for-profit
or a not-for-profit basis. A PCF Planned Community Facility District is most similar to, but
departs from the standard requirements of the CF Community Facility District.
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.
Planned community facility districts should be located in substantial conformance to the official
comprehensive plan. The amount of land necessary to constitute a separate planned community
facility district exclusive of right of way,but including adjoining land or land directly opposite a
right of way shall not be less than two acres. No departure from the required minimum size of a
planned community facility district shall be granted by the city council.
Findings. The subject property is suitable for the intended zoning district with respect to
conformance to the provision for the purpose and intent, and the location and size of a PCF
Planned Community Facility District.
The proposed map amendment is in substantial conformance with the purpose and intent of the
planned development provisions of the Zoning Ordinance, and will provide for the orderly
expansion of The Elgin Academy school campus.The proposed planned development is located
in substantial conformance to the official comprehensive plan.
Elgin Academy has existed at this location since 1856 and the subject property has been zoned
CF Community Facility District since 1992.
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Findings of Fact Planning and Development Commission
Petition 15-07 March 19, 2007
}
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"Community Mixed-Use Center"in the Elgin Comprehensive
Plan and Design Guidelines(2005). This designation is mapped over downtown Elgin and its
immediate surrounding areas. The designation recognizes the mix of uses in and surrounding
the traditional and historic heart of the community. Recommended land uses include
commercial, residential, employment, educational, civic, and office uses, combined with a
cultural and entertainment focus that extends activities throughout the day.
I. 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.
There are no significant natural features on the subject property.
J. Internal Land Use. 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. The planned district ordinance is intended to prevent undue
detrimental influence on the proposed internal land uses within The Elgin Academy campus and
on surrounding properties.
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 and Subdivision Ordinances. This planned
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Findings of Fact Planning and Development Commission
Petition 15-07 March 19, 2007
development is proposed to be zoned PCF District. For the purposes of this section, the most similar
zoning district is the CF Community Facility District. The applicant is requesting the following
departures from the standard requirements of the zoning ordinance:
1. Section 19.35.135(E.La)—Building Setback,Street. In the CF District and based on the size
of the school campus,the required building setback from a street lot line is thirty(30)linear feet.
The proposed Media, Science and Fine Arts Center is set back ten (10) linear feet from the
Dundee Avenue street lot line (at the northwest corner of the building) and five (5) linear feet
from the Kimball Street lot line.
2. Section 19.50.070 D.1) — Monument Graphic, Type. All permanent ground graphics are
required to be monument graphics,which are supported by a solid base which is at least 80%the
width of the sign. The applicant is requesting to continue with the existing building
identification and wayfinding sign program on the campus,which includes double pole mounted
signs.
3. Section 19.50.070 (D.3) — Monument Graphic, Maximum Surface Area. The maximum
surface area for a monument graphic along a street with a thirty(30)mile per hour speed limit is
forty (40) square feet. The applicant is requesting to locate a monument graphic near the
Dundee/Kimball intersection,with a surface area of approximately fifty-seven(57)square feet.
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.
Positive Attributes. Elgin Academy has existed at its present location, adjacent to the historic
residential neighborhoods, since 1856. The proposed PCF District will provide for the orderly
expansion of the school campus within its present day boundaries.
Comprehensive Plan. The Elgin Academy campus is included in an area designated
"Community Mixed-Use Center" in the Elgin Comprehensive Plan and Design Guidelines
(2005). This designation is mapped over downtown Elgin and its immediate surrounding areas.
The designation recognizes the mix of uses in and surrounding the traditional and historic heart
of the community. Recommended land uses include commercial, residential, employment,
educational, civic, and office uses, combined with a cultural and entertainment_focus that
extends activities throughout the day.
• Planned Development Departures. The requested planned departures from the standard
requirements of the zoning ordinance are in keeping with the general design principles
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Findings of Fact Planning and Development Commission
Petition 15-07 March 19, 2007
associated with the ARC Arterial Road Corridor District. The reduced building setbacks from
Dundee Avenue and Kimball Street will draw the building closer to the corner of this prominent
intersection. The requested departures from the standard requirements of the sign ordinance will
allow the continuation of a building and wayfinding sign program that is appropriate for the age
and design of the school campus,and will allow appropriate signage to identify the new Media,
Science, and Fine Arts Center.
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 recommends approval of Petition 15-07. On a motion to
recommend approval, subject to conformance with all applicable codes and ordinances, the vote was
seven(7) yes, and zero (0) no.
1. Substantial conformance to the Elgin Academy Master Plan, compiled by Dahlquist and Lutzow
Architects, Ltd., dated March, 2007, with revisions as required by the Community Development
Group, Engineering Division, Fire Department, Legal Department, and Water Department,
inclusive of:
a. Campus Site Master Plan,prepared by Dahlquist and Lutzow Architects,Ltd.,dated January
17, 2007.
b. Campus Parking Plan,prepared by Dahlquist and Lutzow Architects,Ltd.,dated January 17,
2007.
C. Campus Signage Plan,prepared by Dahlquist and Lutzow Architects,Ltd.,dated January 17,
2007.
d. Media, Science and Fine Arts Center Elevation Drawings and Floor Plans, prepared by
Dahlquist and Lutzow Architects, Ltd., dated September 1, 2006.
e. Parking Lot Landscape Plan, prepared by Dahlquist and Lutzow Architects, Ltd., dated
January 17, 2007.
f. Parking Lot Photometrics Plan, prepared by Dahlquist and Lutzow Architects, Ltd., dated
January 17, 2007.
• 2. Conformance to all other applicable codes and ordinances.
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Findings of Fact Planning and Development Commission
Petition 15-07 March 19, 2007
Therefore, the motion to recommend approval of Petition 15-07 was adopted.
Respectfully submitted:
s/ John Hurlbut
John Hurlbut, Chairman
Planning and Development Commission
s/ Tom Armstrong
Tom Armstrong, Secretary
Planning and Development Commission
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