G23-07 (2) 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.
rik 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 ofPhineas
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" (821)
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] (8351)
5. "Job training and vocational rehabilitation services" (8331)
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
rik 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.
r
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.
J. 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.
L. Amendments. In this PCF District, application for text and map amendments shall be
subject to the provisions of Chapter 19.55,Amendments.A text and map amendment may be
requested by an individual lot or property owner for a zoning lot without necessitating that all
other property owners in this PCF zoning district authorize such an application.
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 Dahiquist 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, 1976,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
authorize such an application.
r
0. 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 maybe 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.
s/Ed Schock
Ed Schock, Mayor
r
Presented: April 25, 2007
Passed: April 25, 2007
Omnibus Vote: Yeas: 7 Nays: 0
Recorded: April 25, 2007
Published:
Attest:
s/Dolonna Mecum
Dolonna Mecum, City Clerk
MOM
r