G67-07 Ordinance No. G67-07
AN ORDINANCE
AMENDING ORDINANCE NO. G51-00 CLASSIFYING PROPERTY IN THE
PCF PLANNED COMMUNITY FACILITY DISTRICT
(335 Locust Street-St. Edward High School)
WHEREAS, written application has been made to amend the PCF Planned Community
Facility District Ordinance No. G51-00 to allow for night sports events at the existing sports field
at the property located at 335 Locust Street; and
WHEREAS, the Planning and Development Commission has conducted a public hearing
concerning said application and has submitted its written findings and recommendation; and
WHEREAS, the City Council of the City has reviewed 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 September 17, 2007 made by the Planning and Development Commission, a copy of which
ris attached hereto and made a part hereof by reference as Exhibit A.
Section 2. That Ordinance No G51-00, entitled "An Ordinance Reclassifying Property
from the RC3 Residence Conservation District and the CF Community Facility District to PCF
Planned Community Facility District", passed August 9, 2000, be and hereby is amended in its
entirely as set forth in the following provisions of this ordinance.
Section 3. That Chapter 19.07, Section 19.07.600 entitled "Zoning District Map" of the
Elgin Municipal Code, 1976, 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 excluding from the CF Community Facility District
and RC3 Residence Conservation District and including in the PCF Planned
Community Facility District, the following described property:
THAT PART OF LOTS 11 AND 15 OF WILLIAM C. KIMBALL'S
ADDITION TO ELGIN, LOT 1 OF CONRAD BECKLINGER'S ADDITION
TO ELGIN, KANE CO, ILL, AND LOTS 2 THROUGH 6 INCLUSIVE AND
VACATED CROSBY STREET IN L.C. BECKLINGER'S SUBDIVISION ALL
ABOVE BEING A SUBDIVISION OF PART OF SECTION 14, TOWNSHIP
41 NORTH, RANGE 8 EAST OF THE THIRD PRINCIPAL MERIDIAN,
DESCRIBED AS FOLLOWS: COMMENCING AT THE NORTHEAST
CORNER OF AFORESAID LOT 11; THENCE WESTERLY, ALONG THE
NORTHERLY LINE OF SAID LOT 11 ALSO BEING THE SOUTHERLY
LINE OF LOCUST STREET, A DEED DISTANCE OF 459.3 6 FEET;
THENCE SOUTHERLY, PARALLEL TO THE EAST LINE OF SAID LOT 11,
A DEED DISTANCE OF 219.08 FEET FOR THE POINT OF BEGINNING,
SAID POINT BEING THE SOUTHEASTERLY CORNER OF LAND
DESCRIBED IN WARRANTY DEED TO ANDREW FOHD BY DEED
DATED NOVEMBER 22, 1865 IN BOOK 85 PAGE 226 IN THE
RECORDERS OFFICE OF KANE COUNTY, THENCE NORTHEASTERLY
ALONG THE NORTHEASTERLY EXTENSION OF THE SOUTH LINE OF
SAID ANDREW FOHD LANDS TO A POINT 396.36 FEET WESTERLY (AS
MEASURED AT RIGHT ANGLES THERETO) THE EASTERLY LINE OF
SAID LOT 11;THENCE SOUTHERLY PARALLEL TO THE EAST LINE OF
SAID LOT 11 TO THE SOUTH LINE OF SAID LOT 11 AND THE NORTH
LINE OF AFORESAID LOT ;15; THENCE NORTH 67 DEGREES 24
MINUTES 57 SECONDS EAST ALONG SAID NORTH LINE TO THE
NORTHEASTERLY CORNER OF SAID LOT 15; THENCE SOUTH 22
DEGREES 41 MINUTES 17 SECONDS EAST, ALONG THE EASTERLY
LINE OF SAID LOT 15, A DISTANCE OF 418.88 FEET TO THE
NORTHERLY LINE OF LOT 1 IN B-B- RAYMONDS 2ND ADDITION TO
ELGIN, IN THE ABOVE SAID SECTION 14; THENCE NORTH 89
DEGREES 56 MINUTES 56 SECONDS WEST, ALONG SAID NORTH LINE,
A DISTANCE OF 518.69 FEET TO THE SOUTHWEST CORNER OF LOT 6
IN AFORESAID L.C. BECKLINGER'S SUBDIVISION; THENCE NORTH 22
DEGREES 43 MINUTES 02 SECONDS WEST, ALONG THE WESTERLY
LINE OF SAID L.C. BECKLINGER'S SUBDIVISION, ALSO BEING THE
EASTERLY LINE OF ELM STREET, A DISTANCE OF 310.85 FEET TO
THE NORTHWESTERLY CORNER OF LOT 2 IN SAID L.C.
BECKLINGER'S SUBDIVISION; THENCE NORTH 67 DEGREES 16
MINUTES 58 SECONDS EAST, ALONG THE NORTHERLY LINE OF SAID
LOT 2, A DISTANCE OF 116.75 FEET TO THE NORTHEASTERLY
CORNER OF SAID LOT 2; THENCE NORTH 22 DEGREES 43 MINUTES 02
SECONDS WEST, ALONG THE EASTERLY LINE OF LOT 1 IN SAID L.C.
BECKLINGER'S SUBDIVISION, ALSO BEING THE WESTERLY LINE OF
LOT 1 IN AFORESAID CONRAD BECKLINGER'S ADDITION TO ELGIN,
KANE CO, ILL, A DISTANCE OF 94.55 FEET TO A POINT ON SAID LINE
THAT IS 77.58 FEET SOUTHEASTERLY FROM THE SOUTHERLY LINE
OF LOT 2 IN SAID CONRAD BECKLINGER'S ADDITION TO ELGIN;
THENCE NORTH 70 DEGREES 41 MINUTES 47 SECONDS EAST, A
DISTANCE OF 65.01 FEET TO A POINT OF THE EASTERLY LINE OF
SAID LOT 1 THAT IS 213.30 FEET, AS MEASURED ALONG SAID
EASTERLY LINE, SOUTHERLY OF THE NORTHEASTERLY CORNER OF
SAID LOT 1;THENCE NORTH 70 DEGREES 41 MINUTES 47 SECONDS
EAST, ALONG THE LAST DESCRIBED COURSE, A DISTANCE OF 48.00
FEET; THENCE SOUTH 22 DEGREES 43 MINUTES 02 SECONDS EAST,
PARALLEL WITH THE EASTERLY LINE OF SAID LOT 1, A DISTANCE
OF 3.03 FEET TO THE SOUTHERLY LINE OF THE AFORESAID
2
WARRANTY DEED TO ANDREW FOHD; THENCE NORTH 67 DEGREES
24 MINUTES 57 SECONDS EAST, ALONG SAID SOUTHERLY LINE, A
DISTANCE OF 116.89 FEET TO THE POINT OF BEGINNING. SITUATED
IN THE CITY OF ELGIN, KANE COUNTY, ILLINOIS AND CONTAINING
4.94 ACRES MORE OR LESS.
ALSO THAT PART OF SAMUEL KIMBALL'S ADDITION TO ELGIN, J.C.
& W.H. KIMBALL'S PLAT OF THEIR ADDITION TO ELGIN AND
CHISHOLM'S ADDITION TO ELGIN, ALL ABOVE BEING A
SUBDIVISION OF PART OF SECTION 14, TOWNSHIP 41 NORTH, RANGE
8 EAST OF THE THIRD PRINCIPAL MERIDIAN, DESCRIBED AS
FOLLOWS: COMMENCING AT THE SOUTHEAST CORNER OF LOT 3 IN
BLOCK 2 OF AFORESAID CHISHOLM'S ADDITION TO ELGIN; THENCE
NORTH 89 DEGREES 56 MINUTES 48 SECONDS WEST, ALONG THE
SOUTH LINE OF SAID LOT 3, A DISTANCE OF 144.27 FEET TO THE
SOUTHWEST CORNER OF SAID LOT 3; THENCE NORTH OODEGREES 0
MINUTES 50 SECONDS EAST, ALONG THE WEST LINE OF SAID LOT 3,
A DISTANCE OF 10.00 FEET FOR THE POINT OF BEGINNING; THENCE
CONTINUING NORTH 00 DEGREE 08 MINUTES 50 SECONDS EAST,
ALONG THE WEST LINE OF SAID LOT 3 AND LOT 2 IN BLOCK 2 OF
SAID CHISHOLM'S ADDITION TO ELGIN, A DISTANCE OF 84.07 FEET
TO THE SOUTHEAST CORNER OF LOT 1 IN BLOCK 1 AFORESAID J.C.
& W.H. KIMBALL'S PLAT OF THEIR ADDITION TO ELGIN; THENCE
SOUTH 87 DEGREES 52 MINUTES 38 SECONDS WEST, ALONG THE
SOUTH LINE OF SAID LOT 1, A DISTANCE OF 107.34 FEET TO THE
SOUTHWEST CORNER OF SAID LOT 1;THENCE NORTH 06 DEGREES 15
MINUTES 11 SECONDS WEST, ALONG THE WEST LINE OF SAID LOT 1,
A DISTANCE OF 154.73 FEET TO THE NORTHWEST CORNER OF SAID
LOT 1; THENCE NORTH 67 DEGREES 10 MINUTES 11 SECONDS EAST,
ALONG THE NORTHERLY LINE OF LOT 1, ALSO BEING THE
SOUTHERLY LINE 0 LOCUST STREET, A DISTANCE OF 60.18 FEET TO
THE NORTHEASTERL CORNER OF SAID LOT 1; THENCE NORTH 23
DEGREES 32 MINUTES 4 SECONDS WEST, ALONG THE WESTERLY
LINE OF LOT 17 IN AFORESAID SAMUEL L. KIMBALL'S ADDITION TO
ELGIN, A DISTANCE OF 15.28 FEET TO THE NORTHWESTERLY
CORNER OF SAID LOT 17; THENCE NORTH 67 DEGREES 24 MINUTES
57 SECONDS EAST, ALONG THE NORTHERLY LINE OF SAID LOT 17
AND LOT 18 OF SAID SAMUEL L. KIMBALL'S ADDITION T ELGIN,
ALSO BEING THE SOUTHERLY LINE OF SAID LOCUST STREET, A
DISTANC OF 140.75 FEET TO THE WESTERLY LINE OF PERRY STREET
AS PLATTED IN AFORESAID CHISHOLM'S ADDITION TO ELGIN;
THENCE SOUTH 23 DEGREES 32 MINUTES 43 SECONDS EAST ALONG
SAID WESTERLY LINE, A DISTANCE OF 222.45 FEET TO AN ANGLE
POINT ALONG SAID WESTERLY LINE OF SAID PERRY STREET, A
DISTANCE OF 111.52 FEET TO THE INTERSECTION WITH PARALLEL
3
LINE THAT IS 10.00 FEET NORTHERLY, AS MEASURED
PERPENDICULAR, OF THE AFORESAID SOUTH LINE OF SAID LOT 3 ;
THENCE NORTH 89 DEGREES 56 MINUTES 48 SECONDS WEST, ALONG
SAID PARALLEL LINE, A DISTANCE OF 144.24 FEET TO THE POINT OF
BEGINNING. SITUATED IN THE CITY OF ELGIN, KANE COUNTY,
ILLINOIS AND CONTAINING 1.326 ACRES MORE OR LESS.
ALSO THAT PART OF LOTS 19, 20 AND 21 IN SAMUEL L. KIMBALL'S
ADDITION TO ELGIN AND ALL OF LOTS 1 AND 2 IN BLOCK 1 OF
CHISHOLM'S ADDITION TO ELGIN, BEING A SUBDIVISION OF PART
OF SECTION 14 TOWNSHIP 41 NORTH, RANGE 8 EAST OF THE THIRD
PRINCIPAL MERIDIAN, DESCRIBED AS FOLLOWS: BEGINNING AT
THE SOUTHEAST CORNER OF AFORESAID LOT 2 IN BLOCK 1 OF
CHISHOLM'S ADDITION TO ELGIN; THENCE SOUTH 89 DEGREES 47
MINUTES 34 SECONDS WEST, ALONG THE SOUTH LINE OF SAID LOT
2, ALSO BEING THE NORTHERLY LINE OF CROSBY STREET, A
DISTANCE OF 216.61 FEET TO THE SOUTHWEST CORNER OF SAID
LOT 2; THENCE NORTH 11 DEGREES 28 MINUTES 04 SECONDS WEST,
ALON THE WESTERLY LINE OF SAID LOT 2, ALSO BEING THE
EASTERLY LINE OF PERRY STREET, A DISTANCE OF 55.05 FEET TO
THE NORTHWEST CORNER OF SAID LOT 2 ALSO, BEING THE
SOUTHWEST CORNER OF AFORESAID LOT 1; THENCE NORTH 23
DEGREES 32 MINUTES 43 SECONDS WEST, ALONG SAID WESTERLY
LINE OF SAID LOT 1, ALSO BEING THE EASTERLY LINE OF PERRY
STREET, A DISTANCE OF 243.51 FEET TO THE NORTHERLY LINE OF
AFORESAID LOT 19 OF SAMUEL J. KIMBALL'S ADDITION TO ELGIN;
THENCE NORTH 67 DEGREES 24 MINUTES 57 SECONDS EAST, ALONG
SAID NORTHERLY LINE OF LOT 19 AND THE NORTHERLY LINE OF
AFORESAID LOT20, ALSO BEING THE SOUTHERLY LINE OF LOCUST
STREET, A DISTANCE OF 189.78 FEET TO THE WESTERLY LINE OF
ELM STREET; THENCE SOUTH 23 DEGREES 32 MINUTES 43 SECONDS
EAST, ALONG THE WESTERLY LINE OF ELM STREET AND EASTERLY
LINE OF AFORESAID LOT 1 IN BLOCK 1 OF CHISHOLM'S ADDITION
TO ELGIN, A DISTANCE OF 243.50 FEET TO THE NORTHEAST CORNER
OF AFORESAID LOT 2 IN BLOCK 1 OF CHISHOLM'S ADDITION TO
ELGIN; THENCE SOUTH 22 DEGREES 32 MINUTES 43 SECOND EAST
ALONG THE EASTERLY LINE OF SAID LOT 2 AND THE WESTERLY
LINE OF PERRY STREET, A DISTANCE 136.49 FEET TO THE POINT OF
BEGINNING. SITUATED IN THE CITY OF ELGIN, KANE COUNTY,
ILLINOIS AND CONTAINING 1.49 ACRES MORE OR LESS (COMMONLY
KNOWN AS 335 LOCUST STREET).
Section 4. That the City Council hereby grants the rezoning from RC3 Residence
Conservation District and Community Facility District to PCF Community Facility District at
335 Locust Street, subject to the following conditions:
4
r1. Purpose and Intent. The purpose of this PCF Planned Community Facility
f 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 services to the community on a for
profit or on a not for profit basis.
2. 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, as amended. The exclusion of such symbol shall not exempt
such word or phrase from the applicable supplementary regulation.
3. General Provisions. In this PCF Planned Community Facility District, the use
and development of land and structures shall be subject to the provisions of
Chapter 19.05, General Provisions, as may be amended from time to time, unless
a departure has been granted by City Council.
4. Zoning Districts - Generally. In this PCF Planned Community Facility District,
the use and development of land and structures shall be subject to the provisions
of Chapter 19.07 Zoning Districts, as may be amended from time to time.
5. Location and Size of District. CF Planned Community Facility Districts should
be located in substantial conformance to the official comprehensive plan. The
amount of land necessary to constitute a separate PCF 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. No departure from the required minimum size of a
PCF Planned Community Facility District shall be granted by the City Council.
6. Land Use. In this PCF Planned Community Facility District, the use and
development of land and structures shall be subject to the provisions of
Chapter 19.10, Land Use, of the Elgin Municipal Code, as amended. The
following land uses shall be the only land uses allowed as a permitted use in this
PCF zoning district:
Services Division.
1. "Elementary and Secondary Schools (821).
Miscellaneous Uses Division.
2. "Fences and walls" [SR] (UNCL).
3. "Loading facilities" [SR] (UNCL), exclusively "accessory" [SR],
subject to the provisions of Chapter 19.47, Off Street Loading.
4. "Parking lots" [SRI (UNCL), exclusively "accessory" [SR] to a use
allowed in the zoning district, subject to the provisions of
Chapter 19.45, Off Street Parking.
5
5. "Parking structures [SR] (UNCL), exclusively "accessory" [SR] to a use
allowed in the zoning district, subject to the provisions of Chapter
19.45, Off Street Parking.
6. "Refuse collection area" [SR].
7. "Storage tanks" [SR] (UNCL).
8. "Signs" [SR] (UNCL), subject to the provisions of Chapter 19.50 Signs.
9. "Temporary uses" [SR] (UNCL).
10. "Accessory structures" [SR] (UNCL) to the permitted uses allowed in
this PCF Planned Community Facility District, subject to the
provisions of Section 19.12.500, Accessory Structures and Buildings.
11. "Accessory use" [SRI (UNCL) to the permitted uses allowed in this
PCF Planned Community Facility District, subject to the provisions of
Section 19.10.400, Component Land Uses.
8. Site Design. In this PCF Planned Community Facility District, the use and
development of land and structures shall be subject to the provisions of Chapter 19.12,
Site Design, as may be amended from time to time.
9. Other Conditions. In this PCF Planned Community Facility District, the following
conditions will apply:
1. Substantial conformance to the Statement of Purpose and Conformance prepared
r.
2. by Richard Sanders, and dated May 26, 2000.
Substantial conformance to the Site Plan, Elevation Drawings, and Landscape
Plans for St. Edward Catholic High School, prepared by Landmark Engineering
Group, and Emma and Vasilion Architects, dated May 26, 2000.
3. The City of Elgin and the applicant agree that the applicant will not demolish any
additional residential structures without seeking an amendment to this planned
development and City Council approval.
4. The City of Elgin and the applicant agree that any future expansion of the campus
will be in an easterly direction.
5. The applicant must make a long term commitment to the provision of adequate
off street parking. This plan must be submitted and implemented with any future
zoning changes.
6. Compliance with all other applicable codes and ordinances.
7. Final transitional landscape yards between the project and the adjoining
residential properties to the west and the south are subject to approval by the
Community Development Group.
10. Additional Conditions. In this PCF Planned Community Facility District, the
following conditions will apply with respect to the installation of permanent lighting and
the conduct of nighttime events at the exterior athletic fields:
1. Substantial conformance to the Petitioner's Statement of Purpose and
Conformance, submitted with the development application prepared and signed
6
by Father Edward Seisser of Saint Edward Central High School, dated August 27,
2007.
2. The total number of nighttime events shall be limited to (10) ten events per
calendar year.
3. All main lights will be turned off by 10:30 P.M.
4. All trash and litter on adjoining streets and neighboring yards will be cleaned up
by the property owner at its cost on the night of and the morning following each
nighttime event.
5. The property owner must submit a parking plan for nighttime events to the Chief
of Police for approval prior to the issuance of any building permits for the
permanent lighting system. Such parking plan for nighttime events shall include,
among other matters, (1) the use of the St. Laurence Church parking facilities
providing for 81 offstreet parking spaces, (2) the use of the First Presbyterian
Church parking facilities providing for 35 offstreet parking spaces, (3) a
requirement that football players and coaches be required to park at the St.
Laurence Church parking facility and that volunteer workers be required to park
at the First Presbyterian Church parking facility, (4) signs shall be posted at the
parking lot of the subject property providing directions to the St. Laurence Church
and First Presbyterian Church parking facilities, (5) public address
announcements shall also be made during nighttime events advising the public
that illegally parked vehicles will be ticketed and towed and (6) the property
owner shall install trash receptacles around the exterior fields and at all exits of
the onsite parking areas.
6. The property owner shall be required to hire at its cost special duty police
officers(s) as determined by the Chief of Police to be present during all nighttime
events scheduled by the property owner. The property owner shall comply with
any traffic control plans as directed by the Chief of Police or such special duty
police officers.
7. Compliance with all other applicable codes and ordinances.
11. Off Street Parking. In this PCF Planned Community Facility District, the
location and design of driveways and off street parking facilities shall be subject
to the provisions of Chapter 19.45, Off-Street Parking, as may be amended from
time to time.
12. Off Street Loading. In this PCF Planned Community Facility District, off street
loading shall be subject to the provisions of Chapter 19.47, Off-Street Loading,
as may be amended from time to time.
13. Signs. In this PCF Planned Community Facility District, signs shall be subject to
the provisions of Chapter 19.50, Signs, as may be amended from time to time.
14. Planned Developments. In this PCF Planned Community Facility District, the
use and development of the land and structures shall be subject to the provisions
of Chapter 19.60, Planned Developments, as may be amended from time to time.
7
r 15. Conditional Uses. In this PCF Planned Community Facility District, application
for conditional uses shall be subject to the provisions of Chapter 19.65,
Conditional Uses, as may be amended from time to time.
16. Variations. In this PCF Planned Community Facility District, application for
variation shall be subject to the provisions of Chapter 19.70, Variations, as may
be amended from time to time.
17. 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, as may be amended
from time to time Section 3. That this ordinance shall be in full force and effect
from and after its passage in the manner provided by law.
Section 5. That this ordinance shall be in full force and effect from and after its passage
in the manner provided by law.
, f--C4Z4Z--
Ed Schock, Mayor
r Presented: November 14, 2007
Passed: November 14, 2007
Omnibus Vote: Yeas: 7 Nays: 0
Recorded: November 15, 2007
Published:
A\tteesst:
Diane Robertson, Cit Clerk
8
September 17,2007
rbk FINDINGS OF FACT
Planning and Development Commission City of Elgin, Illinois
SUBJECT
Consideration of Petition 46-07 Requesting an Amendment to PCF Planned Community Facility
District Ordinance Number G51-00, to Allow for Night Sports Events at the Existing Sports Field;
Property Located at 335 Locust Street by Saint Edward Central High School,as Applicant,and The
Catholic Diocese of Rockford, as Owner.
BACKGROUND
Requested Action: Map Amendment
Current Zoning: PCF Planned Community Facility District
Existing & Proposed Use: High School and Sports Field
Property Location: 335 Locust Street
Applicant: Saint Edward Central High School
Owner: Catholic Diocese of Rockford
Staff Coordinator: Denise Momodu, Associate 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. Development Plan (see attached)
H. Ordinance No G51-00 (see attached)
EXHIBIT A
Findings of fact Planning and Development Commission
Petition 46-07 September 17, 2007
I. Draft Planned Development Ordinances (see attached)
J. Related Correspondences (see attached)
BACKGROUND
An application has been filed by Saint Edward Central High School, requesting an amendment to
PCF Planned Community Facility District Ordinance Number G51-00, to allow for night sports
events at the existing sports field. The subject property is located at 335 Locust Street (reference
Exhibits A, B, C, D, E, and F).
The applicant is proposing to install permanent light standards and lights at the Greg True Sports
Field. The purpose of the lights is to allow the athletic department to host night games to increase
the attendance of fans and students. The proposed lights are designed with light shields,which direct
the light onto the field only, thus preventing any light spillage onto the adjoining residences. The
applicant is proposing to limit the number of night games to ten games (reference Exhibits G, H, I
and J).
GENERAL FINDINGS
After due notice, as required by law, the Planning and Development Commission held a public
hearing in consideration of Petition 46-07 on September 4, 2007. The applicant testified at the
public hearing. Objectors spoke at the public hearing and written correspondence has been submitted
(reference Exhibit J). The Community Development Group submitted a Map Amendment Review,
dated August 28, 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 is an irregularly shaped parcel containing 8.1 acres of land area.
Approximately 3.2 acres of the property are currently improved with high school facilities
constructed of masonry materials and a paved parking lot. The remaining 4.9 acres, is
situated to the East of Elm Street and consist of the Greg True Sports Field,bleachers,paved
parking lot and concession stands. There are no significant natural features located on the
subject property.
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Findings of fact Planning and Development Commission
Petition 46-07 September 17, 2007
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 with municipal water and sanitary sewer systems.
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 not suitable for the intended zoning district with respect to
the traffic and parking standard.
The subject property is located along Locust Street,Elm Street and Crosby Court. Elm Street
and Crosby Court are local streets serving the adjacent residential neighborhood directly
around the subject property. Locust Street is a collector serving the west portion of the city.
The subject property currently has 137 off street parking stalls available. Based on a total
euk seating capacity of the sports field of 800 a total of 200 off street parking stalls are required,
calculating the parking using one stall per four occupants of the largest assembly area. As
part of the prior map amendment approval in 2000, the applicant was required to make
provision for adequate off street parking. This plan must be submitted and implemented with
any future zoning changes.
The installation of permanent lights and the increased usage of the sports field after dark will
result in an increase in vehicular and pedestrian traffic and parking into the adjoining
residential neighborhood.
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
1950: B Residential
1960: B Residential
1961: B Residential
1962: R-3 Two Family Residence
- 3 -
• Findings of fact Planning and Development Commission
Petition 46-07 September 17, 2007
1992: R-3 Two Family Residence
Present: PCF Planned Community Facility
In 2000,the subject property was zoned PCF Planned Community Facility District as part of
a planned development application process.
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 not suitable for the intended zoning district with respect to
consistency and compatibility with surrounding land use and zoning.
The areas to the north, south, east and west of the existing high school facilities are zoned
RC3 Residence Conservation District have developed with single family and multiple family
homes. The proposed permanent light fixtures and increased usage of the sports fields after
dark are not consistent and compatible with the surrounding residential land uses and zoning.
F. Trend of Development Standard. The suitability of the subject property for the intended
zoning district with respect to consistency with an existing pattern of development or an
�/•• identifiable trend of development in the area.
Findings. The subject property is suitable for the intended zoning district with respect to
consistency with an existing pattern of development or an identifiable trend within the area.
The subject property is located within a mature residential neighborhood. City records
indicated the Saint Edward High School facility has operated at this location since 1944.
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.
Findings.The subject property is not 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 purpose and intent of the provisions of the planned developments is to accommodate
unique development situations, 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.
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:
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Findings of fact Planning and Development Commission
Petition 46-07 September 17, 2007
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.
The applicant is requesting an amendment to PCF Planned Community Facility District
Ordinance Number G51-00,to allow for night sports events at the existing sports field. The
subject property is surrounded by a mature residential neighborhood. The purpose and intent
of the RC3 Residence Conservation District is to conserve the urban residential environment
of the residential neighborhoods of the city. The proposed permanent light fixtures and
increased usage of the sports fields after dark resulting in an increase in the pedestrian and
vehicular movement in an established mature residential neighborhood creates an impact that
is not suitable for this neighborhood.
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"Medium Density Residential(4.1 —8.7 dwelling units
per net acres" by the Comprehensive Plan and Design Guidelines (2005). The Medium
Density Residential designation provides a wide range of residential uses, including single
family attached and detached homes,duplexes,and town homes. Appropriate locations offer
neighborhood access to collector roads, access to water and sanitary sewer systems, and
proximity to public safety services. The provision of park and open space is encouraged to
provide opportunities for recreation and access to bicycle and pedestrian trail networks.
Other uses allowed in this category may include neighborhood commercial centers,churches
and schools in locations deemed appropriate by the City. The proposed development is in
conformance with this designation.
Natural Preservation Standard. The suitability of the subject property for the intended
planned development with respect to the preservation of all significant natural features
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 present at the subject property worthy of
preservation.
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• Findings of fact Planning and Development Commission
Petition 46-07 September 17, 2007
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 not suitable for the intended planned development with
respect to the internal land use standard.
Evidence has been submitted or found that the proposed permanent lights and increased
usage of the sports field after dark will be located,designed,or operated in a manner that will
exercise undue detrimental influence on itself and surrounding property. The planned district
ordinance is intended to prevent undue detrimental influence on the proposed internal land
uses within the subject property 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 zoning ordinance. For the purposes of this section, the most
similar zoning district is the CF Community Facility District. The applicant is not requesting any
departure from the standard requirements of the CF Community Facility District:
rik
SUMMARY OF FINDINGS,UNRESOLVED ISSUES AND ALTERNATIVES
The Planning and Development has developed or identified the following findings,unresolved issues
and alternatives:
A. Summary of Findings
Negative Attributes: The areas to the north, south,east and west of the existing high school
facilities are zoned RC3 Residence Conservation District have developed with single family
and multiple family homes. The proposed permanent light fixtures and increased usage of
the sports fields after dark are not consistent and compatible with the surrounding residential
land uses and zoning. The proposed use will result in an increase in vehicular and pedestrian
traffic and parking into the adjoining residential neighborhood, and will exercise undue
detrimental influence on itself and surrounding property.
B. Summary of Unresolved Issues.
There are no unresolved issues.
C. Summary of Alternatives.
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•
Findings of fact Planning and Development Commission
Petition 46-07 September 17, 2007
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 the denial of Petition 46-07. On a motion
to recommend approval, subject to conformance with all applicable codes and ordinances,the vote
was three (3) yes, and four(4) no.
1. Substantial conformance to the Petitioner's Statement of Purpose and Conformance,
submitted with the development application prepared and signed by Father Edward Seisser of
Saint Edward Central High School, dated August 27, 2007.
2. The total number of games shall be limited to ten games per school year.
3. All main lights will be turned off by 10:30 P.M.
4. All garbage on adjoining streets and neighboring yards will be cleaned up the following day
after an event.
5. The applicant must submit a parking plan prior to the issuing of any building permits.
6. Compliance with all other applicable codes and ordinances.
Therefore, the motion to recommend approval of Petition 46-07 failed.
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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