G6-08 Ordinance No. G6-08
AN ORDINANCE
GRANTING A MAP AMENDMENT FROM
SFR2 SINGLE FAMILY RESIDENTIAL DISTRICT TO
PAB PLANNED AREA BUSINESS DISTICT
(SMC Business Park, 2805 Weld Road)
WHEREAS, written application has been made requesting a map amendment from SFR2
Single Family Residence to PAB Planned Area Business District.
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 December 4, 2006,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
el* 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 PAB Planned Residence Business District the
following described property:
That part of West half of the Southwest Quarter of Section 16,and part
of the East half of Southeast Quarter of Section 16,all in Township 41
North, Range 8 East of the Third Principal Meridian, described as
follows: Beginning at the Northeast corner of Weldwood Oaks
Subdivision,a subdivision of part of Southwest Quarter of Section 16,
Part of Southeast Quarter of Section 17,and part of Northeast Quarter
of Section 20, Township and Range as foresaid; thence South 20
degrees 12 minutes 17 seconds West along the Easterly line of said
subdivision 1159.01 feet; thence South 86 degrees 29 minutes 49
seconds East 156.35 feet to a jog in the Westerly line of lot 11 in
Darlene McDermott's Subdivision, a subdivision of part of said
Southeast Quarter of Section 16,and part of paid Southeast Quarter of
Section 17, and part of said Northeast Quarter of said Section 20;
thence North 20 degrees 12 minutes 54 seconds East along said
Westerly line 483.37 feet measured (483.49 feet record) to the
Northwest corner of said lot; thence South 80 degrees 54 minutes 53
seconds East along the North line of said lot 436.33 feet
measured(436.39 feet record) to the Northeast corner thereof, (also
being in the Southwesterly Right of Way Line of US Route 20(Court
r'" Case No. 60-1166); thence North 14 degrees 14 minutes 25 seconds
West along said Southwesterly line 406.09 feet to an angle point in
said right of way;thence North 25 degrees 53 minutes 11 seconds West
along said Southwesterly line 147.46 feet measured (155.91 feet
record)to an angle point in said right of way;thence North 45 degrees
28 minutes 20 seconds West along said Southwesterly line 265.63 feet
measured (9265.79 feet record) to the point of beginning, in Elgin
Township,Kane County,Illinois(Property commonly known as 2805
Weld Road).
Section 3. That the City Council of the City of Elgin hereby grants the map amendment
to PAB Planned Area Business District for the property commonly known as 2805 Weld Road,and
legally described above,which shall be designed,developed,and operated subject to the following
provisions:
A. Purpose and Intent. The purpose and intent of this PAB zoning district is to
provide a planned commercial environment, subject to the provisions of Chapter
19.60 Planned Developments, of the Elgin Municipal Code, 1976, as amended.
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 PAB 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 PAB 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 PAB zoning district should be located in
substantial conformance to the official comprehensive plan. The amount of land
necessary to constitute a separate PAB 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 PAB zoning district,the use of land and structures shall be subject
to the provisions of Chapter 19.10, Land Use of the Elgin Municipal Code, 1976,as
amended. The following enumerated "land uses" [SR] shall be the only land uses
allowed as a"permitted use" [SR] in this PRB zoning district:
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Permitted Uses: The following enumerated land uses shall be the only land uses
allowed as a permitted use in this PAB Residence Business District:
Offices division:
1. "Offices" [SR] (UNCL).
Finance, insurance, and real estate division:
2. "Development sales offices" [SR] (UNCL).
3. "Finance, insurance, and real estate [H].
Services division:
4. "Advertising" (731).
5. "Automotive renting and leasing without drivers" (751).
6. "Barbershops" (724).
7. "Beauty shops" (723).
8. "Carpet and upholstery cleaning agents without plants on the premises"
(7217).
9. "Commercial, economic, sociological and educational research" (8732).
10. "Commercial, physical, and biological research" (8731).
11. "Computer programming, data processing, and other computer related
services" (737).
12. "Computer rental and leasing" (7377).
13. "Consumer credit reporting agencies, mercantile reporting agencies, and
adjustment and collection agencies" (732).
14. "Detective and guard services" (7381).
15. "Electrical and electronic repair shops" (7629).
16. "Engineering, accounting, research, management and related services"
(87).
17. "Garment pressing, and agents for laundries and dry cleaners" (7212).
18. "Home healthcare services" (808).
19. "Hotels and motels" [SR] (701).
20. "Job training and vocational rehabilitation services" (833).
21. "Laundry collecting and distributing outlets" (7211).
22. "Legal Services" (811).
23. "Libraries" (823).
24. "Mailing, reproduction, commercial art and photography and stenographic
services" (733).
25. "Management and public relations services" (874).
26. "Medical and dental laboratories" (807).
27. "Miscellaneous personal services not elsewhere classifies" (7299).
28. "Motion picture distribution and allied services" (782).
29. "Motion picture distribution and allied services" (781).
30. "News syndicates" (7383).
31. "Noncommercial research organizations" (8733).
32. "Offices and clinics of dentists" (802).
33. "Offices and clinics of doctors of medicine" (801).
34. "Offices and clinics of doctors of osteopathy" (803).
35. "Offices and clinics of other health practitioners" (804).
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36. "Personnel supply services" (736).
37. "Photofinishing laboratories" (7384).
38. "Photographic studios, portrait" (722).
39. "Professional sports operators and promoters" (7941).
40. "Radio and television repair shops" (7622).
41. "Security systems services" (7382).
42. "Shoe repair shops and shoeshine parlors" (725).
43. "Tax returns preparation services" (7291).
44. "Testing laboratories" (8734).
45. "Theatrical producers" (792).
46. "Videotape rental" (784).
47. "Vocational schools" (824).
48. "Watch, clock, and jewelry repair" (763).
Retail trade division:
49. "Apparel and accessory stores" (56).
50. "Automatic merchandising machine operators" (5962).
51. "Carryout restaurants" (5812).
52. "Catalog and mail order houses" (5961).
53. "Convenience food stores, operated on a twenty four(24)hour basis"
(5411).
54. "Direct selling establishments" (5963).
55. "Drinking places (alcoholic beverages)" (5813).
56. "Drugstores and proprietary stores" (591).
57. "Eating places" (5812).
58. "Florists" (5992).
59. "Food stores" (54).
60. "General merchandise stores" (53).
61. "Home furniture, furnishing and equipment stores" (57).
62. "Miscellaneous shopping goods stores" (5999).
63. "Miscellaneous shopping goods stores" (594).
64. "News dealers" (5994).
65. "Optical goods stores" (5995).
66. "Outdoor eating and drinking facilities" [SR] (UNCL).
67. "Tobacco stores" (5993).
Agricultural division:
68. "Dog grooming" (0752).
69. "Farm labor and management services" (076).
70. "Landscape counseling and planning" (0781).
71. "Lawn and garden services" (0782).
72. "Ornamental shrub and tree services" (0783).
73. "Veterinary services for household pets" [SR] (UNCL).
Construction division:
74. "Contractor's office and equipment areas" (0742).
Manufacturing division:
75. "Commercial printing occupying less that five thousand (5,000) square
feet of gross floor area" (2752).
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Transportation, communication, and utilities division:
76. "Amateur radio antennas" [SR] (UNCL).
I 77. "Arrangement of passenger transportation" (472).
78. "Arrangement of transportation of freight and cargo" (473).
79. "Branch united States post offices"(4311).
80. "Bus charter service operator's offices" (414).
81. "Cable and other pay television services" (484).
82. "Commercial antennas and antenna structures mounted on existing
structures" [SR] (UNCL).
83. "Communication services not elsewhere classified" (489).
84. "Intercity and rural bus transportation operators' office" (413).
85. "Loading facilities" [SR], exclusively "accessory" [SR] to a use allowed in
the zoning district; subject to the provisions of chapter 19.47 of this title
(UNCL).
86. "Local and suburban passenger transportation operators' offices" (411).
87. "Packing and crating" (4783).
88. "Radio and television antennas" [SR] (UNCL).
89. "Radio and television broadcasting stations" (483).
90. "Railroad operators' offices" (401).
91. "Satellite dish antennas" [SR] (UNCL).
92. "School bus operators' offices" (415).
93. "Taxicab operators' offices" (412).
94. "Telegraph and other message communications" (482).
95. "Telephone communications" (481).
96. "Treatment, transmission and distribution facilities: poles, wires, cables,
conduits, laterals, vaults, pipes, mains, and valves" [SR] (UNCL).
Miscellaneous uses division:
97. "Accessory structures" [SR](UNCL)to the permitted uses allowed in the AB
area business district, subject to the provisions of section 19.12.500 of this
title.
98. "Accessory uses" [SR] (UNCL)to the permitted uses allowed in the AB area
business district, subject to the provisions of section 19.10.400 of this title.
99. "Drive-through facilities" [SR], subject to the provisions of chapter 19.45
of this title.
100. "Fences and walls" [SR] (UNCL).
101. "Loading facilities" [SR] (UNCL), exclusively "accessory" [SR] to a
permitted use allowed in the AB area business district, subject to the
provisions of chapter 19.47 of this title.
102. "Outdoor display areas" [SR] (UNCL).
103. "Outdoor display lots" [SR] (UNCL).
104. "Parking lots" [SR] (UNCL),exclusively"accessory" [SR]to a permitted use
allowed in the AB area business district, subject to the provisions of chapter
19.45 of this title.
105. "Parking structures" [SR] (UNCL), exclusively "accessory" [SR] to a
permitted use allowed in the AB area business district, subject to the
provisions of chapter 19.45 of this title.
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106. "Refuse collection area" [SR].
107. "Signs [SR] (UNCL), subject to the provisions of chapter 19.50 of this title.
108. "Storage tanks" [SR] (UNCL).
109. Temporary uses [SR] (UNCL).
Conditional Uses: The following enumerated land uses shall be the only land uses
allowed as a conditional use in this PAB Planned Area Business District:
Municipal services division:
1. "Municipal facilities" [SR] on a zoning lot [SR] containing less that two(2)
acres of land.
Public administrative division:
2. "Public administrative" (J)on a zoning lot [SR] containing less that two (2)
acres of land.
Services division:
3. "Amusement parks" (7996).
4. "Arenas, sports fields, and stadiums" (UNCL).
5. "Ballrooms" (7911).
6. `Billiard and pool halls" (7999).
7. "Bingo parlors" (7999).
8. "Bowling centers" (7933).
9. "Car washes" [SR] (7542).
10. "Child daycare services" (835).
11. "Churches, convents, monasteries, and temples" (8661).
12. "Coin operated amusement establishments" (7993).
13. "Dance halls" (7911).
14. "Dance studios and schools" (791).
15. "Discotheques"(7911).
16. "Drive-in motion picture theaters" (7833).
17. "Funeral service"(726).
18. "Home child daycare services" [SR] (8351).
19. "Individual and family social services"(832).
20. "Membership organizations" (86).
21. "Membership sports and recreation clubs" (7997).
22. "Motion picture theaters" (7832).
23. "Organization hotels and lodging houses, on membership basis" (704).
24. "Other schools and educational services" (829).
25. "Physical fitness facilities" (7991).
26. "Sporting and recreational camps" (7032).
Retail trade division:
27. "Drive-in restaurant" (5812).
28. "Motor vehicle service stations" [SR] (835).
29. "Package liquor sales establishments" [SR] (835).
Agricultural division:
30. "Kennels" [SR] (0752).
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Wholesale trade division:
31. `Beer, wine, and distilled alcoholic beverages" (518).
32. "Lumber and other construction materials" (503).
Transportation, communication, and utilities division:
33. "Conditional commercial antenna tower" [SR] (UNCL).
34. "Conditional commercial antennas and antenna structures mounted on
existing structures" [SR] (UNCL).
35. "Courier services"(4215).
36. "Heliports" (458).
37. "Pipelines, except natural gas" (461).
38. "Other radio and television antennas" [SR] (UNCL).
39. "Other satellite dish antennas" [SR] (UNCL).
40. "Railroad tracks" (401).
41. "Child daycare services" (835).
42. "Water transportation" (44).
Miscellaneous uses division:
43. "Accessory structures" [SR] (UNCL) to the conditional uses allowed in the
AB area business district, subject to the provisions of section 19.12.500 of
this title.
44. "Accessory uses" [SR] (UNCL) to the conditional uses allowed in the AB
area business district, subject to the provisions of section 19.10.400 of this
title.
45. "Master signage plan" [SR],subject to the provisions of chapter 19.50 of this
eft title.
46. "Planned developments" [SR] (UNCL) on a zoning lot containing less than
two (2) acres of land, subject to the provisions of chapter 19.60 of this title.
Similar Uses: The following enumerated land uses shall be subject to classification
as a permitted use or as a conditional use in the AB area business district or in a less
restrictive zoning district, pursuant to subsection 19.10.400H of this title:
Services division:
1. "Business services not elsewhere classified" (7389).
2. "Laundry and garment services not elsewhere classified" (7219).
3. "Miscellaneous health and allied services not elsewhere classified" (809).
4. "Miscellaneous personal services not elsewhere classified" (7299).
5. "Miscellaneous repair shops and related services" (769).
6. "Services not elsewhere classified" (899).
7. "Social services not elsewhere classified" (839).
G. Site Design. In this PAB District,except as otherwise provided for herein,Lot 6 as
described in Section 2 shall be subject to the following conditions:
1. Substantial conformance to the Petitioner's Statement of Purpose and
Conformance,submitted with the development application prepared by Steve
Silva, Silva Architects; dated November 30, 2005.
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2. Substantial conformance to the Site Development Plan prepared by Silva
Architects, Ltd. and dated November 30, 2005 with revisions, dated
September 14, 2006.
3. Substantial conformance to the Landscape Plan prepared by Silva Architects,
Ltd. and dated November 30,2005 with revisions,dated September 14,2006.
4. Substantial conformance to the Building Elevations and Floor Plans prepared
by Silva Architects, Ltd. and dated November 30, 2005.
5. Substantial conformance to the Site Photometric Plan prepared by Connelly
Electric, Ltd. and dated November 21, 2005.
6. Substantial conformance to the Preliminary Engineering Plans (Sheets 1-5)
prepared by Gerald L. Heinz & Associates, Inc. and dated November 28,
2005 with revisions dated August 15, 2006.
7. Compliance with all other applicable codes and ordinances.
H. Off-Street Parking. In this PAB District, off street parking shall be subject to the
provisions of Chapter 19.45, Off Street Parking, of the EMC, as amended.
Off-Street Loading. In this PAB District, off street loading shall be subject to the
provisions of Chapter 19.47, Off Street Loading, of the EMC, as amended.
J. Signs.In this PAB District,signs shall be subject to the provisions of Chapter 19.50,
Signs of the Elgin Municipal Code, 1976, as amended.
K. Amendments. In this PAB 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 PAB zoning district
authorize such an application.
L. Planned Developments. In this PAB zoning district, the use and development of
the land and structures shall be subject to the provisions of Chapter 19.60,Planned
Developments of the Elgin Municipal Code, 1976,as amended. An application for a
planned development may be requested by an individual lot or property owner for a
zoning lot without requiring an amendment to this PAB zoning district and without
necessitating that all other property owners in this PAB zoning district authorize such
an application.
M. Conditional Uses. In this PAB zoning district,the use and development of the land
and structures shall be subject to the provisions of Chapter 19.65 Conditional Uses of
the Elgin Municipal Code, 1976,as amended.A conditional use may be requested by
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an individual lot or property owner for a zoning lot without requiring an amendment
to this PAB zoning district and without necessitating that all other property owners in
e"` this PAB zoning district authorize such an application.
N. Variations. In this PAB 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 PAB zoning district and without necessitating that all other property owners in
this PAB zoning district authorize such an application.
0. Subdivisions—Generally. The subdivision of the subject property and development
thereof shall comply with the subdivision regulations of the city,as amended,and the
Plat Act of the State of Illinois.
P. Appeals. Any requirement, determination, or interpretation associated with the
administration and enforcement of the provisions of this ordinance may be appealed
subject to the provisions of Chapter 19.75, Appeals of the Elgin Municipal Code,
1976, as amended.
Section 4. That this ordinance shall be in full force and effect immediately after its
passage in the manner provided by law.
.00,e3.-esietere."7—,-
Ed Schock, Mayor
Presented: January 23, 2008
Passed: January 23, 2008
Omnibus Vote: Yeas: 7 Nays: 0
Recorded: January 24, 2008
Published:
Attest:
Diane Robertson, City lerk
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December 4, 2006
FINDINGS OF FACT
Planning and Development Commission City of Elgin, Illinois
SUBJECT
Consideration of Petition 67-06 Requesting a Map Amendment from SFR2 Single Family Residence
District to PAB Planned Area Business District and PSFR2 Planned Single Family Residence
District,and Preliminary Plat Approval;to Permit the Establishment of Offices and Residences in the
ARC Arterial Road Corridor Overlay District; Property Located at 2895 Weld Road by SMC
Properties, LLC, as Applicants and Funk Properties, Ltd., as Owners.
BACKGROUND
Requested Action: Map Amendment
Current Zoning: SFR2 Single Family Residence District
Proposed Zoning: PSRF2 Planned Single Family Residence District
PAB Planned Area Business District
Existing Use: _Vacant
Proposed Use: Offices and Single Family Residence
Property Location: 2895 Weld Road
Applicants: SMC Properties, LLC.
Owners: Funk Properties, Ltd.
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)
EXHIBIT A
Findings of Fact Planning and Development Commission
Petition 67-06 December 4, 2006
E. Environmental Map (see attached)
F. Site Photos (see attached)
G. Development Plan (see attached)
H. Draft Planned Development Ordinance (see attached)
I. Related Correspondence (see attached)
BACKGROUND
An application has been filed by SMC Properties, LLC, requesting a map amendment from SFR2
Single Family Residence District to PAB Planned Area Business District and PSFR2 Planned Single
Family Residence District. The subject property is located at 2805 Weld Road(reference Exhibits A,
B, C, D, E, and F).
The applicant is proposing to subdivide the southern portion of the subject property into five single
family lots,containing each 12,000 square feet of land area. The applicant proposes to construct the
eft residential lots in configuration with the Development and Design Guidelines of the Comprehensive
Plan. The remaining portion containing 5.26 acres of land area will be rezoned for commercial use.
The applicant is proposing to construct two commercial/office buildings containing 10,080 square
feet of floor area each, and one two story commercial/office building containing 24,000 square feet
of floor area. The proposed exterior building materials are brick and cast stone(reference Exhibits
G, H and I).
GENERAL FINDINGS
After due notice, as required by law, the Planning and Development Commission held a public
hearing in consideration of Petition 67-06 on December 4,2006. The applicant testified at the public
hearing. Objectors spoke at the public hearing and written correspondence has been submitted
(reference Exhibit I). The Community Development Group submitted a Map Amendment Review,
dated November 30, 2006.
The Planning and Development Commission has made the following findings concerning the
standards for planned developments:
A. Site Characteristics Standard. The suitability of the subject property for the intended
zoning district with respect to its size, shape, significant natural features (including
topography, watercourse and vegetation), and existing improvements.
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Findings of Fact Planning and Development Commission
Petition 67-06 December 4, 2006
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 7 acres of land area. The
property is unimproved. Topography on the site is steep along the southeasterly portion of
the site, with elevations that range from a low point of 827 feet, to a high point of 839 feet,
for a maximum relief of 12 feet. The northwestern portion of the site contains several mature
trees.
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 proposed planned development with
respect to the sewer and water standard.
The subject property is tributary to Trunk 20 of the Bowes Road Interceptor Sewer System.
The City of Elgin will be constructing a lift station and force main which will connect to a
gravity sanitary sewer located south of US Route 20. The applicant is proposing to utilize a
septic system temporarily for up to one building until this sewer is constructed.
Stormwater management will be provided in conformance with the standards and regulations
of the City of Elgin and Kane County Stormwater Management Ordinances.
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 Weld Road to the north and east, and Weldwood
Road to the west. Weld Road is a collector street serving the Otter Creek shopping center
and the residential neighborhoods to the west. Weldwood Road is a local street serving the
adjoining county subdivision. Two points of access to the commercial portion are proposed
off of Weld Road.
Off-street parking is being provided in conformance with the off-street parking ordinance.
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.
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Findings of Fact Planning and Development Commission
Petition 67-06 December 4, 2006
The subject property was zoned as follows for the years listed:
1927: Out of City Limits
1950: Out of City Limits
1960: Out of City Limits
1961: Out of City Limits
1962: Out of City Limits
1992: R2 Single Family Residence District
Present: SFR2 Single Family Residence District
The subject property was annexed to the City of Elgin in 1991 as part of the shopping center
development and zoned residential, but remained undeveloped.
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 areas to the north and northeast of the subject property are zoned PCF Planned
r"'' Community Facility District and are part of the Route 20 right of way. The area to the
southeast is zoned AB Area Business District and is developed with a shopping center.
The area to the south is zoned SFR2 Single Family Residence District and is undeveloped.
The area to the west across Weldwood Road is located with in unincorporated Kane County
and is developed with the Weldwood Oaks subdivision.
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 between a business district developed with commercial land
uses and a mature residential area.
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.
elk The purpose and intent of the provision of planned developments is to accommodate unique
development situations. For planned development districts,the planned development should
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Findings of Fact Planning and Development Commission
Petition 67-06 December 4, 2006
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; and
3. The preservation of significant natural features including topography,watercourses,
wetlands, and vegetation.
Findings. The subject property is suitable for the intended zoning district with respect to
conformance to the provision for the purpose and intent, and the location and size of a PAB
Planned Area Business District.
The applicant is requesting a map amendment from SFR2 Single Family Residential District
to PAB Planned Area Business District for the northerly 5.26 acres and proposes to develop
the site with three commercial/office buildings. The building facades are proposed to be
constructed in natural building materials including brick and cast stone.
The remaining southerly portion of the subject property will be zoned for and developed as
single family homes. The proposed residential lots all of a minimum 12,000 square feet will
lk have frontage along Weldwood Drive, and will be custom-built in conformance with the
Development and Design Guideline Standards of the Comprehensive Plan.
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"Low Density Residential(2.1 -4 dwelling units per net
acre)" by the Comprehensive Plan and Design Guidelines (2005). The Low Density
Residential designation offer neighborhoods access to collector road, access to water and
sanitary sewer systems, and proximity to public safety services. The provision of park and
open space is encourages to provide opportunities for recreation and access to pedestrian and
bicycle trail systems. Other uses allowed in this category may include neighborhood
commercial centers, churches and school 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.
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Findings of Fact Planning and Development Commission
Petition 67-06 December 4, 2006
rik Findings. The subject property is suitable for the intended planned development with
respect to the Natural Preservation Standard.
There is a significant change in the topography along the southern portion of the subject
property. There is an existing wetland on the site and a wetland analysis has been complete
as part of this application. The vegetation consists of shrubs and small trees. A trees survey
will have to be submitted to confirm the condition and quality of the existing vegetation.
J. Internal Land Use Standard. The suitability of the subject property for the intended
planned development with respect to the land uses permitted within the development being
located, designed, and operated so as to exercise no undue detrimental influence on each
other or on surrounding property.
Findings. The subject property is suitable for the intended planned development with
respect to the internal land use standard.
The applicant is proposing to subdivide the southern 1.74 acres of land into five single family
lots all containing a minimum 12,000 square feet. The remaining 5.26 areas of land area will
be developed with three commercial/office buildings.
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. This planned development is proposed to be
zoned PAB District and PSFR2 District. For the purposes of this section, the most similar zoning
district is the AB Area Business District and the SFR2 Single Family Residence District. The
applicant is not requesting any departures of the SFR2 Single Family Residence District.
The applicant is requesting certain departures from the normal standards, regulations, and
requirements of the zoning ordinance. For the purposes of this section, the most similar zoning
district is the AB Area Business District. The applicant is requesting the following proposed
departures:
1. Section 19.12.300(E.), Principal Buildings per Zoning Lot. In the AB District, no more
than one principal building is allowed on a zoning lot. The applicant is proposing to develop
the zoning lot with three buildings.
SUMMARY OF FINDINGS, UNRESOLVED ISSUES AND ALTERNATIVES
The Planning and Development Commission has developed or identified the following summary of
findings, unresolved issues and alternatives:
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Findings of Fact Planning and Development Commission
Petition 67-06 December 4, 2006
A. Summary of Findings.
1. Positive Attributes. The establishment of a high quality commercial development
will be an attractive amenity at this intersection. The proposed use will likely attract
additional customers to the general area, which will in turn generate additional tax
revenue for the city.
2. Zoning District. The applicant is requesting departures from the standard
requirements of the AB Area Business District. The proposed establishment of a
planned development will allow the construction of three principal buildings on a
zoning lot sharing common access and minimum setbacks. The property will be
landscaped with materials in excess of what the zoning ordinance requires which will
mitigate the requested departures and provide for an adequate buffer from the
adjacent residential use.
The subject property is located in the ARC Arterial Road Corridor District. The
purpose of the ARC district is to ensure quality development along the entryway
corridors into the City of Elgin. The building design demonstrates high quality
architecture on all elevations and contains primarily masonry materials on the
exterior.
""'' 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 67-06. On a motion
to recommend approval, subject to the following conditions,the vote was five(5)yes and one(1)no:
1. Substantial conformance to the Petitioner's Statement of Purpose and Conformance,
submitted with the development application prepared by Steve Silva, Silva Architects;dated
November 30, 2005.
2. Substantial conformance to the Site Development Plan prepared by Silva Architects,Ltd.and
dated November 30, 2005 with revisions, dated September 14, 2006, as required by the
Community Development Group.
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Findings of Fact Planning and Development Commission
Petition 67-06 December 4, 2006
3. Substantial conformance to the Landscape Plan prepared by Silva Architects,Ltd. and dated
November 30,2005 with revisions,dated September 14,2006,as required by the Community
Development Group.
4. Substantial conformance to the Building Elevations and Floor Plans prepared by Silva
Architects,Ltd. and dated November 30,2005 with revisions as required by the Community
Development Group.
5. Substantial conformance to the Site Photometric Plan prepared by Connelly Electric,Ltd.and
dated November 21,2005 with revisions as required by the Community Development Group.
6. Substantial conformance to the Preliminary Engineering Plans (Sheets 1-5) prepared by
Gerald L.Heinz&Associates,Inc. and dated November 28,2005 with revisions as required
by the Engineering Department.
7. Compliance with all other applicable codes and ordinances.
Therefore, the motion to recommend approval of Petition 67-06 was adopted.
Respectfully Submitted,
i
s/ John Hurlbut
John Hurlbut, Chairman
Planning and Development Commission
s/ Tom Armstrong
Tom Armstrong, Secretary
Planning and Development Commission
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Exhibit 1
SMC SUBDIVISION
RESIDENTIAL DESIGN GUIDELINES
1. Neighborhood Standards
The standards found in this Design Guideline pertain to all of the five Residential Lots in the
SMC Subdivision and do not apply to any of the commercial lot or buildings.
2. House Styles
Housing types or styles should not be repetitive. Rather, a variety of houses are encouraged and
monotony as determined by the Developer is not allowed. No building shall exceed a height of
two and one half(2-1/2) stories or 35 feet.
3. Housing Units -Minimum Square Footage
Housing units shall have the following minimum square footage requirements. Square footage is
limited to heated and air-conditioned space, exclusive of porches, garages, decks and basements:
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One Story 2,000
Two Story 2,400
4. Exterior Siding Materials
Front elevations combining masonry (including brick, stone and composite wood siding (smart-
siding), and cement board siding) and lap cedar sided homes are encouraged. Rear and side
elevations of homes may be sided entirely of cedar or hardi-plank provided that there is also
substantial trim detailing and the builder had obtained prior and specific consent of the developer
and the city. Unacceptable siding materials are plywood, OSB or T-111. Other unacceptable
siding materials would be vinyl, aluminum and drywit. Vinyl and aluminum products may only
be used on fascias and soffits.
S. Masonry& Siding Materials
Masonry design on the front elevation only should be avoided by continuing the masonry on the
side elevations for a distance of not less than two feet, continuing masonry on all elevations, or
by providing a termination of the masonry material on an inside corner. Ending the veneer at an
outside corner which exposes the edge of the facing material is not acceptable. For addition
projects, exterior materials should be in keeping with the character of existing materials and
should be matching when possible.
SMC Subdivision Residential Design Guidelines Exhibit 1
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',,.,, 6. Facade Design
The main entrance should have a sense of distinction that is reflected in its design. Entrances to
dwellings should be clearly defined and integrated with the building design.
Front porches are encouraged to create architectural depth and articulation while providing
opportunities for resident interaction in front yards. All front porches must be a minimum of 6
feet in depth.
The use of recessed windows and the expression of columns and beams that create shadow and
texture are encouraged to establish a sense of residential/pedestrian scale.
Window treatments shall be in keeping with the architectural style.
Windows and doors should reflect restraint in the number of types, styles and sizes. Consistency
of detailing on all elevations should be maintained. All openings should be consistently
articulated on all elevations. Windows must be placed on all elevations and be properly balanced
and proportioned. False windows may be substituted for this requirement in cases where internal
architectural arrangements preclude the use of real windows. False windows may be allowed if
the design simulates the real window in shape, size, profile and materials, and maintain the same
rhythm of the proposed elevation. A 6" corner boards, base board at top of foundation and a 8"
minimum base board is recommended.
Elevations should be varied/broken up to provide shadow relief. Use recessed areas, offsets, etc.
to create interest. Consider offsets where roof lines change.
All doors and windows on all four elevations must have a minimum of 4" to 6" wide trim
surrounding each opening.
The Developer reserves the right to establish more restrictive Design Guidelines. Also, the
Developer, in its sole discretion, reserves the right to vary the standards in order to respond to
future community needs, as well as to new product development and innovations within the
home building industry.
7. Rear Facade Design
Wall articulation, material variety, varying roof forms, door and window trim, decks and patios,
one story elements, etc. are encouraged.
8. Roof Specifications
Most traditional roofing materials are permitted including 3 tab asphalt and fiberglass, as well as
cedar shake and slate shingles, but the use of 30/40 years architecture composition asphalt
shingles would be preferred. Roof color may be identical to all adjacent homes. All roof colors
must be darker shades of brown, grays and blacks. Bright or light colors are not allowed.
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• SMC Subdivision Residential Design Guidelines Exhibit 1
Roof pitch must be a minimum of 7/12 and 8/12 or 6/12 for a Prairie Style is recommended. No
lower roof pitches should be considered.
Skylights are not permitted on front roof elevations.
Gable rakes, eaves and overhangs, designed to afford protection from the elements and provide
shadow relief, are required and shall extend a minimum of 12 inches. Eave lines should align
whenever possible. If overhanging eaves are appropriate for the architecture of the house, they
must be correctly sealed to the house and consistent on all four elevations. Eave depth must be
at least twelve inches,not counting gutters, unless another dimension is otherwise justified.
9. Garages
Each house shall have as a minimum an attached 2 car garage connected to the street by a hard
surface such as concrete, concrete pavers or brick pavers' driveway. Garage orientation
standards will be incorporated as outlined in the Comprehensive Plan. Garages shall be setback
2 to 10 feet from the front building line. If setback 2 feet architectural features should be
incorporated. Driveways shall be installed within the first year of occupancy. Every driveway
shall provide positive drainage away from the house and garage. No parking pads are allowed.
10. Driveways
The minimum driveway length allowed by the City of Elgin is 25'. The maximum width allowed
is 24' at curb-line. This includes side-load garages. Driveways serving 2 car garages must taper
to 21' maximum width at the public sidewalk with a reasonable flare at the curb. All side-load
garages require driveways to be a minimum of 21 feet wide from the face of the garage to the
side property line on the garage side. The driveway pavement must be a minimum of 3 feet from
the side property line.
11. Retaining Walls
Railroad ties and standard concrete or cinder block walls are prohibited. Stone, landscape ties,
modular retaining wall systems and poured concrete are permitted.
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