G68-08 Ordinance No. G68-08
AN ORDINANCE AMENDING PNB PLANNED
NEIGHBORHOOD BUSINESS DISTRICT ORDINANCE NO G5-05
AND PCF PLANNED COMMUNITY FACILITY DISTRICT
ORDINANCE NO G 95-05; RECLASSIFYING PROPERTY TO
PAB PLANNED AREA BUSINESS DISTRICT; GRANTING APPROVAL OF
A COMMERCIAL/RESIDENTIAL BUILDING IN THE ARC
ARTERIAL ROAD CORRIDOR OVERLAY DISTRICT
(3300 Encounter Lane, 3170 Route 20 and 3180 Route 20)
WHEREAS, written application has been made to amend PNB Planned Neighborhood
Business District Ordinance G5-05 and PCF Planned Community Facility District Ordinance G95-05
and to reclassify property in the PNB Planned Neighborhood Business District and certain property
in the PCF Planned Community Facility District to a PAB Planned Area Business District; and
WHEREAS,written application has been made to permit the construction of a commercial/
residential building in the PAB Planned Area Business District and the ARC Arterial Road Corridor
Overlay District; and
WHEREAS, the Planning and Development Commission has conducted a public hearing
rconcerning said application and has submitted its written findings and recommendation that the
subject property be reclassified; and
WHEREAS,the City Council has reviewed the findings and recommendation of the Planning
and Development Commission and concurs in such recommendations.
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 October 1, 2007, made by the Planning and Development Commission, a copy of which is
attached hereto and made a part hereof by reference as Exhibit A.
Section 2. That Ordinance No.G5-05 entitled"AN ORDINANCE CLASSIFYING NEWLY
ANNEXED TERRITORY IN THE PNB PLANNED NEIGHBORHOOD BUSINESS DISTRICT",
passed January 12, 2005, is hereby repealed.
Section 3. That Ordinance No. G95-05, entitled "AN ORDINANCE AMENDING AN
ORDINANCE CLASSIFYING TERRITORY IN THE PCF PLANNED COMMUNITY FACILITY
DISTRICT", passed December 7, 2005, be and hereby is amended in its entirety as set forth in the
following provisions of this ordinance.
WHEREAS, the territory herein described has been annexed to the City of Elgin; and
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WHEREAS, written application has been made to classify said territory to a PAB Planned
Area Business District; and
WHEREAS,after due notice in the manner provided by law the Planning and Development
Commission conducted public hearings concerning said application and has submitted its written
findings and recommendations; and
WHEREAS, the City Council of the City of Elgin, Illinois, has reviewed the findings and
recommendations of the Planning and Development Commission.
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF
ELGIN, ILLINOIS:
Section 1. That Chapter 19.07, Section 19.07.600 entitled "Zoning District Map" of the
Elgin Municipal Code, 1976,as amended,be and are hereby altered by including in the PAB Planned
Area Business District, the following described property:
Commercial/Residential Building Parcel
That part of Lot 19 in West Ridge Village Center, Being a Part of the Southeast
Quarter of Section 7 and Part of the Northeast Quarter of Section 18, Township
41 North, Range 8 East of the Third Principal Meridian, According to the Plat
Thereof Recorded March 2, 2006 as Document 2006K022854 Described as
Follows: Beginning at the Westernmost Corner of Said Lot 19;Thence North 20
Degrees 00 Minutes 52 Seconds East Along the Westerly Line of Said Lot 19 a
Distance of 156.75 Feet; Thence South 64 Degrees 17 Minutes 14 Seconds East
298.1 Feet; Thence South 25 Degrees 42 Minutes 46 Seconds West 157.43 Feet
to the Northerly Right-of-Way Line of US Route 20 Per Document 2005K006529
Recorded January 18, 2005; Thence North 63 Degrees 59 Minutes 33 Seconds
West Along Said Right-of-Way Line 282.62 Feet to the Point of Beginning,all in
Kane County, Illinois (Property Commonly Known as 3180 Route 20).
Bank Parcel
Lot 20 in West Ridge Village Center, Being a Part of the Southeast Quarter of
Section 7 and Part of the Northeast Quarter of Section 18, Township 41 North,
Range 8 East of the Third Principal Meridian, According to the Plat Thereof
Recorded March 2, 2006 as Document 2006K022854, all in Kane County,
Illinois (Property Commonly Known as 3300 Encounter Lane.).
Section 2. That the City Council of the City of Elgin hereby grants the PAB Planned Area
Business District which shall be designed, developed, and operated subject to the following
provisions:
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A. Purpose and Intent. The purpose and intent of this PAB zoning district is to
provide commodities and services to several neighborhoods,and in some instances to
a communitywide or regional supporting populations, subject to the provisions of
chapter 19.60 of the zoning ordinance. A PAB zoning district is most similar to,but
departs from the standard requirements of the AB zoning district.
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 PAB zoning district:
Permitted Uses: The following enumerated land uses shall be the only land
uses allowed as a permitted use in the PAB Area Business District:
Permitted Uses: The following enumerated land uses shall be the only land
uses allowed as a permitted use in the PAB Area Business District:
1. Residences Division:
"Upper floor apartment dwellings" [SR] (UNCL).
2. Offices Division:
"Offices" [SR] (UNCL).
3. Finance, Insurance, and Real Estate Division:
"Development sales offices" [SR] (UNCL).
Finance, insurance, and real estate (H).
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4. Services Division:
Advertising (731).
Barbershops (724).
Beauty shops (723).
Coin-operated laundries and dry cleaning (7215).
Commercial,economic,sociological and educational research(8732).
Commercial, physical, and biological research (8731).
Computer programming,data processing and other computer-related
services (737).
Computer rental and leasing (7377).
Consumer credit reporting agencies, mercantile reporting agencies,
and adjustment and collection agencies (732).
Detective and guard services (7381).
Electrical and electronic repair shops (7629).
Engineering,accounting,research,management and related services
(87).
Garment pressing, and agents for laundries and dry cleaners (7212).
Home health care services (808).
Job training and vocational rehabilitation services (833).
Legal services (811).
Libraries (823).
Mailing, reproduction, commercial art and photography, and
stenographic services (733).
Management and public relations services (874).
Medical and dental laboratories (807).
Miscellaneous personal services not elsewhere classified (7299).
News syndicates (7383).
Noncommercial research organizations (8733).
Offices and clinics of dentists (802).
Offices and clinics of doctors of medicine (801).
Offices and clinics of doctors of osteopathy (803).
Offices and clinics of other health practitioners (804).
Photofinishing laboratories (7384).
Photographic studios, portrait (722).
Professional sports operators and promoters (7941).
Security systems services (7382).
Shoe repair shops and shoeshine parlors (725).
Tax return preparation services (7291).
Theatrical producers (792).
Videotape rental (784).
Vocational schools (824).
Watch, clock and jewelry repair (763).
5. Retail Trade Division:
Apparel and accessory stores (56).
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Building materials, hardware and garden supply (52).
Carryout restaurants (5812).
Catalog and mail-order houses (5961).
Convenience food stores, operated on a twenty four (24) hour basis
(5411).
Direct selling establishments (5963).
Drinking places (alcoholic beverages) (5813).
Drugstores and proprietary stores (591).
Eating places (5812).
Florists (5992).
Food stores (54).
General merchandise stores (53).
Home furniture, furnishings and equipment stores (57).
Miscellaneous retail stores not elsewhere classified (5999).
Miscellaneous shopping goods stores (594).
News dealers (5994).
Optical goods stores (5995).
"Outdoor eating and drinking facilities" [SR] (UNCL).
Tobacco stores (5993).
6. Agricultural Division:
Dog grooming (0752).
Landscape counseling and planning (0781).
Veterinary services for household pets (0742).
7. Construction Division:
"Contractor's office and equipment areas" [SR] (UNCL).
8. Manufacturing Division:
Commercial printing occupying less than five thousand (5,000)
square feet of gross floor area(2752).
9. Transportation, Communication And Utilities Division:
"Amateur radio antennas" [SR] (UNCL).
Arrangement of passenger transportation (472).
Arrangement of transportation of freight and cargo (473).
Branch United States post offices (4311).
Bus charter service operators' offices (414).
Cable and other pay television services (484).
"Commercial antennas and antenna structures mounted on existing
structures" [SR] (UNCL).
Communication services not elsewhere classified (489).
Intercity and rural bus transportation operators' offices (413).
"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).
Local and suburban passenger transportation operators'offices(411).
Packing and crating (4783).
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"Radio and television antennas" [SR] (UNCL).
Radio and television broadcasting stations (483).
Railroad operators' offices (401).
"Satellite dish antennas" [SR] (UNCL)
School bus operators' offices (415).
Taxicab operators' offices (412).
Telegraph and other message communications (482).
Telephone communications (481).
"Treatment, transmission and distribution facilities: poles, wires,
cables, conduits, laterals, vaults, pipes, mains, and valves" [SR]
(UNCL).
10. Miscellaneous Uses Division:
"Accessory uses" [SR] (UNCL) to the permitted uses allowed in the
PAB Area Business District, subject to the provisions of Section
19.10.400 of this Title.
"Fences and walls" [SR] (UNCL)
"Parking lots" [SR] (UNCL), subject to the provisions of Chapter
19.45 of this Title.
"Refuse Collection area" [SR]
"Graphics" [SR] (UNCL), subject to the provisions of Chapter 19.50
of this Title.
"Temporary Uses" [SR] (UNCL).
Conditional Uses: The following enumerated land uses shall be the only land
uses allowed as a conditional use in the PAB Area Business District:
1. Municipal Services Division:
"Municipal facilities" [SR] on a zoning lot [SR] containing less than
two (2) acres of land.
2. Public Administration Division:
Public administration(J)on a zoning lot containing less than two(2)
acres of land.
3. Services Division:
Bowling centers (7933).
Child daycare services (835).
Dance halls (7911).
"Home child daycare services" [SR] (8351).
Membership organizations (86).
Membership sports and recreation clubs (7997).
Other schools and educational services (829).
Physical fitness facilities (7991).
4. Retail Trade Division:
Drive-in restaurants (5812).
"Package liquor sales establishments" [SR] (5921).
5. Transportation, Communication, and Utilities Division:
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"Conditional commercial antenna tower" [SR] (UNCL).
"Conditional commercial antennas and antenna structures mounted on
existing structures" [SR] (UNCL).
Courier services (4215).
Pipelines, except natural gas (461).
"Other radio and television antennas" [SR] (UNCL).
"Other satellite dish antennas" [SR] (UNCL).
Railroad tracks (401).
"Treatment, transmission, and distribution facilities: equipment,
equipment buildings,towers,exchanges,substations,regulators" [SR]
(UNCL).
Water transportation (44).
6. Miscellaneous Uses Division:
"Accessory package liquor sales establishment" [SR] (UNCL).
"Accessory structures" [SR] (UNCL)to the conditional uses allowed
in the PAB Area Business District, subject to the provisions of
Section 19.12.500 of this Title.
"Accessory uses" [SR] (UNCL)to the conditional uses allowed in the
PAB Area Business District, subject to the provisions of Section
19.10.400 of this Title.
"Parking structures" [SR] (UNCL), subject to the provisions of
Chapter 19.45 of this Title.
"Program for Graphics" [SR] (UNCL), subject to the provisions of
Chapter 19.50 of this Title.
"Planned developments" [SR](UNCL)on a zoning lot containing less
than two (2)acres of land, subject to the provisions of Chapter 19.55
of this Title.
G. Site Design. In this PAB District, the use and development of land and structures
shall be subject to the provisions of Chapter 19.12, Site Design,of the Elgin Zoning
Ordinance and Chapter 19.60,Planned Developments,of the Elgin Municipal Code,
1976, as amended.
In this PAB District,the use and development of land and structures shall be subject
to the following conditions:
1. Substantial conformance to the Statement of Purpose and Conformance,
submitted by Eric Goodman, dated August 30, 2007.
2. Substantial conformance to the West Ridge Community Church Preliminary
Plat prepared by Land Vision, dated April 1, 2008.
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3. Substantial conformance to the West Ridge Village Center Preliminary
Engineering Plan prepared by Christopher B.Burke,dated last revised March
7, 2008.
4. Substantial conformance to the development plans for West Ridge
Commercial Development, consisting of a cover sheet, the West Ridge
Community Church Site Plan prepared by Land Vision, dated April 1,2008,
the building elevations on the West Ridge Community Church Site Plan
exhibit prepared by Land Vision, dated April 1, 2008, the Floor Plans from
the New Commercial Building for West Ridge Community Village exhibit
prepared by Miniscalco Architects LTD, dated modified October 19, 2007,
the West Ridge Village Center Landscape Plan prepared by Christopher B.
Burke,dated March 7,2008,the West Ridge Community Church Landscape
Plan prepared by Gary Weber, dated February 14, 2005, unless indicated
differently on the West Ridge Village Center Landscape Plan prepared by
Christopher B.Burke,dated March 7,2008,and the West Ridge Community
Church Shared Parking Exhibit prepared by Land Vision, dated April 1,
2008.
5. Substantial conformance to the West Ridge Community Church Residential
Statement of Design, submitted by Eric Goodman,dated November 2,2007.
6. The diameters of the plant materials indicated on the West Ridge Village
Center Landscape Plan prepared by Christopher B. Burke, dated March 7,
2008, must represent accurate plant diameters to scale. Along the entire
western lot line transition landscape yard, a compact continuous landscape
hedge must be maintained at a minimum eight foot height and must supply
100% screening year round. The transition landscaping will need to be
installed by a date certain deadline as determined by the Development
Administrator.
7. All freestanding monument style graphics and wall mounted graphics must
meet the requirements of Chapter 19.50 Street Graphics of the Elgin
Municipal Code. Proposed graphics must be submitted to and approved by
the Community Development Group.
8. Planted landscaping that has died needs to be replaced. This landscaping will
need to be installed by a date certain deadline as determined by the
Development Administrator.
9. The refuse collection area should be enclosed with a wall constructed of
material that matches the building material used on the commercial building.
Plans for the refuse collection area must be submitted to and approved by the
Community Development Group.
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10. At all times through build-out of the project and re-occupancy of various
leasable areas, the required number of off street parking spaces shall be
provided.
11. The required number of parking spaces on site shall include:for the church, 1
parking space for every four seats and 1 parking space per employee during
peak shift; the future assembly hall, 1 parking space for every four seats and
1 parking space per employee during peak shift; the commercial building, 1
parking space for every 250 square feet of retail space, 1 parking space for
every 250 square feet of office space, and 1 parking space for every 500
square feet of floor area with a minimum of two stalls per residential
dwelling unit; and the bank building, 1 parking space for every 250 square
feet of floor area.
12. All parking spaces must be a minimum 18.5 feet in length and all parking
aisles must be a minimum 22 feet in length.
13. Reciprocal access agreements required for all access points between the West
Ridge development and Trinity Chase subdivision and road maintenance
agreements must be submitted and approved by the Community Development
Group prior to the issuance of building permits.
14. Prior to the development of the The Worship Center building in the adjacent
PCF District, the Owner and Developer of the Subject Property shall be
required to submit a development plan to the City for a public hearing and
city council approval pursuant to the provisions of Chapter 19.60, Planned
Developments,of the Elgin Municipal Code, 1976,as amended. Such review
by the City of Elgin with respect to this PAB District shall include,but not be
limited to, the proposed shared parking between this PAB District and the
adjacent PCF District.
15. Compliance with all applicable codes and ordinances.
H. Off-street Parking. In this PAB zoning district,off street parking shall be subject to
the provisions of Chapter 19.45, Off-street Parking, of the Elgin Municipal Code,
1976, as amended.
Off-street Loading. In this PAB zoning district,off-street loading shall be subject to
the provisions of Chapter 19.47, Off-street Loading of the Elgin Municipal Code,
1976, as amended.
J. Graphics. In this PAB Planned Area Business district, signs shall be subject to the
provisions of Chapter 19.50, Street Graphics,as may be amended from time to time,
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fir► except as may be provided within this section. In this PAB zoning district, two
F projecting awning signs shall be developed in conformance with the following
condition:
Substantial conformance to the address graphic contained on the awning over
the main entrance on the front building elevation and on the rear building
elevation as displayed on the building elevation exhibit on the West Ridge
Community Church Site Plan Exhibit prepared by Land Vision,dated April 1,
2008.
K. Amendments. In this PAB zoning 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, as may be amended from time to time. A conditional use 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 authorize such an application.
M. Conditional Uses. In this PAB zoning 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. A conditional use may be requested by an individual property
owner for a zoning lot without requiring an amendment to this PCF zoning district
and without necessitating that all other property owners authorize such an
application.
N. Variations. In this PAB zoning district,application for variation shall be subject to
the provisions of Chapter 19.70,Variations, as may be amended from time to time.
A variation may be requested by an individual property owner for a zoning lot
without requiring an amendment to this PAB zoning district and without
necessitating that all other property owners authorize such an application.
0. 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.
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. Prior to building permit issuance, for each building
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or structure proposed to be built within the planned development, a soils suitability
and bearing capacity test shall be performed as required by the City Engineer and the
Development Administrator, and the provisions of the Annexation Agreement.
Q. Buildings—Required Improvements. In addition to those building improvements
required by Title 16 of the Elgin Municipal Code, the following building
improvements shall also be required:
1. All sanitary sewer shall be overhead sewers.
2. All structures containing sump pits and pumps shall have separate lines
connecting the sump pump to the storm sewer as required by the City
Engineer and the Development Administrator.
R. ARC Arterial Road Corridor Overlay District. Notwithstanding anything to the
contrary in this ordinance,the use and the development of the subject property in this
PAB zoning district shall also be subject to the regulations of the ARC Arterial Road
Corridor Overlay District. In the event of any conflict between the regulations in the
ARC Arterial Road Corridor Overlay District and other provisions of this ordinance,
the regulations of the ARC Arterial Road Corridor Overlay District shall control.
Section 3. That this ordinance shall be in full force and effect immediately after the passage
in the manner provided by law.
-ge [A4L'.
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Ed Schock, Mayor
Presented: October 8, 2008
Passed: October 8, 2008
Omnibus Vote: Yeas: 5 Nays: 0
Recorded: October 9, 2008
Published:
Attest:
Diane Robertson, City Clerk
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A�RA . 13 °D, 11
October 1, 2007
FINDINGS OF FACT
PIanning and Development Commission City of Elgin, Illinois
SUBJECT
Consideration of Petition 57-07 Requesting a Second Amendment to an Annexation Agreement, an
Amendment to Amended PCF Planned Community Facility Ordinance No.G95-05 and to PNB Planned
Neighborhood Business Ordinance No. G5-05,and a Rezoning to PAB Planned Area Business District,
to Permit the Construction of a Commercial/Residential Building in the ARC Arterial Road Corridor
Overlay District; Property Located at 3300 Encounter Lane and 3170 Route 20, by West Ridge
Community Christian Church, as Applicant, and West Ridge Community Christian Church, Lennar
Communities of Chicago, LLC and Gregory J. Lieser, as Owners.
GENERAL INFORMATION
Requested Action: Second Amendment to Annexation Agreement
Amendment to Amended PCF Ordinance No. G95-05
Amendment to PNB Ordinance No. G5-05
Rezoning to PAB District
Current Zoning: PCF Planned Community Facility District
PNB Planned Neighborhood Business District
PMFR Planned Multiple Family Residence District
ARC Arterial Road Corridor Overlay District
Proposed Zoning: PCF Planned Community Facility District
PAB Planned Area Business District
PMFR Planned Multiple Family Residence District
ARC Arterial Road Corridor Overlay District
Existing Use: Church, Bank, and Residential
Property Location: 3300 Encounter Lane and 3170 Route 20
Applicant/Owner: West Ridge Community Christian Church
Staff Coordinator: Lydia Treganza, Associate Planner
"' LIST OF EXHIBITS
A. Location Map .: (see attached)
Findings of Fact Planning and Development Commission
Petition 57-07 October 1, 2007
B. Zoning Map (see attached)
C. Parcel Map (see attached)
D. Aerial Photo (see attached)
E. Environmental Map (see attached)
F. Site Photos (see attached)
G. Petitioner's Statement and Development Plan (see attached)
H. Draft Ordinances (see attached)
I. Related Correspondence (see attached)
BACKGROUND
rAn application has been filed by West Ridge Community Christian Church requesting a second
amendment to an annexation agreement,an amendment to amended PCF Ordinance No. G95-05 and to
PNB Planned Neighborhood Business Ordinance No. G5-05, and a rezoning to PAB Planned Area
Business District, to permit the construction of a commercial/residential building in the ARC Arterial
Road Corridor Overlay District. The property is located at 3300 Encounter Lane and 3170 Route 20
(reference Exhibits A, B, C, D, E, and F).
The applicant is proposing to add a three story,21,850 square foot commercial/residential building on
an approximate 1.04 acre site at the southwest corner of the West Ridge property facing Rt.20. The first
floor of the building will have retail uses,the second floor will have office uses and the third floor will
include 3 residential units. The applicant also wants to add a parking lot containing 65 parking stalls on
the property at the northeast corner of the development zoned PCF that currently contains a log cabin
residence. The commercial/residential parcel will be zoned PAB Planned Area Business District and
the zoning classification of the bank parcel will be changed from PNB Planned Neighborhood Business
District to PAB (reference Exhibits G, H, and I).
The subject property was annexed and zoned in January, 2005, as part of the West Ridge Community
Church Subdivision. The City entered into an annexation agreement with the applicant which outlined
specific conditions under which the property was to develop.The applicant is therefore seeking a second
amendment to the annexation agreement and amendments to the appropriate ordinances for the West
Ridge Church Subdivision to allow the proposed changes to occur within the planned development.
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• Findings of Fact Planning and Development Commission
Petition 57-07 October 1, 2007
GENERAL FINDINGS
After due notice,as required by law,the Planning and Development Commission held a public hearing
in consideration of Petition 57-07 on October 1,2007. The applicant testified at the public hearing and
presented documentary evidence in support of the application. The Community Development Group
submitted an Annexation and Zoning Review, dated September 26, 2007.
The Planning and Development Commission has made the following general findings:
A. Site Characteristics Standard. The suitability of the subject property for the proposed planned
development, with respect to its size, shape and any existing improvements.
Findings:The subject property is suitable for the proposed planned development with respect to
the site characteristics standard.
The subject property is a regularly shaped parcel containing 25.82 acres of land. Elevations
range from a low point of approximately 881 feet located near the northern portion of the site,to
a high point of 903 feet located near the southeast portion of the site,for a maximum relief of 22
feet. The site is developed with a church,bank,log cabin,residential structures and parking lot
areas.
B. Sewer and Water Standard. The suitability of the subject property for the proposed planned
development with respect to the availability of adequate water, sanitary treatment and
stormwater control facilities.
Findings: The subject property is suitable for the proposed planned development with respect to
the sewer and water standard.
The City of Elgin has sanitary sewer and water available to adequately serve the subject property
with municipal sewer and water service. Stormwater control will be provided on site in
accordance with the stormwater ordinance.
C. Traffic and Parking Standard.The suitability of the subject property for the proposed planned
development 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 may be suitable for the proposed planned development with
respect to the traffic and parking standard.
The subject property has frontage along US Route 20,which is a regional arterial street serving
the greater Chicago metropolitan area. The subject property is part of a planned development
that has two access points to US Route 20 that are controlled by the Illinois Department of
Transportation.
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• Findings of Fact Planning and Development Commission
Petition 57-07 October 1, 2007
Three access points are proposed for the planned development along the eastern property line.
Two of these access points are through road connections with Cameron Drive and Sanctuary
Drive. The third access point is proposed through a road connection to the north of the bank
parcel.
Parking will be provided in conformance with the Off Street Parking Ordinance.
D. Zoning History Standard. The suitability of the subject property for the proposed planned
development 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 proposed planned development with respect to
the zoning history standard.
The subject property was annexed in 2005 and zoned PCF Planned Community Facility District,
PNB Planned Neighborhood Business District and PMFR Planned Multiple Family Residence
District as a part of a mixed use subdivision known as West Ridge Community Christian
Church Subdivision. The subject property was zoned for farming in Kane County prior to its
annexation into the city.
E. Surrounding Land Use and Zoning Standard.The suitability of the subject property for the
proposed planned development with respect to consistency and compatibility with surrounding
land use and zoning.
Findings: The subject property is suitable for the proposed planned development with respect
to the surrounding land use and zoning standard.
The area to the west of the subject property is zoned PSFR2 Planned Single Family Residence
District and is being developed with a residential subdivision known as Sandy Creek.
The area north of the subject property is zoned PMFR Planned Multiple Family Residence
District and the property east of the subject property is zoned PSFR2 Planned Single Family
Residence District and PAB Planned Area Business District. This property will be developed
with a residential/commercial planned development to be known as Trinity Chase Subdivision.
Parcels to the south of the subject property area are zoned PAB Planned Area Business and will
be developed with commercial buildings.
F. Trend of Development Standard. The suitability of the subject property for the proposed
planned development with respect to its consistency with an existing pattern of development or
an identifiable trend of development in the area.
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Findings of Fact Planning and Development Commission
Petition 57-07 October 1, 2007
Findings: The subject property is suitable for the proposed planned development with respect to
the trend of development standard.
The subject property is located adjacent to the corporate limits within an area that is currently
developing with a mix of single family and multiple family residential developments,
commercial uses, and churches.
G. Zoning Districts Standard. The suitability of the subject property for the proposed planned
development with respect to conformance to the provisions for the purpose and intent,and the
location and size of a zoning district.
The applicant is requesting an amendment to the planned development plan referenced in the
ordinance controlling the use and development of the PCF District and the PAB District in the
Subdivision. The purpose and intent of the provisions for planned developments is to
accommodate unique development situations. For planned development districts,the planned
development should demonstrate the following characteristics:
1. An opportunity to realize a development of demonstrated need with respect to the types
of environment available to the public that would not be possible under the strict
application of the other chapters of the zoning ordinance.
2. A creative approach to the use of land and related improvements resulting in better
r design and construction of aesthetic amenities.
3. The preservation of significant natural features including topography, watercourses,
wetlands, and vegetation.
Planned residential districts should be located in substantial conformance to the official
comprehensive plan. The amount of land necessary to constitute a separate planned residential
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 requested minimum size of a
planned residential district shall be granted by City Council.
The purpose of the PCF Planned Community Facility District is to provide a planned environment
for various types of community facilities, subject to the provisions of Chapter 19.60, Planned
Developments. In general,community facilities provide governmental,recreational,educational,
health,social,religious,and transportation services to the community on a for profit or on a not for
profit basis.
The purpose of the PAB Planned Neighborhood Business District is to provide for planned
commercial areas supplying daily convenience commodities and services to a neighborhood
population, subject to the provisions of Chapter 19.60, Planned Developments. The scale of
development of a PAB zoning district is limited by the applicable site design regulations due to its
function and resulting close proximity to residences. A PAB zoning district is most similar to,but
departs from the standard requirements of the AB zoning district.
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Findings of Fact Planning and Development Commission
Petition 57-07 October 1, 2007
The purpose and intent of the ARC Arterial Road Corridor Overlay District is to promote and
facilitate the implementation of the objectives, policies, and strategies of the City of Elgin
Comprehensive Plan. The ARC zoning district is a zoning overlay district, and accordingly, a
property located within the district shall also be subject to the regulations of the underlying
zoning district in which it is located.
Findings: The subject property is suitable for the proposed planned development with respect
to conformance to the provisions for the purpose and intent, and the location and size of a
planned residential district, planned community facility district, and a planned area business
district.
The proposed West Ridge commercial development will provide 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 the zoning
ordinance. The commercial building will conform to the building material requirements of the
ARC Arterial Road Corridor Overlay District and will include quality architectural design
features. The commercial building will provide convenience retail and business services to the
nearby residential neighborhoods.
H. Comprehensive Plan Standard. The suitability of the subject property for the proposed
planned development with respect to conformance to the goals, objectives, and policies of the
es".. official comprehensive plan.
Findings: The subject property is suitable for the proposed planned development with respect to
the comprehensive plan standard.
The subject property is designated as "Low Density Residential" (2.1 dwelling units to 4
dwelling units per net acre) by the Elgin Comprehensive Plan and Design Guidelines. Other
uses allowed in this designated category include neighborhood commercial centers. The
proposed commercial building is in keeping with this comprehensive plan designation.
The subject property is located just north of the area designated as"Community Mixed Use"by
the Elgin Comprehensive Plan and Design Guidelines. This land designation provides focus,
identity, and convenient goods and services, as well as some employment, for a number of
surrounding neighborhoods in a larger trade area. The proposed development plan for the
subject property is also in keeping with this land designation.
Natural Preservation Standard. The suitability of the subject property for the proposed
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 proposed planned development with regard to
the natural preservation standard.
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Findings of Fact Planning and Development Commission
Petition 57-07 October 1, 2007
The subject property contains no significant natural features worthy of preservation.
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 may be suitable for the proposed planned development with
regard to the internal land use standard.
No evidence has been found that the proposed planned development will be located, designed,
and operated in a manner that will exercise undue detrimental influence on itself or surrounding
property.
PLANNED DEVELOPMENT DEPARTURES AND EXCEPTIONS
A planned development may be granted certain departures from the normal standards, regulations,
requirements, and procedures of the Elgin Zoning and Subdivision Ordinances. This planned
development is proposed to be zoned PAB District. The applicant is requesting certain departures from
the normal standards,regulations, and requirements of the zoning and subdivision ordinances. 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 19.50.020 — Street Graphics Definitions; Wall Graphic. The zoning ordinance
indicates that the exposed face of a wall sign should be located in a place substantially parallel
to the wall of the building to which it is attached. Proposed awning signs for the commercial
building are not placed on a vertical surface. A departure must be granted in order for these
signs to be placed on the proposed awnings.
2. Section 19.50.080 (D.) Wall Graphics. The zoning ordinance allows a maximum of 2 wall
signs, not to exceed the maximum surface area allowed, per tenant building face for the
proposed building. The applicant is proposing a total of 7 awning signs on the south elevation
of the building that are not specified as tenant space signs. A departure must be granted in order
for the seven signs to be placed on this elevation of the building. The awning signs will be the
only wall signs allowed on this elevation of the building and will be counted in the maximum
surface area allowed for wall signs on this elevation.
3. Section 19.50.080(D.2.)Wall Graphics(Rear). The zoning ordinance allows a maximum of 1
wall sign,not to exceed a maximum surface area of 20 square feet,per tenant building face for
the rear side of the proposed building. The applicant is proposing a total of 7 awning signs for
the north elevation that are not specified as tenant space signs. A departure must be granted in
order for the seven signs to be placed on this elevation of the building. The awning signs will
be the only wall signs allowed on this elevation of the building.
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Findings of Fact Planning and Development Commission
Petition 57-07 October 1, 2007
SUMMARY OF FINDINGS,UNRESOLVED ISSUES, AND ALTERNATIVES
The Planning and Development Commission has developed or identified the following findings,
unresolved issues, and alternatives:
A. Summary of Findings.
Positive Attributes. The West Ridge commercial development has been designed in substantial
conformance with the standards for planned developments.
The proposed West Ridge commercial development will provide 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 the zoning
ordinance. The commercial building will conform to the building material requirements of the
ARC Arterial Road Corridor Overlay District and will include quality architectural design
features. The commercial building will provide convenience retail and business services to the
nearby residential neighborhoods.
B. Unresolved Issues.
rh There are no unresolved issues.
C. Summary of Alternatives.
There are no substantive alternatives to the proposal other than an approval,denial,or approval
with conditions.
RECOMMENDATION
The Planning and Development Commission hereby recommends the approval of Petition 57-07. On a
motion to recommend approval, subject to the following conditions,the vote was four(4)yes and zero
(0) no:
1. Substantial conformance to the information contained in the Petitioner's Statement of Purpose
and Conformance submitted by Eric Goodman, dated received August 30, 2007.
2. Substantial conformance to the West Ridge Community Church Preliminary Plat prepared by
Land Vision,dated September 25,2007. Requested revisions need to be submitted for this plan
and reviewed and approved by the Community Development Group.
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Findings of Fact Planning and Development Commission
Petition 57-07 October 1, 2007
3. Substantial conformance to the West Ridge Community Church Preliminary Engineering Plan
prepared by Christopher Burke, dated last revised September 25, 2007. Requested revisions
need to be submitted for this plan. The plan must show 30 foot wide access drives and aisles
where applicable for truck delivery to the commercial building. Fire lanes must be a minimum
of 26 feet in width. The revisions will be reviewed and approved by the Community
Development Group and the Engineering Group.
4. Substantial conformance to the development plans for West Ridge Commercial Development,
consisting of a cover sheet, the West Ridge Community Church Site Plan prepared by Land
Vision, dated September 24, 2007, the building elevations on the West Ridge Commercial
Building Exhibit prepared by Land Vision, dated September 21, 2007, the Conceptual Floor
Plans prepared by Miniscalco Architects LTD dated modified September 28, 2007, the West
Ridge Community Church Preliminary Landscape Plan prepared by Christopher B.Burke,dated
September 25, 2007, the West Ridge Community Church Landscape Plan prepared by Gary
Weber,dated February 14,2005,unless indicated differently on the Preliminary Landscape Plan
prepared by Christopher B. Burke, dated September 25,2007,and the West Ridge Community
Church Shared Parking Exhibit prepared by Land Vision, dated August 9, 2007.
5. The diameters of the plant materials indicated on the West Ridge Community Church
Preliminary Landscape Plan prepared by Christopher B.Burke,dated September 25,2007,must
represent accurate plant diameters to scale. Along the entire western lot line transition
landscape yard, a compact continuous hedge must be planted that consists of shrubs that are
installed at three and one half foot centers with a minimum four foot height. This hedge must
be maintained at a minimum eight foot height and must supply 100%screening year round. The
transition landscaping will need to be installed by a date certain deadline as determined by the
Development Administrator. Required shade trees in the vehicle use area landscape yard and in
the interior landscape yard must include a minimum of four species with each species
accounting for twenty five percent of the total number of shade trees required to be installed.
Ash trees need to be eliminated from the tree species list proposed on the Landscape Plan.
6. Freestanding monument style graphics and required landscaping around the monument graphic
must meet the requirements of the graphic ordinance; proposed monument style graphics and
graphics landscape plans must be submitted to and approved by the Community Development
Group.
7. Planted landscaping that has died needs to be replaced. This landscaping will need to be
installed by a date certain deadline as determined by the Development Administrator.
8. The residential units contained on the third floor of the commercial/residential building will be
owned by the West Ridge church and will be occupied by people who work for the church. Any
change in this ownership of the residential units must be approved by the Community
Development Group.
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• Findings of Fact Planning and Development Commission
Petition 57-07 October 1, 2007
r9. The refuse collection area should be enclosed with a wall constructed of material that matches
the building material used on the commercial building. Plans for the refuse collection area must
be submitted to and approved by the Community Development Group.
10. At all times through build-out of the project and re-occupancy of various leasable areas, the
required number of off street parking spaces shall be provided.
11. The required number of parking spaces on site shall include: for the church, 1 parking space for
every four seats and 1 parking space per employee during peak shift; the future assembly hall,
1 parking space for every four seats and 1 parking space per employee during peak shift; the
commercial building, 1 parking space for every 250 square feet of retail space, 1 parking space
for every 250 square feet of office space, and 2 parking spaces for every residential unit; and
the bank building, 1 parking space for every 250 square feet of floor area. All residential
dwelling units will also include a minimum of 2 parking spaces for each unit.
12. Revisions to the Second Amendment to the Annexation Agreement, as required by the
Corporation Counsel, Community Development Group, Parks and Recreation Depaituient,
Engineering Division, Public Works Department, and Water Department.
13. The Worship Center building will need separate approval through an amendment to the planned
development.
14. Additional right-of-way shall be dedicated along Rt 20 per the requirements of the City's
Engineering Division with the approval of the Illinois Department of Transportation.
15. Compliance with all applicable codes and ordinances.
Therefore, the motion to recommend approval of Petition 57-07 was adopted.
Respectfully Submitted,
s/ John Hurlbut
John Hurlbut, Chairman
Planning and Development Commission
s/Tom Armstrong
Tom Armstrong, Secretary
P''` Planning and Development Commission
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