G76-08 1
Ordinance No. G76-08
AN ORDINANCE
RECLASSIFYING CERTAIN PROPERTY AT
1405 WING STREET, 1408 and 1418 HARLAN AVENUE
(New Hope Mission Baptist Church)
WHEREAS, written application has been made to reclassify certain properties located at
1405 Wing Street, 1408 and 1416 Harlan Avenue, from CF Community Facility District and RC2
Residence Conservation District, to PCF Planned Community Facility District; and
WHEREAS, the Planning and Development Commission conducted a public hearing after
due notice by publication and has submitted its findings of fact and recommended approval; and
WHEREAS, the City Council of the City of Elgin concurs in the findings and
recommendation of the Planning and Development Commission.
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF
ELGIN, ILLINOIS:
Section 1. That the City Council of the City of Elgin hereby adopts the Findings of Fact,
dated September 15,2008,made by the Planning and Development Commission,a copy of which is
attached hereto and made a part hereof by reference as Exhibit A.
Section 2. That Chapter 19.08,Section 19.08.020 entitled Zoning District map of the Elgin
Municipal Code, as amended, be and the same is hereby further amended by adding thereto the
following paragraph:
The boundaries hereinafter laid out in the Zoning District Map,as amended,be and
are hereby altered by including in the PCF Planned Community Facility District the
following described property:
Parcel 1:
Lot 13 and the Westerly 22 Feet of Lot 14 together with the Vacated Alley lying
North of and adjoining said Lot 13 and the Westerly 22 Feet of Lot 14,and that Part
of Lots 2 and 3 Lying Southerly of the Southerly Line of the Right-of-Way of the
Elgin and Belvidere Electric Railway Company, and between the East Line of Lot
12,extended Northerly and the East line of the Westerly 22 Feet of Lot 14 extended
Northerly, all in Block 5 of Illinois Park Second Addition to Elgin, in the City of
Elgin, Kane County, Illinois(Property commonly known as 1416 Harlan Avenue).
Parcel 2:
Lot 14 (Except the Westerly 22 Feet), Lots 15 & 16 and that Part of Lot 2 lying
South of the Southerly Right-Of-Way Line of the abandoned Elgin and Belvidere
Electric Railway Company and East of the East Line extended North of the
Westerly 22 Feet of Lot 14, In Block 5 of Illinois Park Second Addition to Elgin;
Also that Part of the Vacated Alley in said Block 5 lying South of the Aforesaid
Southerly Right-of-Way Line and East of the East Line extended North of the
\ J
Westerly 22 Feet of Lot 14, in the City of Elgin, Kane County, Illinois (Property
commonly known as 1408 Harlan Avenue).
Parcel 3:
Lot 17 in Block 5 of Illinois Park Second Addition to Elgin, in the City of Elgin,
Kane County, Illinois (Property commonly known as 1405 Wing Street).
Section 3. That the City Council of the City of Elgin hereby grants the map amendment to
PCF Planned Community Facility District,for the properties commonly known as 1405 Wing Street,
1408 and 1416 Harlan Avenue,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 PCF zoning district is to provide a
planned environment for various types of community facilities, subject to the provisions of
Chapter 19.60 Planned Developments, of the Elgin Municipal Code, 1976, as amended. In
general,community facilities provide governmental,recreational,educational,health,social,
religious, and transportation services to the community on a for profit or a not for profit
basis.
B. Supplementary Regulations. Any word or phrase contained herein,followed by the symbol
"[SR]", shall be subject to the definitions and the additional interpretive requirements
provided in Chapter 19.90, Supplementary Regulations of the Elgin Municipal Code, 1976,
as amended. The exclusion of such symbol shall not exempt such word or phrase from the
F applicable supplementary regulation.
C. General Provisions. In this PCF zoning district, the use and development of land and
structures shall be subject to the provisions of Chapter 19.05, General Provisions, of the
Elgin Municipal Code, 1976, as amended.
D. Zoning Districts-Generally. In this PCF zoning district,the use and development of land
and structures shall be subject to the provisions of Chapter 19.07, Zoning Districts, of the
Elgin Municipal Code, 1976, as amended.
E. Location and Size of District. This PCF zoning district should be located in substantial
conformance to the official comprehensive plan. The amount of land necessary to constitute
a separate PCF zoning district exclusive of rights-of-way, but including adjoining land or
land directly opposite a right of way shall not be less than two acres.
F. Land Use. In this PCF zoning district,the use of land and structures shall be subject to the
provisions of Chapter 19.10,Land Use of the Elgin Municipal Code, 1976,as amended. The
following enumerated "land uses" [SR] shall be the only land uses allowed as a"permitted
use" [SR] in this PCF zoning district:
Permitted Uses. The following enumerated land uses shall be the only land uses allowed as
a permitted use in this PCF Planned Community Facility District:
Services Division
1. "Churches, convents, monasteries, and temples" (8661).
2. "Elementary and secondary schools" (8211)
Transportation, Communication and Utilities Division.
3. Radio and television antennas" [SR] (UNCL).
4. "Satellite dish antennas [SR] (UNCL).
5. "Treatment, transmission, and distribution facilities: poles, wires, cables, conduits,
laterals, vaults, pipes, mains, and valves" [SR] (UNCL).
Miscellaneous Uses Division.
6. "Fences and walls" [SR] (UNCL).
7. "Loading facilities" [SR] (UNCL), exclusively "accessory" [SR], subject to the
provisions of Chapter 19.47, Off Street Loading.
8. "Parking lots" [SR] (UNCL), exclusively "accessory" [SR] to a use allowed in this PCF
zoning district, subject to the provisions of Chapter 19.45, Off Street Parking.
9. "Refuse collection area" [SR].
10. "Signs" [SR] (UNCL), subject to the provisions of Chapter 19.50, Signs.
11. "Temporary uses" [SR] (UNCL).
12. "Accessory structures" [SR] (UNCL) to the permitted uses allowed in this PCF
Community Facility District, subject to the provisions of Section 19.12.500, Accessory
Structures and Buildings.
13. "Accessory uses" [SR] (UNCL) to the permitted uses allowed in this PCF Community
Facility District, subject to the provisions of Section 19.10.400, Component Land Uses.
Conditional Uses. The following enumerated land uses shall be the only land uses allowed
as a conditional use in this PCF Planned Community Facility District:
Services Division.
1. "Institutional child day care services" [SR] (8351).
Transportation, Communication and Utilities Division.
2. "Conditional commercial antennas and antenna structures mounted on existing
structures" [SR] (UNCL).
3. "Other radio and television antennas" [SR] (UNCL).
4. "Other satellite dish antennas" [SR] (UNCL).
Miscellaneous Uses Division.
5. "Accessory structures" [SR] (UNCL) to the conditional uses allowed in this PCF
Community Facility District, subject to the provisions of Section 19.12.500, Accessory
Structures and Buildings.
6. "Accessory uses" [SR] (UNCL)to the conditional uses allowed in this PCF Community
Facility District, subject to the provisions of Section 19.10.400, Component Land Uses.
G. Site Design. In this PCF zoning district, the site design regulations shall be as required in
the CF District,pursuant to Chapter 19.30.135 Site Design,of the EMC,as may be amended
I
from time to time. The development of land and structures shall be in substantial
conformance with the following:
1. Substantial conformance to the Petitioner's Statement of Purpose and Conformance,
submitted with the development application, prepared by Esther K. Markwart,
Scheflow Engineering, and dated June 12, 2008.
2. Substantial Conformance to the proposed Site Development for New Hope Mission
Baptist Church prepared by Esther K. Markwart, Scheflow Engineering, and dated
June 11, 2008, last revised August 4, 2008.
3. Substantial Conformance to the Landscape Plan Phase 1 (Sheet 1) prepared by
Esther K.Markwart, Scheflow Engineering,and dated June 13,2008,with revisions
as required by the Community Development Group.
4. The proposed Landscape Plan for Phase 2 of the development shall include a
continuous hedge screening along the vehicle use area along Harlan Avenue.
5. All proposed building additions shall be subject to the Architectural Design Review
by the Development Administrator.
6. The proposed dumpster enclosure shall be located behind the building setbacks lines
within the rear yard,and shall be constructed with the same building materials as the
principal building.
7. All outdoor mechanicals, such as air conditioners, shall be located within a side or
rear yard and shall be fully screened by a fence or landscape;or must be incorporated
within the building or located on top of the roof of the building. If they are located
on the roof of the building,the mechanical units must be screened by a parapet wall,
which shall be the same height as the tallest mechanical units.
8. All proposed changes to the existing signage shall conform to the Zoning Ordinance,
Chapter 19.50 Street Graphics.
9. The proposed parking lot shall be curbed.
10. Compliance with all other applicable codes and ordinances.
H. Off-Street Parking. In this PCF zoning 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 PCF zoning district, off street loading shall be subject to the
provisions of Chapter 19.47, Off Street Loading, of the EMC, as amended.
r
J. Signs. In this PCF zoning district, signs shall be subject to the provisions of Chapter 19.50,
Street Graphics of the Elgin Municipal Code, 1976, as amended.
K. Amendments. In this PCF zoning district,applications for text and map amendments shall
be subject to the provisions of Chapter 19.55, Amendments.
L. Planned Developments. . In this PCF 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.
M. Conditional Uses. In this PCF zoning district, the use and development of the land and
structures shall be subject to the provisions of Chapter 19.65 Conditional Uses of the Elgin
Municipal Code, 1976, as amended.
N. Variations. In this PCF zoning 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.
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.
11'4 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.
_ isk6•W-geM2'
Ed Schock, Mayor
Presented: November 5, 2008
Passed: November 5, 2008
Vote: Yeas: 5 Nays: 0 .4 0
0 F.:.F<
Recorded: November 6, 2008
Published:
Attest:
r�L_ _1 i . A "
Diane Robertson, City Cl- k
r
September 15, 2008
FINDINGS OF FACT
Planning and Development Commission City of Elgin, Illinois
SUBJECT
Consideration of Petition 39-08 Requesting a Map Amendment from RC2 Residence Conservation
District to PCF Planned Community Facility District and CF Community Facility District to PCF
Planned Community Facility District, to Permit the Construction of a Parking Lot and Building
Addition, Property Located at 1405 Wing Street, 1406 and 1418 Harlan Avenue, by New Hope
Mission Baptist Church, as Applicant and Owner.
BACKGROUND
Requested Action: Map Amendment
Current Zoning: RC2 Residential Conservation District
CF Community Facility District
er Proposed Zoning: PCF Planned Community Facility District
Existing Use: Church and Single Family Residences
Proposed Use: Church and Related Vehicle Use Area
Property Location: 1405 Wing Street, 1406 and 1418 Harlan Avenue
Applicant& Owner: New Hope Mission Baptist Church
Staff Coordinator: Denise Momodu, Associate Planner
LIST OF EXHIBITS
A. Location Map (see attached)
B. Zoning Map (see attached)
C. Parcel Map (see attached)
erD. Aerial Map (see attached)
E. Environmental Map (see attached)
Findings of Fact Planning and Development Commission
Petition 39-08 September 15, 2008
F. Site Photos (see attached)
G. Statement of Purpose and Conformance (see attached)
H. Draft PCF Ordinance (see attached)
I. Related Correspondence (see attached)
BACKGROUND
An application has been filed by New Hope Mission Baptist Church,requesting a map amendment
from RC2 Residence Conservation District to PCF Planned Community Facility District and CF
Community Facility to PCF Planned Community Facility District. The subject property is located at
1405 Wing Street and 1406 and 1418 Harlan Avenue (reference Exhibits A, B, C, D, E, and F).
The subject properties contain 32,234 square feet of land area and are improved with a church,two
single family residences, detached garages, accessory structures and paved vehicle use area. The
applicant proposes to redevelop the site in two phases. Phase 1 will include the construction of a
parking lot containing 21 parking stalls to the west and the installation of an eight feet high solid
fence along the transition yard and the installation of a portion of the required landscape materials.
Phase 2 will include an addition to the existing church building, the demolition of the existing
residences and all accessory structures, the completion of the parking lot and the installation of all
the required landscape materials.
The proposed rezoning of the properties requires a public hearing and city council approval
(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 39-08 on September 15, 2008. The applicant testified at the
public hearing. Objectors spoke at the public hearing, and written correspondence was submitted.
The Community Development Group submitted a Map Amendment Review, dated September 9,
2008.
The Planning and Development Commission has made the following general findings:
A. Site Characteristics Standard. The suitability of the subject property for the intended
zoning district with respect to its size, shape, significant natural features (including
topography, watercourse and vegetation), and existing improvements.
Findings. The subject property is suitable for the intended zoning district with respect to the
site characteristics standard.
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Findings of Fact Planning and Development Commission
Petition 39-08 September 15, 2008
The subject property is an irregularly shaped parcel containing 0.74 acres of land area. The
subject property is improved with two houses and a church. Additionally,there is an existing
parking lot that serves the church, four accessory structures and two driveways that provide
access to the residences. The topography on the property ranges from a high point of 800
feet at the eastern portion of the site,to a low point of 786 feet at the northwest corner of the
site, for a total relief change of 14 feet. There are several mature trees located on the site.
B. Sewer and Water Standard. The suitability of the subject property for the intended zoning
district with respect to the availability of adequate municipal water, wastewater treatment,
and storm water control facilities.
Findings. The subject property is suitable for the intended zoning district with respect to the
sewer and water standard.
The subject property is served with municipal water and sanitary sewer systems. 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
(14 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 is located between Wing Street on the north and Harlan Avenue on the
south. Wing Street is a collector street which serves the west side of Elgin. Harlan Avenue
is a local street which serves the surrounding residential neighborhood.
Access to the property will be provided at two points along Harlan Avenue. The existing
asphalt drive easement that provides access to the property from Wing Street will be
eliminated.
Currently the church has only seven off street parking stalls available,thus forcing members
to park on the streets within the residential neighborhood. The proposed phase 1 of the
development will add needed off street parking stalls. Off street parking will be 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 39-08 September 15, 2008
The subject property was zoned as follows for the years listed:
1927: Out of City Limits
1950: Out of City Limits
1960: A Residential District
1961: A Residential District
1962: R2 Single Family Residence District
1992: R2 Single Family Residence District
Present: CF Community Facility District and
RC2 Residence Conservation District
The subject property was annexed to the City of Elgin in 1960 and zoned A Residential. A
portion of the subject properties were rezoned to CF Community Facility District as part of
the City wide comprehensive amendment to the Zoning Ordinance in 1992,to accommodate
the existing church use that has been established at 1405 Wing Street.
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 area located to the north of the subject property is zoned MFR Multiple Family
Residential District and has developed with multiple family residential units.
The areas located to the south,east and west of the subject properties are zoned RC2 and has
developed with a single family residences. A shopping center is located further to the east of
the subject property. Tyler Creek is located further to the west of the subject properties.
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 in a mature residential area adjacent to the Wing Street-
McLean Boulevard Corridor. This portion of the corridor has developed with a variety of
residential, commercial and community facility uses.
G. Planned Development District Standard. The suitability of the subject property for the
(Pk intended planned development with respect to conformance to the provisions for the purpose
and intent, and the location and size of a zoning district.
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Findings of Fact Planning and Development Commission
Petition 39-08 September 15, 2008
erk The purpose and intent 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.
In general, the purpose and intent of the provision for planned developments is to
accommodate unique development situations. For planned development districts, the
planned development should demonstrate the following characteristics:
1. An opportunity to realize a development of demonstrated need with respect to the
types of environment available to the public that would not be possible under the
strict application of the other chapters of this title.
2. A creative approach to the use of land and related improvements resulting in better
design and construction of aesthetic amenities.
3. The preservation of significant natural features including topography,watercourses,
wetlands, and vegetation.
A PCF Planned Community Facility District should be located in substantial conformance to
the official comprehensive plan. The amount of land necessary to constitute a separate PCF
zoning district exclusive of rights of way, but including adjoining land or land directly
opposite a right of way shall not be less than two acres,unless such land is located between
any nonresidential zoning district, and any residence district or any residence conservation
district, which all have frontage on the same street and on the same block. No departure
from the minimum size of a PCF Planned Community Facility District shall be granted by
the City Council.
Findings.The subject property may be suitable for the intended planned development with
respect to conformance to the provision for the purpose and intent,and the location and size
of a PCF Planned Community Facility zoning district.
The existing church building is lawful non-conforming with regard to site design and is
located within a CF Community Facility district that does not meet the minimum required
district size. The proposed map amendment will bring these non-conformities more into
conformance with the zoning ordinance requirements. The proposed planned development
will be subject to the specific site plan and landscape plan, as well as the statement of
purpose and conformance. The property will be landscaped with materials in excess of what
the zoning ordinance requires along the west and north property lines to provide for an
adequate buffer from the adjacent residential uses. The proposed planned development is in
substantial conformance with the purpose and intent of the planned development provisions.
While the proposed development is at the periphery of a residential neighborhood, it does
require some traffic movement within the residential neighborhood.
rew 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.
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Findings of Fact Planning and Development Commission
Petition 39-08 September 15, 2008
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 dwelling units to 4
dwelling units per net acre)by the Comprehensive Plan and Design Guidelines(2005). The
low density residential designation provides for the development of conventional single
family detached houses. Appropriate locations offer neighborhood access to collector roads,
access to water and sanitary sewer systems, and proximity to public safety services. The
provision of park and open space is encouraged to provide opportunities for recreation and
access to pedestrian and bicycle trail systems. Other uses allowed in this category may
include neighborhood commercial centers, churches and schools in locations deemed
appropriate by the City. The proposed development is in conformance with this designation.
Natural Preservation Standard. The suitability of the subject property for the intended
planned development with respect to the preservation of all significant natural features
including topography, watercourses, wetlands, and vegetation.
Findings. The subject property is suitable for the intended planned development with
respect to the Natural Preservation Standard.
erik The subject property contains a number of mature trees scattered throughout the site. The
applicant will be removing a majority of the trees during the course of redeveloping the site.
The Tyler Creek wetland corridor is located west of the subject property and the northwest
corner of the property lies with in the 100 year floodplain. The applicant is proposing to
install trees and shrubs in conformance with the landscape requirements of the zoning
ordinance.
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.
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 zoning ordinance. For the purposes of this section, the most
similar zoning district is the CF Community Facility District. The applicant is requesting the
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Findings of Fact Planning and Development Commission
Petition 39-08 September 15, 2008
erfollowing departure from the standard requirements of the CF Community Facility District:
A. Section 19.30.135(E)(1)(a) Street Setback. The CF District requires a minimum 25 foot
building setback from a street. The applicant proposes to locate the church building addition
20 feet from Wing Street. Accordingly,the applicant is proposing a 5 foot(2 %) departure
from the minimum required building setback from a street.
B. Section 19.30.135(E)(1)(c) Transition Setback. The CF District requires a minimum
building setback of 51 feet for a lot this size from a transition lot line.The applicant proposes
to locate the church addition 37 feet from the north lot line. Accordingly, the applicant is
requesting a 14 foot (28%) departure from the minimum required building setback from a
transition lot line. The existing church is located 3 feet from the east lot line and is lawful
non-conforming with regard to site design.
C. Section 19.30.135(H)(2)Transition Landscape Yard.The CF District requires a minimum
transition landscape yard setback from a transition lot line of 25 feet for a lot this size. The
applicant proposes a transition landscape yard setback of 6 feet from the west lot line,4 feet
from the north lot line and 3 feet from the east lot line. Accordingly, a 19 foot (76%), a 21
foot (84%) and a 22 foot(88%) departure from the minimum required transition landscape
yard setback is proposed.
D. Section 19.12.600(A&B)Obstruction in Yards and Transition Landscape Yards. The
applicant is proposing to locate the new parking lot within the required transition landscape
yard along the west and north property lines. The existing vehicle use area is located 3 feet
from the east lot line and is lawfully non-conforming with regard to site design. An off-street
parking lot is not a permitted obstruction in a transition landscape yard and would need to be
identified as a departure.
E. Section 19.12.600(D)Street Yards. The applicant is proposing to locate a refuse collection
area in the street yard along Harlan Avenue. A refuse collection area is not permitted
obstruction in a street yard, and shall be located in a rear yard.
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
1. Positive Attributes. This development allows a community facility to expand into the
community in a manner which is in substantial conformance with the location
requirements for the CF District. The current members of the church are using
several off-site locations for parking their vehicles due to the lack of parking spaces
on the existing site. The proposed development will provide parking in accordance
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Findings of Fact Planning and Development Commission
Petition 39-08 September 15, 2008
with the off-street parking ordinance.
2. Internal Land Use. No evidence has been submitted or found that the proposed
development will be located, designed, or operated in a manner that will exercise
undue detrimental influence on itself or surrounding property.
3. Zoning District. The proposed conditional use for a planned development is in
substantial conformance with the purpose and intent of the planned development
provisions. The proposed planned development will be subject to the specific site
plan, building elevations, and landscape plan, as well as petitioner's statement.
While the proposed development is at the periphery of a residential neighborhood,it
does require some traffic movement onto the residential neighborhood.The proposed
planned development is located in substantial conformance to the official
comprehensive plan.
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 the approval of Petition 39-08. On a
motion to recommend approval, subject to the following conditions, the vote was six (6) yes, and
zero (0) no.
1. Substantial conformance to the Petitioner's Statement of Purpose and Conformance,
submitted with the development application, prepared by Esther K. Markwart, Scheflow
Engineering, and dated June 12, 2008.
2. Substantial Conformance to the proposed Site Development for New Hope Mission Baptist
Church prepared by Esther K. Markwart, Scheflow Engineering, and dated June 11, 2008,
last revised August 4, 2008.
3. Substantial Conformance to the Landscape Plan Phase 1 (Sheet 1) prepared by Esther K.
Markwart,Scheflow Engineering,and dated June 13,2008,with revisions as required by the
Community Development Group.
4. The proposed Landscape Plan for Phase 2 of the development shall include a continuous
hedge screening along the vehicle use area along Harlan Avenue.
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Findings of Fact Planning and Development Commission
Petition 39-08 September 15, 2008
5. All proposed building additions shall be subject to the Architectural Design Review by the
Development Administrator.
6. The proposed dumpster enclosure shall be located behind the building setback lines within
the rear yard, and shall be constructed with the same building materials as the principal
building.
7. All outdoor mechanicals, such as air conditioners, shall be located within a side or rear yard
and shall be fully screened by a fence or landscape; or must be incorporated within the
building or located on top of the roof of the building. If they are located on the roof of the
building, the mechanical units must be screened by a parapet wall, which shall be the same
height as the tallest mechanical units.
8. All proposed changes to the existing signage shall conform to the Zoning Ordinance,Chapter
19.50 Street Graphics.
9. The proposed parking lot shall be curbed.
10. Compliance with all other applicable codes and ordinances.
Therefore, the motion to recommend approval of Petition 39-08 was adopted.
Respectfully Submitted,
s/ John Hurlbut
John Hurlbut, Chairman
Planning and Development Commission
s/ Sarosh Saher
Sarosh Saher, Secretary
Planning and Development Commission
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Findings of Fact Planning and Development Commission
Petition 39-08 September 15, 2008
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EXHIBIT A Location Map A
N
nr t of Community Development 1000 0 1000 2000 Feet
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Department un
er - 10 -
•
Findings of Fact Planning and Development Commission
Petition 39-08 September 15, 2008
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=Residence Conservation 1 "'�'���
R• esidence Conservation 2
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-Residence Conservation 3 '� -
0 P• lanned Residence Conservation 1111111111 �"��'� -:
Q Single Family Residence 1
Q S• ingle Family Residence 2 ■, ��„" =■
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QTvrvFamily Residence I�, Hill 11111111111 _■In
Q Multiple Family Residence
0 Planned M ultiple Family R esidence 1I"1' .1.' 11111111
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Q Residence Business I
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0 Neighborhood Business ILA III11.1�1 -.
Q Planned Neighborhood Business ;MI El Area Business =!=NI Planned Area Business pF� ���
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-Center City 2 _I�
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Planned Single Family Residence 1
Q P• lanned TVo Family Residence � x
EXHIBIT B Zoning Map
1
N
Department of Community D evelopment 300 0 300 800 Feet
September 15,2008
- 11 -
Findings of Fact Planning and Development Commission
Petition 39-08 September 15, 2008
erk
Subject Property
Petition 39-08
1
1408, 1416 Harlan Ave
1405 Wing St
0610326037
0610326038
1101
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4810326024 1
0810326023
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EXHIBIT C Parcel Map
Parcel Map A
N
Department of Community D evelopment 30 0 30 60 Feet
September 16.2008
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- 12 -
Findings of Fact Planning and Development Commission
Petition 39-08 September 15, 2008
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EXHIBIT D Aerial Map
A
N
Department of Community Development 50 0 50 100 Feet
September 15,2008
- 13 -
, •
Findings of Fact Planning and Development Commission
Petition 39-08 September 15, 2008
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Petition 39-08
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EXHIBIT E Environmental Map
Wetland N
100 Year Flocdplain
90 0 90 180 Feet
Department of Community Development
September 15,2008
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