G01-12 • Ordinance No. G 1-12
AN ORDINANCE
RECLASSIFYING CERTAIN PROPERTY IN THE
RC3 RESIDENCE CONSERVATION DISTRICT AND
CF COMMUNITY FACILITY DISTRICT
TO PCF PLANNED COMMUNITY FACILITY DISTRICT
(779 Dixon Avenue)
WHEREAS, written application has been made to reclassify certain property located at
779 Dixon Avenue, from RC3 Residence Conservation District and CF Community Facility
District, to PCF Planned Community Facility District: and
WHEREAS, the Planning, and Development Commission conducted a public hearing,
after due notice by publication, but as a result of a tie vote Nvas unable to submit its findings of
fact and recommendation of approval to the City Council of the City of Elgin- and
WHEREAS, the Community Development Department has submitted its findings of fact
and recommendation of approval to the City Council of the City of Erin: and
WHEREAS, the City Council of the City of Elgin concurs in the findings and
recommendation from staff of the Community Development Department.
• 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 Amended Map
Amendment Review, dated December 9, 2011, made by the Community Development
Department, a copy of which is attached hereto and made a part hereof by reference as Exhibit
A.
Section 2. That the Official Zoning, District Map as incorporated into the Elgin
Municipal Code by Section 19.07.600 of said Code, is hereby amended to include in the PCF
Planned Community Facility District, the following, described property:
Parcel 1:
That part of Lot 14 in County Clerk's Subdivision of Section 19, Township 41
North, Range 9, East of the Third Principal Meridian, beginning at a point in the
South line of Dixon Avenue extended that is 424.45 feet East of the East line of
Cookane Avenue: thence South 0 degrees 30 minutes West, parallel with the East
line of Cookane Avenue, a distance of 579.38 feet to the North line extended
Westerly of Lot 16 in said County Clerk's Subdivision; thence North 89 degrees
35 minutes 45 seconds East along said North line extended and along, said North
line of Lot 16, a distance of 694.91 feet to the Northeast corner of said lot 16:
thence South 12 degrees 05 minutes 45 seconds East along the Easterly line of Lot
16 a distance of 269.59 feet to the Southeast corner of Lot 16; thence North 89
• degrees 35 minutes 45 seconds East along the South line of said Section 19, a
• distance of 43.55 feet to the Southeast corner of Lot 14 in said County Clerk's
Subdivision; thence North 20 degrees 45 minutes West along the Easterly line of
said lot 14, a distance of 899.25 feet to the South line of Dixon Avenue extended;
thence South 89 degrees 36 minutes 45 seconds West along said South line
extended a distance of 471.31 feet to the point of beginning, in Cook County,
Illinois. (Property commonly known as 779 Dixon Avenue).
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 779 Dixon
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
In
for profit or a not for profit basis.
B. Supplementary Regulations. Any word or phrase contained herein, followed by the
symbol "[SR]", shall be subject to the definitions and the additional interpretive
requirements provided in Chapter 19.90, Supplementary Regulations of the Elgin
Municipal Code, 1976, as amended. The exclusion of such symbol shall not exempt such
• word or phrase from the applicable supplementary regulation.
C. General Provisions. In this PCF zoning district, the use and development of land and
structures shall be subject to the provisions of Chapter 19.05, General Provisions, of the
Elgin Municipal Code, 1976, as amended.
D. Zoning Districts - Generally. In this PCF zoning district, the use and development of
land and structures shall be subject to the provisions of Chapter 19.07, Zoning Districts,
of the Elgin Municipal Code, 1976, as amended.
E. Location and Size of District. This PCF zoning district is located in substantial
conformance to the official comprehensive plan. The amount of land constituting this
separate PCF zoning district exclusive of rights-of-way, but including adjoining land or
land directly opposite a right of way, is not 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:
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• Services Division
1. "Churches; convents; monasteries, and temples" (8661).
2. "Elementary and secondary schools" (8211).
3. Other schools and educational services (829).
Transportation, Communication and Utilities Division.
4. Radio and television antennas" [SR] (UNCL).
5. "Satellite dish antennas [SR] (UNCL).
6. "Treatment, transmission, and distribution facilities: poles, wires, cables, conduits,
laterals, vaults, pipes, mains, and valves" [SR] (UNCL).
Miscellaneous Uses Division.
7. "Accessory structures" [SR] (UNCL) to the permitted uses allowed in this PCF
Community Facility District, subject to the provisions of Section 19.12. 00,
Accessory Structures and Buildings, of the Elgin Municipal Code; 1976; as amended.
8. "Accessory uses" [SR] (UNCL) to the permitted uses allowed in this PCF Conununity
Facility District; subject to the provisions of Section 19.10.400, Component Land
Uses, of the Elgin Municipal Code, 1976, as amended.
9. "Fences and walls" [SR] (UNCL).
10. "Loading facilities" [SR] (UNCL), exclusively "accessory" [SR], subject to the
provisions of Chapter 19.47, Off Street Loading, of the Elgin Municipal Code, 1976,
as amended.
11. "Parking lots" [SR] (UNCL), exclusively "accessory" [SR] to a use allowed in this
PCF zoning district, subject to the provisions of Chapter 19.4 , Off Street Parking, of
• the Elgin Municipal Code, 1976, as amended.
12. "Refuse collection area" [SR].
13. "Signs" [SR] (UNCL), subject to the provisions of Chapter 19.50, Signs, of the Elgin
Municipal Code, 1976, as amended.
14. "Temporary uses" [SR] (UNCL).
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 antenna tower" [SR] (UNCL).
3. "Conditional commercial antennas and antenna structures nnounted on existing
structures" [SR] (UNCL).
4. "Other radio and television antennas" [SR] (UNCL).
5. "Other satellite dish antennas" [SR] (UNCL).
Miscellaneous Uses Division.
6. "Accessory structures" [SR] (UNCL) to the conditional uses allowed in this PCF
Connnnunity Facility District, subject to the provisions of Section 19.12.500,
Accessory Structures and Buildings, of the Elgin Municipal Code, 1976, as amended.
7. "Accessory uses" [SR] (UNCL) to the conditional uses allowed in this PCF
• Community Facility District, subject to the provisions of Section 19.10.400,
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Component Land Uses, of the Elgin Municipal Code, 1976; as amended.
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 Elgin Municipal Code,
1976, as amended. The development of land and structures shall be in substantial
conformance with the follow=ing:
1. Substantial conformance to the Petitioner's Statement of Purpose and
Conformance, submitted with the development application, prepared by Robert
W. Smith, Attorney at Law, and dated September 22, 2009. In the event of any
conflict between such Statement of Purpose and Conformance and the other terms
of this ordinance, the other terms of this ordinance shall supersede and control.
2. Substantial Conformance to the Conditional Use Site Plans for Siridhammaram
Temple of Illinois prepared by Horizon Consulting Group Professional Design
Group:
• Cover Sheet (C-1), dated November 22, 2009, and last revised October 26,
2011.
• Site Concept Plan (Sheet C-2) dated November 22, 2009, last revised
October 26, 2011. (Such Site Concept Plan, Sheet C-2, is hereinafter
referred to as the "Site Plan".)
• • Floor Plan and Elevation Views for Proposed Shrine Building (Sheet C-3),
dated November 22, 2009, and last revised February 19, 2011.
• Plat of Survey (Sheet LS-1) dated April 10, 2009.
In the event of any conflict between such Conditional Use Site Plans and other
terms of this ordinance, the other terms of this ordinance shall supersede and
control
3. In connection with outdoor special events to be conducted on the subject property;
the property owner shall make available sufficient personnel to direct traffic to
and from the subject property by means of the existing access point off of Dixon
Avenue. Minimally, such personnel shall be stationed at the intersection of
Cookane Street and Dixon Avenue and at the entrance to the subject property
during all hours of outdoor special events. All parking related to outdoor special
events shall occur on the subject property in areas designated on the Site Plan,
either as permanent parking or temporary parking on existing green space area.
No parking of guests', patrons' or visitors' cars shall be permitted on the local
streets adjacent to the subject property and in the surrounding residential
neighborhood.
4. Outdoor special events shall be limited to four (4) per calendar year, not to exceed
three (3) days per event. The exact dates and times of each event shall be
submitted by the property owner to the Community Development Department at
the beginning of each year.
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• 5. Not less than fourteen (14) days prior to any outdoor special event; the property
owner shall submit to the City's Community Development Department an
operational plan for the outdoor special events detailing the number of expected
guests; information on liquor distribution and control; and information on sound
amplification and control.. including; but not limited to.. maximum anticipated
decibel levels; per the requirements of Chapter 10.30.02 : entitled "Sound
Amplification Devices: Residential Properties."
6. During outdoor special events; the property owner shall post signage pertaining to
the special event only on the subject property.
7. Within ninety (90) days of the adoption of the PCF Planned Community Facility
District ordinance and prior to conducting any further outdoor special events on
the subject property; a Landscape Plan shall be submitted by the property owner
to the City for review and approval indicating the required screening along the
entire length of the vehicle uses areas on the subject property; identifying the size;
type; and quantity of all proposed planting materials with a note that states that —
"All plant material is shown to scale at maturity." The landscape plan shall also
include details of typical foundation planting around buildings. Such Landscape
Plan shall comply with the requirements of Section 19.12.700 (inclusive of
Sections 19.12.705 through 19.12.74 ) of the Elgin Municipal Code. 1976; as
amended. The owner shall comply with and implement the landscaping plan as
approved by the City by providing for all of the plantings as set forth in the
landscaping plan within ninety (90) days of the approval of such plan by the City.
8. Within ninety (90) days of the adoption of the PCF Planned Community Facility
District ordinance; the property owner shall submit to the City for review and
approval a storm water management report and a wetland analysis for the subject
property. Such storm water management report and wetland analysis shall
comply with the requirements of Title 21 of the Elgin Municipal Code. 1976; as
amended, and other applicable requirements of law. The owner shall comply with
and implement the recommendations of the storm water management report and
wetland analysis within one hundred eighty (180) days of the approval of such
report and analysis by the City.
9. Within ninety (90) days of the adoption of the PCF Planned Community Facility
District ordinance, the property owner shall grant to the City of Elgin an exclusive
20-foot wide water main easement to complete a loop within the City's water
system for water quality purposes in a location as specified by the City's
Engineer.
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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 19.4 , Off-Street Parking; of the Elgin Municipal Code. 1976; as
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amended; with the exception of the conditions outlined in Sub-section G.2 and G.7 of this
• ordinance.
I. 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 Elgin Municipal Code. 1976; as
amended.
J. Signs. In this PCF zoning district; signs shall be subject to the provisions of Chapter
19. 0, 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, of the Elgin Municipal
Code. 1976, as amended.
L. Planned Developments. . hn 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.
O. Subdivisions – Generally. The subdivision of the subject property and development
thereof shall comply with the subdivision regulations of the city, as annended, 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.
—Xaviz. I
David J. Ka tail . Mayor
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Presented: January 11; 2012
Passed: January 11, 2012 F
Vote: Yeas: 6 Nays: 0 , �FWtAj
Recorded: January 11; 2012
Published: January 13; 2012
Atte t: s
LL(,tt bkt.
Kimberly Dewis; ity Clerk
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November 21, 2011
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FINDINGS OF FACT
Planning and Development Commission City of Elgin, Illinois
SUBJECT
Consideration of Petition 26-11 Requesting an Amendment to the PCF Planned Community Facility
District,Ordinance Number G48-10 to Allow Special Regulations for Additional Street Graphics within
an Established Area.of Special Character; Property Located at 1700 Spartan Drive; by Community
College District#509 as Applicant, and Owner.
GENERAL INFORMATION
Requested Action: Map Amendment to PCF Planned Community Facility District
Ordinance Number G48-10
Current/Proposed Zoning: PCF Planned Community Facility District .
ARC Arterial Road Corridor Overlav District
• Existing Use: Community College
Property Location: 1700 Spartan Drive
Applicant/Owner: Communily College District#509
Staff Coordinator: Dave Waden. Senior Planner
LIST OF EXHIBITS
A. Location Map (see attached)
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)
As
G. Development Application and Plans (see attached)
Exhibit A
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Findings of Fact Planning and Development Commission
Petition 26-11 November 21-, 2011
H. Draft Zoning Ordinance (see attached)
BACKGROUND
An application has been filed by Community College District#509, requesting an amendment to
the PCF Planned Community Facility District Ordinance Number G48-10,to Allow Special Regulations
for Additional Street Graphics within an Established Area of Special Character. The subject property is
located at 1700 Spartan Drive (reference Exhibits A, B, C, D, E, and F).
In September of 2010 the college was granted special regulations for street graphics within an Area of
Special Character.The college proposed to install five electronic LED message signs at various entrance
points to the campus. The signs will inform students, faculty, employees and visitors about safety
concerns on campus.
Community.College District #509, also known as Elgin Community College, is requesting an
amendment to Ordinance G48-10 to allow additional graphic signage at multiple sites within the
campus. The new signage on the campus is made necessary by the large number of visitors and the
extensive building modernization program that-has gone on for the last three years, as well as the
relocation of programs and uses of the building on the campus.There have been substantial construction
• of new and enlarged parking lots on the campus,as well as the construction of a new Library,significant ;
remodeling of the Student Resource Center, the construction of the Multipurpose Classroom Facility
on Renner Drive for the use new programs and relocation of many of the programs that had
been located at the Fountain Square Campus and the construction of the new Health Careers Center
building on the campus. (reference Exhibits G, H and I).
FMINGS
After due notice,as required by law,the Planning and Development Commission held a public hearing
in consideration of Petition 26-11 on November 21,2011. The applicant testified at the public hearing
and presented documentary evidence in support of the application. _ The. Community Development:.
Department submitted a Map Amendment Review, dated November 16, 2011'.
The Planning and Development Commission has made the following findings regarding this application
against the standards for planned developments: v
A. Site Characteristics Standard. The suitability of the subjectpropertyfor the intended planned
development 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 planned development with respect to
the site characteristics standard. \�
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Findings of Fact Planning and Development Commission
-Petition 26-11 November 21, 2011
The subject property contains approximately 179 acres and is located south of State Route 20,
north of College Green subdivision,west of McLean Boulevard and east of Randall Road. The
property is improved with academic,administration and other campus buildings,athletics fields
and parking lots.
The subject property contains substantial wetlands and drainage channels along the
northwesterly portion. A portion of this area also lies within the 100 year flood plain.
B. Sewer and Water Standard. The suitability of the subject property for the intended planned
development with respect to the availability ofadequate 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 property is served with municipal sanitary sewer and water services. Stormwater
management is provided on site in accordance with the Kane County stormwater management
ordinances.
C. Traffic and Parking Standard. The suitability of the subject property for the intended
• 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 subj ect property is suitable for the intended planned development with respect to
the traffic and parking.standard.
The subject property is located between South McLean Boulevard and Randall Road, with
frontage along South McLean Boulevard, Spartan Drive, Fleetwood Drive, and Renner Drive.
Access to the main campus is provided as follows:
• From the East— access from South McLean Boulevard is provided via Spartan Drive
and Fleetwood Drive.
• From the North — access from Weld Road is provided via Renner Drive and Second
Street.
• From the West — access from Randal Road is provided via the newly constructed
Spartan Drive Extension and College Green Drive.
McLean Boulevard is an arterial road serving Elgin's west side neighborhoods. Randall Road is
an arterial road that serves the communities to the north and south of Elgin.
Spartan Drive, Fleetwood Drive, Second Street, and Renner Drive are local streets serving the
adjoining commercial and industrial districts. College Green Drive, also a local street, serves
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Findings of Fact Planning and Development Commission .
Petition-26-11 November 21, 2011
the adjoining College Green residential subdivision,
Parking is provided in conformance with the Off-Street Parking Ordinance.
D. Zoning History Standard. The suitability of the subject property for the intended 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 intended planned development with respect to
the length of time the property has remained undeveloped or unused in its current zoning .
district.
The subject property was zoned as follows for the years listed:
1927: Outside of City Limits
1950: Outside of City Limits
1960: Outside of City Limits
1961: Outside of City Limits
1962: Outside of City Limits
• 1992: R-2 Single Family District
Present: PCF Planned Community Facility District (� I
ARC Arterial Road Corridor Overlay District
The subject property was annexed into the City of Elgin in 1967 and was zoned R-2 Single
Family District. The campus was zoned CF Community Facilities District in 1992; as a part of
the comprehensive amendment to the zoning ordinance and official zoning map. In 2010 the
subject property was zoned PCF Planned Community Facility per ordinance G48-10. Elgin
Community College was established as part of Public School District U-46 in 1949, but only
moved into its new campus building at 1700 Spartan Drive, in 1970.
E. Surrounding Land Use and Zoning Standard. The suitability of the subjectproperty for the
planned development district with respect to consistency and compatibility with surrounding
land use and zoning.
Findings. The subject property is suitable for the intended planned development with respect to
consistency and compatibility with surrounding land use and zoning.
The area located to the northeast is zoned GI General Industrial District and is developed with
industrial land uses. The areas to the north are zoned MFR Multiple Family Residence and RC 1
Residence Conservation District and are developed with residential uses. The area to the
• northwest.is zoned CF Community Facility District and is open space.
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Findings of Fact Planning and Development Commission
Petition 26-11- November 21, 2011 .
The areas located to the south and east of the subj ect property are zoned CF Community Facility
District, and are developed with The Highlands of Elgin Golf Course and Elgin Sports
Complex.
The areas located to the south and southwest are zoned PRC Planned Residential Conservation
and are developed with the College Green subdivision townhomes and the Townhomes of
Woodbridge, respectively.
The area to the east is zoned NB Neighborhood Business District and is developed with
commercial land uses. The area to the west is zoned PAB Planned Area Business District and is
developed with-the Spartan Green commercial subdivision.
F. Trend of Development Standard. The suitability of the subject property for the planned
development district with respect to consistency with an existing pattern of development or an
identifiable trend of development in the area.
Findings. The subj ect property is suitable for the intended planned development with respect to
consistency with an existing pattern of development or an identifiable trend within the area.
The subject property is located in an area between South McLean Boulevard and Randall Road
• that is developed with a mix of industrial, commercial, recreational and residential land uses.
G. Planned Development District Standard. The suitability of the subject property for the
intended planned development with respect to conformance to the provisions for the purpose
and intent, and the location and size of a zoning district.
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. A PCF zoning district is most similar to, but departs from the standard
requirements of the CF zoning district.
The purpose of the PCF Planned Community Facility District is to provide for the development
and protection of various community facilities with both standard and planned land use and site
design regulation. 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. A PCF zoning district is most similar to;but departs from the
standard requirements of the CF zoning district.
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 overlay district is a zoning overlay district, and accordingly,
the property located within the district shall be subject to the regulations of the underlying
C • zoning district in which it is located.
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Findings of Fact Planning and Development Commission .
Petition 26-11 November 21, 2011
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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.
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 approval of signage approved as part of an area of special character.
An area of special character provides appropriate flexibility in the regulation of street graphics
• through adoption of special regulations for these areas that can, depart from the regulations
contained within the street graphics ordinance. (� ;
H. Comprehensive Plan Standard. The suitability of the subject property for the intended
planned development with respect to conformance to the goals, objectives, and policies of the
official comprehensive plan.
Findings. The subject property is suitable for the intended planned development with respect to
the Comprehensive Plan Standard.
The property is designated as "Public/Institutional" in the Elgin .Comprehensive Plan and
Design Guidelines. The public/institutional land use designation includes a wide range of
public and quasi-public uses, including public and private schools, colleges and universities,
government offices, transportation facilities, public utilities, hospitals, community centers,
museums, and public libraries.
I. 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.
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Findings of Fact Planning and Development Commission
Petition 26-11 November 21, 2011
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The subject property does not contain any significant vegetation. The property contains several
large wetlands and a portion of the northwesterly parcel lies within the 100 year flood plain.
Drainage channels traverse the northwesterly portion which and are tributary to Otter Creek west
of Randall Road.
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 submitted or found that the proposed planned development will be
located, designed, or operated in a manner that will exercise undue detrimental influence on
itself or surrounding property.
STANDARDS FOR AREAS OF SPECIAL CHARACTER
��• The Community Development Department has made the following findings concerning the Areas of
Special Character:
A. Area Characteristics: The suitability of the subject property for the intended area of special
character with regard to the unique and particular characteristics of the area including its
location, size, shape, significant natural features, including topography; water courses and
vegetation, the nature of adjoining public rights of Way, and architectural, historic or scenic
features.
Findings. The subject property is located within an area that possesses unique and particular
characteristics of location.
The Elgin Community College is a large campus with multiple entrances. In a case of an
emergency or a safety issue on campus it would be physically impossible to manually update the
information on all entryway graphics at the same time. The proposed electronic message sips,
at the various entrance points to the campus, are to collectively inform students, faculty,
employees and visitors about safety concerns on campus.
D. Use Characteristics: The suitability of the subject property for the intended area of special
character with regard to the existing or proposed use of the area along with specified unique
challenges and demands such that the street graphics ordinance cannot adequately regulate street
graphics for such use in such area.
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Findings of Fact Planning and Development Commission
Petition 26-11 November 21, 2011 .
Findings: The existing uses within the area would benefit from the use of special graphics due
to the unique challenges and demands such that the street graphics ordinance cannot adequately
reovulate.
The Community College would benefit from the proposed electronic message signs. The
modern technology would allow instant and collective communication with students, faculty,
employees and visitors to the campus.
C. Special Regulations: The suitability of the subject property for the intended area of special
character with regard to special regulations that are consistent with the unique character and
unique use of the area; and for which departures from the street graphics ordinance, if any,are
specifically limited-to address the unique and particular characteristics and use of the proposed
area.
Findings: The special regulations proposed for the area of special character are consistent with
the unique use of the area, and for which departures from the street graphics ordinance,if any,
are specifically limited to address the unique and particular characteristics and use of the
proposed area:
The street graphic ordinance prohibits the use of street graphics attached to light poles(banners)
• and non monument style ground graphics. The area of special character provides for the use of ('^
these special graphics which otherwise not be permitted on the subject property.
A total of three (3) wall graphics, fifty (50) banner elevations and forty-two (42) additional
ground graphics would be added to the campus. Majority of the graphics will not be visible
from public right of way.
Wall graphics (L5.5)will include channel lettering with the ECC logo; in additional to various
vinyl lettering on doorway entrances. The graphics containing channel lettering and logo will be
installed on three(3)elevations of the principal structure. Each graphic is 11'6.5"wide by 4'2"
high totaling 40.50 square feet. Vinyl lettering indicating the access points to the campus
buildings will be installed on the glass of the entrance way.
Parking identification banners(I6.1)measuring 2' wide by 5' high each,to be mounted on light
poles within the various campus parking lots. The overall visual size per light pole would be 4'
by 5' totaling 20 square feet. The canvas banners will vary in color to coordinating both the
building letter and aisle number on the 50 light poles throughout the campus.
Ground graphics consisting of similar features and varying colors, to be constructed mainly of
aluminum will provide directional information in two styles and five sizes along public right of
ways, internal roadways and walkways, and directly in front of major access points of building
structures.
• Along Spartan Drive nine(9)graphics will be constructed and placed at the five internal access
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Findings of Fact Planning and Development Commission
Petition 26-11 November 21, 2011
points of the college campus. These graphics are highly visible from the public right of way. A
monument style graphic with brick base and landscaping beds will be provided for each of these
graphics. Six (6) of the nine graphics (W5.2.1 and I5.2.1) each totaling 85.40 square feet will
measure 6'8.75"wide by 1275-high. The remaining three(3)graphics(W5.1.1)each totaling
137.64 square feet will measure 8'5" wide by 16'4.5" high.
Additional ground graphics principally used for directing both vehicular and pedestrian traffic
will be located throughout the campus: Six(6)Kiosk/Map graphics(I5.3)measuring 3'2"wide
by 57875" high totaling 17.91 square feet each. Fourteen (14) Primary Building Entry.
graphics (15.2)measuring 6'4"wide by 16'5.375"high totaling 104.91 square feet each. Four
(4) Primary Vehicular graphics (W5.1) measuring 9' wide by 20'2.5" high totaling 181.87
square feet. Nine(9)Secondary Vehicular graphics(W5.2)measuring 6'4"wide by 16'5.375"
high totaling 104.91 square feet each.
The graphics listed above will be in addition to the electronic message signs (A, B and C's
described below) previously approved under ordinance G48-10. V
Graphic Type "A'' is a gateway entry sign, to be located at the east (main) entrance to the
campus. The gateway sign will comprise of a painted steel gateway truss across Spartan Drive,
supported by two monument piers, 23 linear feet in height and 12 feet wide, for a total square
(�• footage of 276 square feet each. Each monument graphic pier will contain one 40 square foot
electronic LED message sign.
Graphic Type`B" is proposed to be located at the west entrance along Spartan Drive. Graphic
Type `B" will be 22 linear feet in height and 12 feet wide, for a total square footage of 264 .
square feet, with a painted steel ornamental truss on top, and will contain one 40 square foot
electronic LED message sip.
Graphic Types `'C" are proposed to be located at the north entrances along Renner Drive,
Second Street and/or Fleetwood Drive as determined in the future. Graphic Types "C"will be
10 linear feet in height and 8 feet wide, for a total square footage of 80 square feet, and will
contain one 24 square foot electronic LED message sign.
SUMMARY OF FINDINGS, UN(RESOLVED ISSUES, AND ALTERNATIVES
The Planning and Development Commission has developed or identified the following findings,
unresolved issues, and alternatives:
A. Summary of Findings.
t , 1. Planned Development District Standard: In September of 2010 the college was granted
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Findings of Fact Planning and Development Commission
Petition 26-11 November 21, 2011
special regulations for street graphics within an area of special character. The college
proposed to install five electronic LED message signs at various entrance points to the
campus. The signs would inform students, faculty, employees and visitors about safety
concerns on campus.
The applicant is requesting approval to allow special regulations for additional street
graphics within an established area of special character. An area of special character
provides appropriate flexibility in the regulation of street graphics through adoption of
special regulations for these areas that can vary from the regulations contained within
the.street graphics ordinance. The proposed graphics include a total of three (3) wall
graphics, fifty (50) banner elevations and forty-two (42) additional ground graphics
would be added to the campus. Majority of the graphics will not be visible from public
right of way.
2. Area of Special Character Standard: Elgin Community College, is requesting an
amendment to Ordinance G48-10 to allow additional graphic signage at multiple sites
within the campus. The new signage on the campus is made necessary by the large
number of visitors and the extensive building modernization program that has gone on
for the last three years,as well as the relocation of programs and uses of the building on
the campus. There have been substantial construction of new and enlarged parking lots
• on the campus, as well as the construction of a new Library, significant remodeling of
the Student Resource Center, the construction of the Multipurpose Classroom Facility
("MPC") on Renner Drive for the use new programs and relocation of many of the
programs that had been located at the Fountain Square Campus and the construction of
the new Health Careers Center building on the campus.
B. Unresolved Issues
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 recommends approval of Petition 26-11. 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 Petitioner's Statement and Attachments"Rider". submitted by
• the applicant,represented by John F. Early,Esq., of Early, Tousey,Regan &Wlodek, received
November 4, 2011.
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Findings of Fact Planning and Development Commission
Petition 26-11 November 21, 2011
2. Substantial conformance to the Elgin Community College Wayfinding Program, Exterior
Overview&Locations (32 pages),prepared by Cardosi Kiper Design Group, dated November
14, 2011.
3. LED & Gateway / Drawings (page 30 of the ECC Way-finding Program) must comply with
Section 1, subsection 6 of Ordinance G48-10.
4. Substantial conformance to the Topographic Survey(pages 1-10), dated August 10, 2009.
5. Plat of Survey Sheet 1 of 2,revised August 31, 2010 (sign locations), Plat of Survey Sheet 2 of
2, dated August 6,2010.
.6. 'Elgin Community College Campus Signage Table consolidated by city staff, dated November
14, 2011.
7. Compliance with all other applicable codes and ordinances.
Therefore, the motion to recommend approval of Petition 26-11 was adopted.
Respectfully submitted:
s/Robert Siljestrom
Robert Siljestrom, Chairman
Planning and Development Commission
s/ Sarosh Saber
Sarosh Saher, Secretary
Planning and Development Commission
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