G55-13 Ordinance No. G55-13
AN ORDINANCE
GRANTING A MAP AMENDMENT FROM
CF COMMUNITY FACILITY TO
PNB PLANNED NEIGHBORHOOD BUSINESS DISTRICT
19.5 acres at Southwest Corner of McLean Boulevard and Spartan Drive
700 South McLean Boulevard)
WHEREAS, written application pursuant to petition 35-13 has been made requesting a
map amendment from CF Community Facility District to PNB Planned Neighborhood Business
District; and
WHEREAS, after due notice in the manner provided by law, the Planning & Zoning
Commission conducted a public hearing concerning said application and has submitted its
written findings of fact and recommendation; and
WHEREAS, the City Council of the City of Elgin concurs in the findings and
recommendation of the Planning & Zoning 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 November 4, 2013, made by the Planning & Zoning 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, 1976, as amended, be and the same is hereby further amended by
adding thereto the following paragraph:
The boundaries hereinafter laid out in the Zoning District Map, as amended, be and are
hereby altered by including in the PNB Planned Neighborhood Business District the
following described property:
That part of the Southwest Quarter of Section 22, Township 41 North, Range 8 East of
the Third Principal Meridian described as follows:
Commencing at the Southwest corner of said Southwest Quarter; thence North 88
degrees 32 minutes 57 seconds East along the South line thereof, 1293.15 feet to
Northeast corner of Lot 318 of College Green Subdivision Number 2, a subdivision of
part of the Northwest Quarter of Section 27, and part of the Northeast Quarter of
Section 28, Township and Range aforesaid for the point of beginning; thence North 00
degree 26 minutes 38 seconds East, 1344.75 feet to the Southerly line of Spartan Drive
per dedication by Document No. 1104835 recorded December 27, 1967; thence North
52 degrees 11 minutes 13 seconds East along said Southerly line 72.81 feet; thence
Easterly along said Southerly line being on a curve to the right having a radius of
470.0 feet an arc distance of 381.57 feet, (the chord of the last described curve bearing
North 75 degrees 26 minutes 40 seconds East, 371.17 feet); thence South 81 degrees
17 minutes 53 seconds East along said Southerly line 253.03 feet to the Westerly line
of McLean Boulevard per Document No. 1081166 recorded December 5, 1966 (said
line being 100.0 feet Westerly of the centerline of said road); thence Southerly along
said Westerly line being on a curve to the left having a radius of 4293.46 feet an arc
distance of 353.04 feet, (the chord of the last described curve bearing South 07 degrees
54 minutes 49 seconds West, 352.94 feet); thence South 05 degrees 33 minutes 29
seconds West along said Westerly line 769.94 feet; thence Southerly along said
Westerly line being on a curve to the left having a radius of 34,603.68 feet an arc
distance of 316.52 feet, (the chord of the last described curve bearing South 05 degrees
17 minutes 45 seconds West, 316.52 feet) to the South line of the Southwest Quarter
of Section 22 aforesaid; thence South 88 degrees 32 minutes 57 seconds West along
said South line 525.10 feet to the point of beginning, containing 19.5808 +/- acres, in
Kane County, Illinois, Which property is commonly known as 700 South McLean
Boulevard.
Section 3. That the City Council of the City of Elgin hereby grants the rezoning from
CF Community Facility to PNB Planned Neighborhood Business District for the property
.commonly known as 700 South McLean Boulevard, 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 the PNB zoning district is to
provide a planned commercial environment, subject to the provisions of Chapter 19.60
Planned Developments, of the Elgin Municipal Code, 1976, as amended.
B. Supplementary Regulations. Any word or phrase contained herein, followed by
the symbol "[SR]", shall be subject to the definitions and the additional interpretive
requirements provided in Chapter 19.90, Supplementary Regulations of the Elgin
Municipal Code, 1976, as amended. The exclusion of such symbol shall not exempt such
word or phrase from the applicable supplementary regulation.
C. General Provisions. In this PNB 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 PNB 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 PNB zoning district should be located in
substantial conformance to the official comprehensive plan. The amount of land
necessary to constitute a separate PNB 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 PNB zoning district, the use and development of land and
structures shall be subject to the provisions of Chapter 19.10, Land Use of the Elgin
Municipal Code, 1976, as amended. The only permitted, conditional, and similar land
uses allowed within this PNB zoning district shall be those permitted, conditional, and
similar land uses enumerated below:
A. Permitted Uses: The following enumerated land uses shall be the only land uses
allowed as a permitted use in this PNB Planned Neighborhood Business District:
1. Residences division:
"Upper floor apartment dwellings" [SR] (UNCL).
2. Municipal services division:
Public parks, recreation, open space (UNCL)
3. Offices division:
"Offices" [SR] (UNCL).
4. Finance, insurance, and real estate division:
"Development sales offices" [SR] (UNCL).
Finance, insurance, and real estate (H).
5. Services division:
Advertising (731).
Automotive renting and leasing without drivers (751).
Barbershops (724).
Beauty shops (723).
"Bed and breakfast inns" [SR] (7011).
Carpet and upholstery cleaning agents without plants on the premises (7217).
Coin operated laundries and dry cleaning (7215).
Colleges, Universities, Professional Schools and Community Colleges (822)
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).
Elementary and Secondary Schools (821)
Engineering, accounting, research, management and related services (87).
Garment pressing, and agents for laundries and dry cleaners (7212).
Home healthcare services (808).
Laundry collecting and distributing outlets (7211).
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).
Other schools and educational services (829)
Personnel supply services (736).
Photofinishing laboratories (7384).
Photographic studios, portrait (722).
Professional sports operators and promoters (7941).
Radio and television repair shops (7622).
Refrigerator and air conditioning service and repair (7623).
Reupholstery and furniture repair (764).
Security systems services (7382).
Shoe repair shops and shoeshine parlors (725).
Tax return preparation services (7291).
Videotape rental (784).
Vocation schools (824).
Watch, clock and jewelry repair (763).
6. Retail trade division:
Apparel and accessory stores (56).
Building materials, hardware and garden supply (52).
Carryout restaurants (5812).
Catalog and mail order houses (5961).
Direct selling establishments (5963).
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).
Tobacco stores (5993).
Used merchandise stores (593).
7. Agricultural division:
Farm labor and management services (076).
Greenhouses for floral products, exclusively "accessory" [SR] to a use allowed in the
zoning district (0181).
Landscape counseling and planning (0781).
8. Construction division:
"Contractor's office and equipment areas" [SR] (UNCL).
9. Manufacturing division:
Commercial printing occupying less than five thousand (5,000) square feet of gross floor
area(2752).
10. 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).
Local and suburban passenger transportation operators' offices (411).
"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).
11. Miscellaneous uses division:
"Accessory structures" [SR] (UNCL) to the permitted uses allowed in the NB
neighborhood business district, subject to the provisions of section 19.12.500 of this title.
"Accessory uses" [SR] (UNCL) to the permitted uses allowed in the NB neighborhood
business district, subject to the provisions of section 19.10.400 of this title.
"Fences and walls" [SR] (UNCL).
"Loading facilities" [SR] (UNCL), exclusively "accessory" [SR] to a permitted use
allowed in the NB neighborhood business district, subject to the provisions of chapter
19.47 of this title.
Outdoor display areas" [SR] (UNCL).
"Parking lots" [SR] (UNCL), exclusively as an "accessory use" [SR] to a permitted use
allowed in the NB neighborhood business district, subject to the provisions of chapter
r
19.45 of this title.
"Parking Structures" [SR] exclusively accessory [SR] to a permitted use allowed in the
zoning district, subject to the provisions of Chapter 19.45, Off Street Parking.
"Refuse collection area" [SR].
"Signs" [SR] (UNCL), subject to the provisions of chapter 19.50 of this title.
"Temporary uses" [SR] (UNCL).
B. Conditional Uses: The following enumerated land uses shall be the only land uses
allowed as a conditional use in this PNB Planned Neighborhood 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:
Arenas, Sportsfields and Stadiums (UNCL)
Billiard parlors (7999).
Bingo parlors (7999).
"Car washes" [SR] (7542).
Child daycare services (835).
Churches, convents, monasteries, and temples (8661).
Coin operated amusement establishments (7993).
Dance studios and schools (791).
Funeral service (726).
Home child daycare services [SR] (8351).
Individual and family social services (832).
Institutional child day care services [SR] (8351)
Job training and vocational rehabilitation services (833).
Membership organizations (86).
Membership sports and recreation clubs (7997).
Motion picture theaters (7832).
Other schools and educational services (829).
Physical fitness facilities (7991).
Pool parlors (7999).
Sporting and Recreational Camps (7032)
Steam baths (7299).
Turkish baths (7299).
4. Retail trade division:
Convenience food stores, operated on a twenty four (24) hour basis (5411).
Drinking places (alcoholic beverages) (5813).
Drive-in restaurants (5812).
"Motor vehicle service stations" [SR] (554).
"Outdoor eating and drinking facilities" [SR] (5813).
"Package liquor sales establishments" [SR] (5921).
5. Agricultural division:
Dog grooming (0752).
Veterinary services for household pets (0742).
6. Transportation, communication and utilities division:
"Conditional commercial antenna tower" [SR] (UNCL).
"Conditional commercial antennas and antenna structures mounted on existing
structures" [SR] (UNCL).
Courier services (4215).
Electric Power Generation(UNCL)
Fixed facilities, and inspection and weighing services for motor vehicle transportation
(4785)
"Other radio and television antennas" [SR] (UNCL).
"Other satellite dish antennas" [SR] (UNCL).
Pipelines, except natural gas (461).
Railroad tracks (401).
School bus operators' offices (415)
Transportation Services not elsewhere classified (4789)
Treatment, transmission and distribution facilities: equipment, equipment buildings,
towers, exchanges, substations, regulators" [SR] (UNCL).
7. Miscellaneous uses division:
"Accessory package liquor sales establishment" [SR] (UNCL).
"Accessory structures" [SR] (UNCL) to the conditional uses allowed in the NB
neighborhood 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 NB neighborhood
business district, subject to the provisions of section 19.10.400 of this title.
"Drive-through facilities" [SR] (UNCL), subject to the provisions of chapter 19.45 of this
title.
"Master signage plan" [SR], subject to the provisions of chapter 19.50 of this title.
"Parking Lots" [SR] subject to the provisions of Chapter 19.45 Off-Street Parking
(UNCL)
"Planned developments" [SR] (UNCL) on a zoning lot containing less than two (2) acres
of land, subject to the provisions of chapter 19.60 of this title.
C. Similar Uses: The following enumerated land uses shall be subject to classification as
a permitted use or as a conditional use in this PNB Planned Neighborhood Business
District or in a less restrictive zoning district, pursuant to subsection 19.10.400H of this
title:
1. Services division:
Amusement and recreational services, not elsewhere classified (7999).
'' Business services not elsewhere classified (7389).
Laundry and garment services not elsewhere classified (7219).
Miscellaneous health and allied services not elsewhere classified (809).
Miscellaneous personal services not elsewhere classified (7299).
Miscellaneous repair shops and related services (769).
Services not elsewhere classified (899).
Social services not elsewhere classified (839).
2. Transportation, communication, and utilities division:
Transportation services not elsewhere classified (4789).
G. Site Design. In this PNB Planned Neighborhood Business 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, and as provided in this ordinance. In this
PNB District, the use and development of land and structures shall be subject to the
following conditions:
1. Substantial conformance to the Application and Statement of Purpose and
Conformance dated September 23, 2013 submitted by Marc Mylott, AICP,
Director, Community Development Department, City of Elgin.
2. Substantial conformance to the Plat of Survey of the property containing
approximately 19.5808 acres prepared by Alan J. Coulson, P.C. dated February 1,
2011.
3. Prior to any development of the Subject Property, the owner of the Subject
Property to be developed 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.
4. Conformance to all other applicable codes and ordinances.
H. Off-street Parking. Except as otherwise provided within this section, in this PNB
zoning district, off-street parking shall be subject to the provisions of chapter 19.45, Off
Street Parking, of the Elgin Municipal Code, as amended.
I. Off-street Loading. In this PNB 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 PNB zoning district, signs shall be subject to the provisions of Chapter
19.50, Street Graphics, of the Elgin Municipal Code, 1976, as amended.
K. Planned Developments. In this PNB 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.
L. Conditional Uses. In this PNB zoning district, application for conditional uses shall be
subject to the provisions of Chapter 19.65, Conditional Uses, of the Elgin Municipal
Code, 1976, as amended. An application for conditional use may be filed by an
individual property owner without necessitating that all other property owners in the
development authorize such application.
M. Variations. In this PNB zoning district, application for variation shall be subject to the
provisions of Chapter 19.70, Variations, of the Elgin Municipal Code, 1976, as amended.
An application for variation may be filed by an individual property owner without
necessitating that all other property owners in the development authorize such
application.
N. 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.
O. 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.
David J. a in, Nlfayor
Presented: December 4, 2013
Passed: December 4, 2013
Vote: Yeas: 8 Nays: 0 Abstain: 1
Recorded: December 4, 2013
Published: December 6, 2013
Attest: '
Kimberly Dewis, City Clerk
November 4, 2013
PLANNING AND ZONING COMMISSION
Recommendation and Findings of Fact
Planning and Zoning Commission City of Elgin
OVERVIEW
Community College District 509 and City of Elgin request a Map Amendment from CF Community
Facility District to PNB Planned Neighborhood Business District, of the Approximately Easterly 19.5
acres of land at the Southwest Corner of McLean Boulevard and Spartan Drive, on the Property located
at 700 South McLean Boulevard/1700 Spartan Drive.
GENERAL INFORMATION
Petition Number: 35-13
Requested Action: Planned Development as a Map Amendment
Current Zoning: CF Community Facility District
ARC Arterial Road Corridor Overlay District
Proposed Zoning: PNB Planned Neighborhood Business District
ARC Arterial Road Corridor Overlav District
Existing Use: Vacant
Property Location: 700 South McLean Boulevard/1700 Spartan Drive
Applicant: Community College District 509 and City of Elgin
Owner: City of Elgin
Staff Coordinator: Sarosh Saher,AICP Senior Planner
LIST OF EXHIBITS
A. Aerial Photo/Location Map
B. Zoning Map
C. Parcel Map
D. Site Photos
E. Application, Statement of Purpose and Attachments
F. Draft Zoning Ordinance
Exhibit A
Findings of Fact Planning and Zoning Commission
Petition: 35-13 November 4, 2013
G. Related Correspondence
BACKGROUND & PROJECT DETAIL
An application has been filed by Community College District 509 and City of Elgin, requesting approval
to rezone the approximately easterly 19.5 acres of an approximately 41.9 acre parcel of land adjacent to
Elgin Community College. The currently vacant property is located at the Southwest Corner of McLean
Boulevard and Spartan Drive and was formerly operated by the City of Elgin as part of a municipal golf
course.
Elgin Community College proposes the future development of the site as a neighborhood commercial
area to supply daily convenience retail commodities and services to the neighborhood population in the
immediate and larger trade areas connected by McLean Boulevard. The community college additionally
proposes to reserve the option to continue the use of the land in a manner similar to its current function
as a college campus with its related land uses and facilities.
The 19.5 acre portion of the property that is the subject of the rezoning petition contains approximately
1440 linear feet of frontage along McLean Boulevard. The proposed PNB District will be mapped to a
depth of approximately 525 feet along the southerly line which is equivalent to the depth of the existing
PNB District abutting the subject property to the south and developed with the "College Corners"
neighborhood shopping center.
The westerly 22.4 acres of land that additionally comprise the portion of the parcel with frontage along
Spartan Drive will continue to remain within the existing CF Community Facility District, and is not the
subject of this rezoning petition. This portion of land is abutted by the residences developed within
College Green Subdivision Units 2 and 6. Any future development of this portion of the property with
land uses allowed within a CF Community Facility District will be required to maintain the required
transition yard setback from the residences to the south.
No development is proposed on the property at this time.
FINDINGS OF FACT
After due notice, as required by law, the Planning & Zoning Commission held a public hearing in
consideration of Petition 35-13 on November 4, 2013. 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 4, 2013.
The Planning & Zoning Commission has made the following findings regarding this application against
the standards for planned developments:
A. Site Characteristics Standard. The suitability of the subject property for the intended zoning
district with respect to its size, shape, significant natural features (including topography,
watercourse and vegetation), and existing improvements.
Page 2 of 7
Findings of Fact Planning and Zoning Commission
Petition: 35-13 November 4, 2013
Findings. The portion of property subject to the rezoning is an irregularly shaped parcel
containing approximately 19.5 acres of land and is currently vacant. The gently rolling
topography ranges from a high point of 820 feet to a low point of 810 feet for a maximum relief
of 10 feet. Natural features on the site currently comprise of the remaining fairways, greens and
other features of the former municipal golf course including three water hazards, bunkers and
paved golf cart pathways.
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 not served with municipal water and sewer systems. The
water used to maintain the golf course was supplied by a city owned and maintained well. Sewer
and water services are available in the immediate vicinity of the property. Any future
development will connect to the city's water and sanitary sewer system as required.
C. Traffic and Parking Standard. The suitability of the subject property for the intended zoning
district with respect to the provision of safe and efficient on-site and off-site vehicular circulation
designed to minimize traffic congestion.
Findings. The subject property is bounded by McLean Boulevard on the east and Spartan Drive
on the north.
McLean Boulevard is an arterial road serving Elgin's west side neighborhoods. Spartan Drive is
a local street serving the community college and adjoining commercial districts. There is
currently no vehicular access to the property from either of these streets.
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 was annexed into the City of Elgin in 1967 and was zoned R-2
Single Family District. The property was zoned CF Community Facility District in 1992, as a
part of the comprehensive amendment to the zoning ordinance and official zoning map.
The subject property including Elgin Community College campus, the former Spartan Meadows
Golf Course and the Elgin Sports Complex comprised the farm operated by what is now the
Elgin Mental Health Center. 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. The Spartan Meadows Golf Course was opened as a public golf course in 1971. The 18-
hole golf course was designed by Edward A. Lawrence (Larry) Packard, a prominent golf course
designer who is credited with the design and development of over 200 golf courses in the
country.
Page 3 of 7
Findings of Fact Planning and Zoning Commission
Petition: 35-13 November 4, 2013
The use of the property as a golf course began discontinuation in 2003 when the parcels west of
the subject property were conveyed to the community college, leaving only the back nine holes
in operation. The final use of property as a golf course ended in 2008 when all operations were
moved east of McLean Boulevard to the 18-hole "Highlands of Elgin" Golf Course that was
established beginning in 2003.
The City of Elgin has been in discussion with Elgin Community College regarding the
conveyance of the subject property since 2011.
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 areas to the east and west of the subject property are zoned CF Community
Facility District and are developed with the city-operated "Highlands of Elgin" municipal golf
course to the east across McLean Boulevard and the campus of Elgin Community College to the
west.
The property to the north is zoned NB Neighborhood Business District and is developed with a
restaurant. The properties to the south are zoned PNB Planned Neighborhood Business District
and are developed with the "College Corners" and "McLean Plaza" neighborhood shopping
centers.
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 located within the portion of McLean Boulevard that is
developed with a number of neighborhood retail and commercial establishments. The property is
flanked on both the north and south by areas zoned in the neighborhood business district and
intends to continue this trend of development.
G. Planned Development District Standard. The suitability of the subject property for the
intended zoning district with respect to conformance to the provisions for the purpose and intent,
and the location and size of a zoning district.
The applicant is requesting rezoning of the easterly 19.5 acres of land through approval of a
planned development within a PNB Planned Neighborhood Business District. No development is
contemplated at this time.
The purpose and intent of the provision of planned developments is to accommodate unique
development situations. For planned development districts, the planned development should
demonstrate the following characteristics:
Page 4 of 7
Findings of Fact Planning and Zoning Commission
Petition: 35-13 November 4, 2013
1. An opportunity to realize a development of demonstrated need with respect to the types
of environment available to the public that would not be possible under the strict
application of the other chapters of this title;
2. A creative approach to the use of land and related improvements resulting in better design
and construction of aesthetic amenities; and
3. The preservation of significant natural features including topography, watercourses,
wetlands, and vegetation.
Findings. The subject property is suitable for the intended zoning district with respect to
conformance to the provision for the purpose and intent, the location and size of a NB
Neighborhood Business District. The rezoning of the easterly portion to a PNB Planned
Neighborhood Business District will give the community college the future opportunity to
develop the site as a neighborhood commercial area while also reserving the option to continue
the use of the land in a manner similar to its current function as a community college campus.
H. Comprehensive Plan Standard. The suitability of the subject property for the intended zoning
district with respect to conformance to the goals, objectives, and policies of the official
comprehensive plan.
Findings. The property is designated as "Parks and Open Space" in the adopted 2005
Comprehensive Plan and Design Guidelines. At the time of the designation in 2005, it was the
intent of the city to continue to utilize the land as public open space. However, the property
contains frontage along McLean Boulevard and is immediately adjacent to an area designated as
"Highway Commercial" to the north and a Neighborhood Mixed Use commercial center to the
south. The intent of the rezoning of the property is to complement the trend of development of
this portion of South McLean Boulevard, which is developed with a commercial character.
Neighborhood Mixed-Use Centers are designed to meet the daily "convenience" goods and
service needs of residents in immediately adjacent neighborhoods. Their size would not
generally exceed 10 to 30 acres, and would include a mix of small scale retail/service uses, a
neighborhood park, and possibly an institutional use such as a church or elementary school.
Access is generally from local and collector streets. Too numerous to indicate on the Land Use
Plan Map (except for existing locations), neighborhood mixed-use centers should be specifically
located and mapped in the course of more focused planning efforts and development review.
Areas designated Highway Commercial typically serve surrounding neighborhood areas, but also
larger trade areas connected by the arterial street system. They may include all of the commercial
uses found in the mixed-use centers. In addition, they typically include highway-serving uses
such as fast food restaurants, auto-oriented uses such as tire stores, service stations, auto parts
stores where permitted, and other stand-alone retail uses. These commercial areas are generally
auto dominated with few pedestrian amenities.
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.
Page 5 of 7
Findings of Fact Planning and Zoning Commission
Petition: 35-13 November 4, 2013
Findings. The property is currently vacant and contains the remaining natural vegetation and
features of the former municipal golf course. However, the fairways and greens of the golf
course are no longer maintained as such. Instead, the interior of the property is allowed to prevail
in a natural vegetative state, typically referred to as a"no-mow open space area" similar to other
open space park land that is owned and maintained by the city. The area is monitored by the
city's public works department from time to time to control the growth of non-native vegetation
through the use of herbicides and to allow for a better growing environment for the native
vegetation particularly around the low-lying water bodies. The ash trees on the property were
tested positive for"Emerald Ash Borer"disease and are slated for removal by the city.
The edges of the property along McLean Boulevard and Spartan Drive are maintained with turf
grass and street trees to present the property in a state of maintenance.
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. No evidence has been submitted or found that the existing condition of the vacant
property exercises undue detrimental influence on itself or surrounding property. The property is
currently proposed to remain in its vacant state.
PLANNED DEVELOPMENT DEPARTURES AND EXCEPTIONS
No development is proposed at this time. Additionally, no departures are required in order to establish
the requested planned district zoning classification on the property.
UNRESOLVED ISSUES
The Planning& Zoning Commission is not aware of any unresolved issues.
ALTERNATIVES
There are no substantive alternatives to the proposal other than an approval with no conditions, approval
with additional conditions, or denial.
RECOMMENDATION
By a vote of seven (7) yes,zero (0) no, the Planning& Zoning Commission recommends the approval of
Petition 35-13, subject to the following conditions:
1. Substantial conformance to the Application and Statement of Purpose and Conformance dated
September 23, 2013 submitted by Marc Mylott, AICP, Director, Community Development
Page 6 of 7
A
Findings of Fact Planning and Zoning Commission
Petition: 35-13 November 4, 2013
Department, City of Elgin.
2. Substantial conformance to the Plat of Survey of the property containing approximately 19.5808
acres prepared by Alan J. Coulson, P.C. dated February 1, 2011.
3. Prior to any development of the Subject Property, the owner of the Subject Property to be
developed 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.
4. Conformance to all other applicable codes and ordinances.
Therefore,the motion to recommend approval of Petition 35-13 was adopted.
s/ Robert bert Siljestrom
Robert Siljestrom, Chairman
Planning and Zoning Commission
s/David Waden
David Waden, Secretary
Planning and Zoning Commission
Page 7 of 7
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SITE LOCATION EXHIBIT
700 S. McLean Boulevard/1700 Spartan Drive
Petition 35-13
Site Location
,, Perspective View
SITE LOCATION EXHIBIT
700 S. McLean Boulevard/1700 Spartan Drive
Petition 35-13
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View along McLean Blvd looking North View along McLean Blvd looking South
Site Pictures - 1
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SITE LOCATION EXHIBIT
700 S. McLean Boulevard/1700 Spartan Drive
Petition 35-13
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Street Views of Property—looking west from McLean Blvd
Street Views of Property—looking south from Spartan Drive
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