G22-16Ordinance No. G22 -16
AN ORDINANCE
CLASSIFYING TERRITORY IN THE
PCF PLANNED COMMUNITY FACILITY DISTRICT AND
ESTABLISHING SPECIAL REGULATIONS FOR STREET GRAPHICS
WITHIN THE ELGIN SPORTS COMPLEX AREA OF SPECIAL CHARACTER
(709 Sports Way)
WHEREAS, written application has been made to classify said territory commonly
referred to as the Elgin Sports Complex at 709 Sports Way in the PCF Planned Community
Facility District; and
WHEREAS, written application has been made to add the property commonly known as
709 Sports Way within an area of special character; and
WHEREAS, Section 19.50.105 of the Elgin Municipal Code, 1976, as amended, provides
that the City Council may designate specific locations within the city as Areas of Special
Character in order to provide appropriate flexibility in the regulation of street graphics through
the adoption of special regulation for these areas that can vary from the regulations contained
within the City's Street Graphics Ordinance; and
WHEREAS, the City Council, in its Ordinance No. G21 -16, has designated the property
commonly referred to as 709 Sports Way, and further described in Section 1 of said ordinance as
the Elgin Sports Complex Area of Special Character pursuant to Section 19.50.105; and
WHEREAS, written application has been made to adopt special regulations for street
graphics on the property commonly referred to as 709 Sports Way, those regulations being
further described in Section 1 of this ordinance as part of the Elgin Sports Complex Area of
Special Character; and
WHEREAS, the Planning and Zoning Commission held a public hearing concerning
designating the property at 709 Sports Way as an Area of Special Character and concerning the
proposed special regulations and has submitted its written findings and recommendation that the
subject property be established as the Elgin Sports Complex Area of Special Character and that
the special regulations for street graphics be granted; and
WHEREAS, the City Council has previously determined that the Elgin Sports Complex
Area of Special Character has unique characteristics including the area's location, topography
and being adjacent to U. S. Highway 20, McLean Boulevard and State Street (Route 31), all of
which are classified as arterial streets within the city of Elgin; and
WHEREAS, the City Council further finds that the location and use of the subject
property as a regional recreational facility, presents specified unique challenges and demands
such that the City's street graphic ordinance cannot adequately regulate street graphics for such
use in such area; and
WHEREAS, the proposed special regulations for the subject property are consistent with
the unique character and unique use of the Elgin Sports Complex Area of Special Character and
departures from the street graphics ordinance as contained within such proposed special
regulations are limited to address the unique and particular area characteristics and use
characteristics of the subject property's portion of the Elgin Sports Complex Area of Special
Character; and
WHEREAS, the City of Elgin is a home rule unit and as a home rule unit may exercise
any power and perform any function pertaining to its government and affairs; and
WHEREAS, zoning, including, but not limited to, this ordinance granting a planned
development as a map amendment pertain to the government and affairs of the city.
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 March 7, 2016, made by the Planning and 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, 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, commonly
identified by Kane County Property Identification Numbers (PIN) Numbers 06- 22 -376-
004, 06 -22- 400 -002, 06 -22- 400 -003, 06 -22- 400 -005, 06 -22- 400 -013, 06 -23- 300 -003, 06-
23- 300 -004, 06 -23- 300 -007, 06 -23- 400 -013, 06 -23- 400 -014, 06 -23- 400 -018 and 06 -26-
101 -004, and legally described as follows:
THAT PART OF SECTIONS 22, 23, 25 AND 27 TOWNSHIP 41 NORTH RANGE 8
EAST OF THE THIRD PRINCIPAL MERIDIAN DESCRIBED AS FOLLOWS:
BEGINNING AT THE NORTHWEST CORNER OF THE NORTHEAST ' %4 OF THE
SOUTHEAST '/< OF SAID SECTION 22; THENCE SOUTHERLY ALONG THE
WEST LINE OF THE NORTHEAST/40F THE SOUTHEAST/40F SAID SECTION
22, A DISTANCE OF 1038.8 FEET, THENCE WESTERLY ALONG A LINE
FORMING AN ANGLE OF 88 DEGREES 11 MINUTES TO THE RIGHT WITH THE
PROLONGATION OF THE LAST DESCRIBED COURSE, A DISTANCE OF 1843.60
FEET TO THE CENTER LINE OF MCLEAN BOULEVARD (STATE ROUTE 18)
ACCORDING TO THE PLAT OF HIGHWAYS RECORDED JULY 13, 1995, AS
DOC. #95K038533, THENCE SOUTHWESTERLY ALONG SAID CENTER LINE
BEING A CURVE TO THE LEFT AND HAVING A RADIUS OF 4193.46 FEET, A
DISTANCE OF 574.46 FEET TO A POINT OF TANGENCY OF SAID CENTER
LINE, THENCE SOUTHWESTERLY ALONG SAID CENTER LINE AND BEING
TANGENT TO THE LAST DESCRIBED COURSE, A DISTANCE OF 771.95 FEET;
THENCE EASTERLY PARALLEL WITH THE SOUTH LINE OF THE SOUTHWEST
QUARTER AND THE SOUTHEAST QUARTER OF SAID SECTION 22, A
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DISTANCE OF 1038.8 FEET; THENCE SOUTHERLY ALONG A LINE
PERPENDICULAR TO THE NORTH LINE OF THE N NORTHWEST %4 OF
SECTION 27, BEING ALSO THE SOUTH LINE OF THE SOUTHWEST '/4 OF
SECTION 22, A DISTANCE OF 1616.97 FEET TO THE SOUTH LINE OF THE
NORTH '/2 OF THE NORTHEAST '/4 OF SECTION 27, TOWNSHIP AND RANGE
AFORESAID; THENCE EASTERLY ALONG SAID SOUTH LINE 2271.92 FEET TO
THE SOUTHEAST CORNER OF SAID NORTH '/2; THENCE NORTHERLY ALONG
THE EAST LINE OF THE NORTHEAST' /4 OF SAID SECTION 27, A DISTANCE OF
346.31 FEET TO THE SOUTH LINE OF THE ILLINOIS MENTAL HEALTH
CENTER PROPERTY; THENCE EASTERLY ALONG THE SOUTH LINE OF THE
ILLINOI MENTAL HEALTH CENTER PROPERTY 1889.03 FEET TO A POINT
740.0 FEET WEST OF THE EAST LINE OF SAID NORTHWEST '/4 THENCE
NORTHERLY PARALLEL WITH SAID EAST LINE OF THE NORTHWEST '/4 ;
983.40 FEET TO THE NORTH LINE OF SAID NORTHWEST '/4; THENCE
NORTHERLY PARALLEL WITH THE EAST LINE OF THE SOUTHWEST 1/4 OF
SECTION 23, TOWNSHIP AND RANGE AFORESAID, A DISTANCE OF 815.50
FEET; THENCE EASTERLY PARALLEL WITH THE SOUTH LINE OF SAID
SOUTHWEST 1/4 740.0 FEET TO THE EAST LINE SAID SOUTHWEST' /4 ; THENCE
NORTHERLY ALONG SAID EAST LINE 1785.47 FEET TO THE SOUTHERLY
RIGHT -OF -WAY LINE A DISTANCE TO 3566.12 FEET TO A POINT OF
CURVATURE IN SAID MONUMENTED SOUTHERLY RIGHT -OF -WAY LINE;
THENCE NORTHWESTERLY ALONG SAID MONUMENTED SOUTHERLY LINE,
BEING ALONG A CURVE TO THE RIGHT HAVING A RADIUS OF 6446.26 FEET
AND BEING TANGENT TO THE LAST DESCRIBED COURSE, AN ARC
DISTANCE OF 394.57 FEET TO THE WEST LINE OF TH SOUTHEAST '/4 OF THE
NORTHEAST '/4 OF SECTION 22 AFORESAID, THENCE SOUTHERLY ALONG
SAID WEST LINE, A DISTANCE OF 113.72 FEET TO THE PLACE OF BEGINNING
AT THE CITY OF ELGIN TOWNSHIP KANE COUNTY ILLINOIS; AND
THAT PART OF THE SOUTHEAST QUARTER OF SECTION 23 TOWNSHIP 41
NORTH RANGE 8 EAST OF THE THIRD PRINCIPAL MERIDIAN DESCRIBED AS
FOLLOWS: COMMENCING AT THE INTERSECTION OF THE WEST LINE OF
THE AFORESAID SOUTHEAST QUARTER OF SECTION 23 WITH THE
SOUTHEASTERLY RIGHT -OF -WAY LINE OF THE US ROUTE 20 BYPASS,
THENCE SOUTH 00 DEGREES 09 MINUTES 40 SECONDS WEST, ALONG
AFORESAID WEST LINE OF THE SOUTHEAST QUARTER, A DISTANCE OF
797.77 FEET FOR THE POINT OF BEGINNING; THENCE SOUTH 88 DEGREES 33
MINUTES 51 SECONDS EAST, A DISTANCE OF 564.68 FEET; THENCE NORTH
03 DEGREES 41 MINUTES 48 SECONDS EAST, A DISTANCE OF 820.00 FEET TO
THE AFORESAID SOUTHERLY RIGHT -OF -WAY LINE OF US ROUTE 20
BYPASS; THENCE SOUTH 88 DEGREES 45 MINUTES 03 SECONDS EAST
ALONG SAID SOUTHERLY RIGHT -OF -WAY LINE, A DISTANCE OF 1123.09
FEET; THENCE SOUTHEASTERLY, ALONG SAID SOUTHERLY RIGHT -OF -WAY
LINE, BEING ALONG A CURVE TO THE RIGHT, HAVING A RADIUS OF 959.76
FEET, CHORD BEARING OF SOUTH 72 DEGREES 47 MINUTES 03 SECONDS
EAST, AN ARC DISTANCE OF 208.78 FEET; THENCE SOUTH 88 DEGREES 33
MINUTES 09 SECONDS EAST, ALONG SAID SOUTHERLY RIGHT -OF -WAY
LINE, TANGENT TO THE LAST DESCRIBED CURVE, A DISTANCE OF 4.20
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FEET; THENCE SOUTHEASTERLY, ALONG SAID SOUTHERLY RIGHT -OF -WAY
LINE BEING A CURVE TO THE LEFT, HAVING A RADIUS OF 3029.48 FEET,
CHORD BEARING OF SOUTH 70 DEGREES 50 MINUTES 57 SECONDS EAST,
AN ARC DISTANCE OF 454.37 FEET TO THE WESTERLY RIGHT -OF -WAY LINE
OF STATE ROUTE NO. 31, THENCE SOUTH 00 DEGREES 42 MINUTES 08
SECONDS EAST, ALONG SAID WESTERLY RIGHT -OF -WAY LINE A DISTANCE
OF 188.74 FEET; THENCE SOUTH 05 DEGREES 17 MINUTES 58 SECONDS
WEST, ALONG SAID WESTERLY RIGHT -OF -WAY LINE A DISTANCE OF 601.08
FEE; THENCE SOUTHWESTERLY ALONG SAID WESTERLY RIGHT- OF-WAY
LINE BEGIN ALONG A CURVE TO THE RIGHT HAVING A RADIUS OF 3241.17
FEET, CHORD BEARING F SOUTH 11 DEGREES 18 MINUTES 04 SECONDS
WEST, AN ARC DISTANCE OF 679.01 FEET; THENCE SOUTH 21 DEGREES 43
MINUTES 17 SECONDS WEST, ALONG SAID WESTERLY RIGHT -OF -WAY
LINE, A DISTANCE OF 96.27 FEET; THENCE SOUTH 20 DEGREES 14 MINUTES
40 SECONDS WEST, ALONG SAID WESTERLY RIGHT -OF -WAY LINE, A
DISTANCE OF 68.38 FEET TO A JOG IN SAID WESTERLY LINE; THENCE
NORTH 69 DEGREES 35 MINUTES 38 SECONDS WEST ALONG SAID JOG, A
DISTANCE OF 30.00 FEET; THENCE SOUTH 20 DEGREES 14 MINUTES 40
SECONDS WEST ALONG SAID WESTERLY RIGHT- OF-WAY LINE A DISTANCE
OF 20.00 FEET TO A JOG IN SAID WESTERLY RIGHT -OF -WAY LINE; THENCE
SOUTH 69 DEGREES 35 MINUTES 38 SECONDS EAST ALONG SAID JOG, A
DISTANCE OF 30.00 FEET; THENCE SOUTH 20 DEGREES 14 MINUTES 40
SECONDS WEST, ALONG SAID WESTERLY RIGHT -OF -WAY LINE, A
DISTANCE OF 95.40 FEET; THENCE SOUTH 40 DEGREES 51 MINUTES 13
SECONDS WEST, ALONG SAID WESTERLY RIGHT- OF-WAY LINE A
DISTANCE OF 49.38 FEET; THENCE SOUTH 65 DEGREES 11 MINUTES 41
SECONDS WEST ALONG SAID WESTERLY RIGHT -OF -WAY LINE A DISTANCE
OF 27.00 FEET; THENCE SOUTH 27 DEGREES 31 MINUTES 54 SECONDS WEST
ALONG SAID WESTERLY RIGHT -OF -WAY LINE A DISTANCE OF 107.73 FEET;
THENCE SOUTH 28 DEGREES 49 MINUTES 52 SECONDS EAST ALONG SAID
WESTERLY RIGHT- OF-WAY LINE, A DISTANCE OF 32.11 FEET; THENCE
NORTH 84 DEGREES 37 MINUTES 06 SECONDS WEST, A DISTANCE OF 1110.23
FEET TO A POINT HEREAFTER REFERRED TO AS POINT "A "; THENCE
CONTINUING NORTH 84 DEGREES 37 MINUTES 06 SECONDS WEST A
DISTANCE OF 557.75 FEET; THENCE NORTH 86 DEGREES 41 MINUTES 37
SECONDS WEST, A DISTANCE OF 344.06 FEET TO THE AFORESAID WEST
LINE OF THE SOUTHEAST QUARTER OF SECTION 23; THENCE NORTH 00
DEGREES 09 MINUTES 40 SECONDS EAST, ALONG SAID WEST LINE, A
DISTANCE OF 1165.66 FEET TO THE POINT OF BEGINNING. EXCEPTING
THEREFROM THAT PART OF THE AFORESAID SOUTHEAST QUARTER OF
SECTION 23 DESCRIBED AS FOLLOWS: COMMENCING AT THE AFORESAID
POINT "A "; THENCE NORTH 05 DEGREES 22 MINUTES 54 SECONDS EAST, A
DISTANCE OF 422.29 FEET; THENCE SOUTH 79 DEGREES 01 MINUTES 05
SECONDS EAST, A DISTANCE OF 78.58 FEET FOR THE POINT OF BEGINNING
OF EXCEPTION; THENCE NORTH 79 DEGREES O1 MINUTES 05 SECONDS
WEST, ALONG THE LAST DESCRIBED COURSE AND SAID LINE EXTENDED
WESTERLY, A DISTANCE OF 461.30 FEET; THENCE NORTH 10 DEGREES 58
MINUTES 55 SECONDS EAST, A DISTANCE OF 394.97 FEET; THENCE SOUTH
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79 DEGREES 01 MINUTES 05 SECONDS EAST, A DISTANCE OF 357.62 FEET;
THENCE SOUTH 10 DEGREES 58 MINUTES 53 SECONDS WEST, A DISTANCE
OF 284.28 FEET; THENCE SOUTH 79 DEGREES 01 MINUTES 05 SECONDS EAST,
A DISTANCE OF 284.28 FEET; THENCE SOUTH 79 DEGREES 01 MINUTES 05
SECONDS EAST, A DISTANCE OF 103.68 FEET THENCE SOUTH 10 DEGREES 56
MINUTES 55 SECONDS WEST, A DISTANCE OF 110.70 FEET TO THE POINT OF
BEGINNING. CONTAINING 90.00 ACRES MORE OR LESS, ALSO A 66.00 FOOT
INGRESS, EGRESS AND UTILITY EASEMENT OVER THAT PART OF
AFORESAID SOUTHEAST QUARTER OF SECTION 23 DESCRIBED AS
FOLLOWS: BEGINNING AT AFORESAID POINT "A'; THENCE NORTH 05
DEGREES 22 MINUTES 43 SECONDS EAST, A DISTANCE OF 422.29 FEET;
THENCE NORTH 79 DEGREES 01 MINUTES 05 SECONDS WEST, A DISTANCE
OF 66.32 FEET; THENCE SOUTH 05 DEGREES 22 MINUTES 54 SECONDS WEST,
A DISTANCE OF 428.76 FEET TO THE INTERSECTION WITH A LINE THAT
BEARS NORTH 85 DEGREES 41 MINUTES 37 SECONDS WEST FROM THE
POINT OF BEGINNING OF SAID EASEMENT; THENCE SOUTH 86 DEGREES 41
MINUTES 37 SECONDS EAST, ALONG SAID LINE, A DISTANCE OF 66.00 FEET
TO THE POINT OF BEGINNING OF SAID EASEMENT, SITUATED IN THE CITY
OF ELGIN KANE COUNTY, ILLINOIS AND CONTAINING 90.00 ACRES MORE
OR LESS.
(Commonly referred to the Elgin Sports Complex at 709 Sports Way)
Section 3. The following Special Regulations for Street Graphics for the Elgin Sports
Complex Area of Special Character, such property being legally described in Section 2 of this
ordinance; be and are hereby granted and approved pursuant and subject to the following terms
and conditions:
1. Compliance with the graphics exhibit prepared by Empire Architectural design
and Wayfinding, dated May 4, 2015, and last revised on February 22, 2016, attached
hereto as Exhibit B (such plan is hereinafter referred to as the "Subject Special Sign
District Plan"). Pursuant to the Subject Special Sign District Plan, one single -faced light
emitting diode (LED) electronic changeable copy graphic (the "Special Sign ") and
depicted, shall be permitted on the Subject Property in the location as set forth in
paragraph 3 below.
2. The Special Sign shall be installed only at a location at the northwest corner of the
Subject Property at the southeast corner of the intersection of McLean Boulevard and
Sports Way as depicted on Exhibit B attached hereto. The Special Sign may be
constructed on a berm which is not higher than thirty -six inches above the surrounding
average grade and landscaped in an area equal to no less than 2.5 times the surface area
of the graphic.
3. The graphic shall be oriented in such a manner as to create minimum negative
impact to the greatest extent possible on residential property in the vicinity.
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4. The light emitting diode (LED) electronic display panel included as part of the
sign shall also comply with the following additional standards:
a. All images, displays or messages of any type or nature (hereinafter
collectively "Image" or "Images ") shall be static without any type of
movement or motion whether the Images are in the form of animation,
video, text or otherwise. No continuous traveling, scrolling, flashing,
spinning, revolving or shaking, or any other type of movement or motion
of an Image shall be allowed.
b. The rate of change for any Image shall be for a minimum period of ten
(10) seconds, i.e., each Image displayed shall be displayed for a minimum
period of ten (10) seconds.
C. Any Image or message change sequence shall be accomplished
immediately with no transition by changing from one screen to another or
by means of fade or dissolve mode.
d. The intensity or maximum brightness of the light emitting diode (LED)
electronic display panel shall not exceed five thousand (5,000) nits when
measured from the sign's face at its maximum brightness, during daylight
hours, and five hundred (500) nits when measured from the sign's face at
its maximum brightness between dusk and dawn, i.e. the time of day
between sunrise and sunset. The light emitting diode (LED) electronic
display panel shall include an ambient light meter at a programmable or
manual dimming capacity.
e. The square footage of the light emitting diode (LED) electronic message
center shall not exceed 41 square feet or 16% of the overall surface area of
the graphic, whichever is less.
f. The light emitting diode (LED) electronic changeable copy graphic, as
well as all other street graphics within the Subject Property shall not be
operated, in whole or in part, as an Off Premises Street Graphic.
g. The light emitting diode (LED) electronic display panel shall display
Images limited solely and only to displaying in text the names, logos and
messages of the functions and activities of the Subject Property.
h. In the event of any conflict between the standards for the light emitting
diode (LED) electronic display panel as provided for in this Subsection 4
and the provisions within the Subject Special Sign District Plan, the
provisions of this Subsection 4 shall supersede and control.
5. The owner shall be permitted to obtain any required building and zoning permits
to modify the following attributes of the graphic without requiring further amendment to
the annexation agreement or amendment to this ordinance:
Mile
a) Re- location of the graphic along the frontage of McLean Boulevard or
Sports Way.
b) Position and dimensions of the electronic display panel within the overall
graphic as long as the surface area of such panel does not exceed 41
square feet or 16% of the overall surface area of the graphic.
6. In the event of any conflict between the special regulations for the Subject
Property as provided herein, and the provisions of Chapter 19.50 of the Elgin Municipal
Code, 1976, as amended, entitled "Street Graphics ", the provisions of these special
regulations for the Subject Property as contained herein shall supersede and control.
7. With the sole exception of the Special Sign (i.e., the light emitting diode (LED)
electronic changeable copy graphic described in paragraph 1 of this section as authorized
in this ordinance), all other street graphics on the Subject Property shall comply with the
provisions of Chapter 19.50 of the Elgin Municipal Code, 1976, as amended, entitled
"Street Graphics ".
8. All other aspects of development of the property including but not limited to the
location, design and operation of land uses and structures shall be governed by the
provisions of Chapter 19.30 entitled Community Facility Districts, with modifications
and amendments subject to the provisions of Chapter 19.60 entitled Planned
Developments of the Elgin Municipal Code.
Section 4. That this ordinance shall be in full force and effect upon its passage in the
manner provided by law.
Da4iJ'-. ap , May r
Presented: April 27, 2016
Passed: April 27, 2016
Omnibus Vote: Yeas: 8 Nays: 0
Recorded: April 27, 2016
Published: April 29, 2016
Attest: 4�
6�� Kimberly Dewis, City Clerk
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FINDINGS OF FACT
Planning & Zoning Commission
PROJECT OVERVIEW
March 7. 2016
City of Elgin, Illinois
The City of Elgin requests a Map Amendment within a CF Community Facility District to establish special
regulations for the construction of an electronic changeable copy (LED) graphic within an Area of Special
Character. The Plannin¢ and Zoning Commission recommends approval of the requested amendment,
subiect to the conditions outlined at the end of this report.
GENERAL INFORMATION
Petition No:
Requested Action: Planned Development as a Map Amendment
Establish Special Regulations for Graphics
Current Zoning: CF Community Facility District
PORI Planned Office Research Industrial District
Proposed Zoning: PCF Planned Community Facility District
Current Use: Open Space and Recreational Facility
Property Location: 709 Sports Way
Applicant and Owner: City of Elgin
Staff Coordinator: Sarosh Saber, AICP, Senior Planner
LIST OF EXHIBITS
A. Aerial/Location Map
B. Zoning Map
C. Parcel Map
D. Site Photos
E. Application and Graphics Proposal
F. Draft Ordinance
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Exhibit A
Findings of Fact
Petition 16 -13
BACKGROUND
Planning & Zoning Commission
June 3, 2013
An application has been filed by the City of Elgin Parks and Recreation Department to allow the
construction of new electronic changeable copy (LED) graphic on the property located at 709 Sports Way.
The applicant proposes to install a new graphic located at the entrance to the Elgin Sports Complex at South
McLean Boulevard. The graphic will be used to depict the name, logo and information related to the Elgin
Sports Complex. The land around the graphic will be landscaped with shrubs, plants and grasses. The
applicant is requesting the installation of the electronic message panel only on one face the graphic.
The applicant proposes to install an 18' -6" x 14' -6" graphic located at the entrance to the sports complex.
The graphic will be located 40 feet south from the curb of Sports Way and 30 feet east form the curb of
McLean Boulevard, thereby keeping it clear of any line of sight control zones. It will be oriented at
approximately 45 degrees to both McLean Boulevard and Sports Way to direct its message primarily
towards southbound McLean Boulevard. The graphic will contain an LED electronic message board
approximately 40 square feet in surface area. The LED electronic message board will be the lower of two
panels located within a larger frame that will also contain a 42.7 square feet fixed non - electronic graphic
depicting the name of the city golf course and restaurant that are located within the Elgin sports complex.
The top of the graphic will contain architectural accents constructed in Expanded Polystyrene (EPS) foam
which will be clad in a thin layer of fiberglass that will be primed, painted, and clear coated. EPS foam is a
very dense, rigid and lightweight material that has a number of applications ranging from uses in the
building construction industry to white foam packaging. The graphic panels will be mounted on a masonry
base flanked by two masonry piers that are approximately 3 feet wide each. Each pier is designed to contain
a light fixture and carved ornamental accents that will also be constructed in the EPS foam.
Electronic changeable copy graphics are only permitted on zoning lots with frontage along Randall Road,
along the northerly end of Rt 31, or within areas of special character established for the purpose ofproviding
appropriate flexibility for the construction of graphics that would not otherwise be allowed by the ordinance.
The applicant has concurrently requested approval of a text amendment to the zoning ordinance to include
the subject property within an area of special character, and herein requests approval of the special
regulations that will govern the location, design and operation of the electronic message center (LED)
graphic. These special regulations can only be approved through the re- classification of the property as a
Planned Development.
The applicant is not proposing any modification to the location, design, operation and configuration of the
existing facilities and structures within the Elgin Sports Complex.
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Findings of Fact
Petition 16 -13
FINDINGS OF FACT
Planning & Zoning Commission
June 3, 2013
After due notice, as required by law, the Planning & Zoning Commission held a public hearing in
consideration of Petition 02 -16 on March 7, 2016. The applicant testified at the public hearing and presented
documentary evidence in support of the application. The Community Development Department submitted a
Planned Development Review dated March 7, 2016. The following are the findings of the Planning &
Zoning Commission on the special regulation
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.
The subject property is irregularly shaped and contains approximately 496 acres of land. It is located
along the south side of U.S. Highway 20 between State Street (Route 31) and McLean Boulevard.
The site is improved with various recreational and institutional facilities including an 18 -hole golf
course, a clubhouse with a full- service restaurant, ten softball fields, ten soccer fields, a BMX track,
two sand volleyball courts, two concession stands and an elementary school. The easterly portion of
the property is undeveloped and comprises of land that was formerly a part of the Elgin Mental
Health Center. This property contains a 45,566 square foot classroom building and two vacant
structures — a 784 square foot barn building and a 34,714 square foot folded plate concrete building
that were both formerly used by the Elgin Mental Health Center as a storage barn and laundry
building respectively.
The topography of the property is gently undulating with a high elevation of 830 feet in the north
and northwesterly portions of the property and a low elevation of 650 in the central and southerly
portion of the property for a maximum relief of 180 feet. There are a number of man-made water
bodies that exist within the central and westerly portions of the property that were constructed as
part of the Highlands Golf Course.
There are no significant natural features or natural water bodies present on the property. The easterly
portion of the property that was formerly part of the Elgin Mental Health Center contains a number
of significant trees.
B. Sewer and Water Standard. The suitability ofthe subject property for the intended zoning district
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 currently served within municipal water and sanitary sewer utilities. Development on
the property is in compliance with the Kane County Stormwater Management ordinance.
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Findings of Fact Planning & Zoning Commission
Petition 16 -13 June 3, 2013
C. Traffic and Parking Standard. The suitability of the subject property for the intended zoning
district with respect to the provision of safe and efficient on -site and off -site vehicular circulation
designed to minimize traffic congestion.
Findings. The subject property is suitable for the intended zoning district with respect to the traffic
and parking standard.
The subject property has frontage along the U.S. Highway 20 and State Street (Route 31). There is
currently no direct vehicular access from the subject property from U.S. Highway 20.
Primary access to the property is provided from the west via McLean Boulevard at Sports Way,
which serves as the entrance to the sports complex. McLean Boulevard is an arterial street serving
the west side of Elgin. Sports Way is a local street that connects the various facilities within the
sports complex to McLean Boulevard.
With the acquisition of the easterly portion of the property that has frontage along State Street
(Route 31), the city has long -term plans to develop an east -west road within the property that will
ultimately connect McLean Boulevard to State Street.
Parking is 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.
The subject property was part of the Elgin Mental Health Center formerly known as the Elgin State
Hospital that was established on the easterly portion of the site in 1872. The westerly portion of the
property comprised of a farm managed by the Elgin State Hospital to supply a portion of its food
needs. Following World War 11, the "farm colony" lands, as they were referred to, were assigned to
what is presently Elgin Community College. The central portion of the property was included within
the city municipal limits in 1962 when it was zoned R -2 Single Family District. The westerly third
of the property was additionally annexed into the City of Elgin in 1967 and was also added to the R-
2 Single Family District. The entire property was rezoned within a CF Community Facility District
following the comprehensive amendment to the zoning ordinance in 1992.
The property was acquired by the city in 1981 and designated for a sports park. The construction of
the ten baseball fields along the northerly end of the property were installed in 1986. The central and
southerly portion was initially leased for a gravel and mining operation. The facility was expanded
between the mid -1990s and 2005 to include the soccer fields, BMX track and volley ball courts. The
construction of the property with the 18 -hole "Highlands of Elgin' golf course began in 2001 with
ER
Findings of Fact
Petition 16 -13
Planning & Zoning Commission
June 3, 2013
final completion in 2010. The 10,750 square foot building that houses the restaurant and club house
facility of the golf course was completed in 2007.
In 2004, the easterly 90 acre portion of the property was zoned within a PORI Planned Office
Research Industrial District to accommodate potential industrial development. However the property
has remained vacant since that time barring a 27,673 square foot commercial building on the
northeast corner that was constructed in 1978. The remaining vacant portion of the property was
acquired by the city in 2013 and is currently under consideration to accommodate a potential
expansion of the sports complex with the construction of an east -west road connecting the complex
to State Route 31.
This Petition also intends to rezone the portion of the property within the PORI district to PCF
Planned Community Facility District.
E. Surrounding Land Use and Zoning Standard. The suitability of the subject property for the
intended zoning district with respect to consistency and compatibility with surrounding land use and
zoning.
Findings. The subject property is suitable for the intended zoning district with respect to
consistency and compatibility with surrounding land use and zoning.
The areas located to the west are zoned within a PNB Planned Neighborhood Business District and
are a part of the campus of Elgin Community College and currently vacant. The college intends to
reserve these portions of the property for future commercial development. The area to the northwest
is zoned PRC Planned Residence Conservation district and those to the north across U.S. Highway
20 are zoned RC2 Residence Conservation district and are improved with a variety of residential
land uses.
The areas to the southwest are zoned ORI Office Research Industrial District and developed with
light industrial uses. The areas farther to the south are incorporated within the Village of South
Elgin.
The areas to the east and southeast are zoned CF Community Facility District and comprise of the
remaining properties operated by the Elgin Mental Health Center on the southeast and various
institutional and governmental buildings across State Route 31.
F. Trend of Development Standard. The suitability of the subject property for the intended zoning
district with respect to consistency with an existingpattern ofdevelopment 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 along the U. S. Highway 20, on the south side of Elgin which has
developed with a mix of institutional, commercial and industrial land uses.
-5-
Findings of Fact Planning & Zoning Commission
Petition 16 -13 June 3, 2013
G. Planned Development Districts Standard. The suitability of the subjectpropertyfor 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 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 of this Title. 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 district is most similar to, but departs from the standard requirements of a CF Community
Facility District in terms of location, design and operation of land uses and site design features. The
rezoning of the property within a PCF district will provide for special regulations for signage that
will allow for the LED graphic to be installed on the property.
H. Comprehensive Plan Standard. The suitability of the subject property for the intended zoning
district with respect to conformance to the goals, objectives, and policies of the official
comprehensive plan.
Findings. The subject property is suitable for the intended zoning district with respect to the
Comprehensive Plan Standard.
The property is designated as "Parks and Open Space" in the adopted Elgin Comprehensive Plan and
Design Guidelines. The Parks and Open Space designation includes those areas intended to remain
in natural open space and land areas along water features, as well as, areas designated for active and
passive parks, trails, athletic fields, and golf courses. Community and neighborhood parks are to be
distributed throughout the planning area to provide full park service coverage to all residents, subject
to the service area standards described in the Parks and Recreation Master Plan.
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.
The recreational area portion of the subject property does not contain any significant natural
vegetation. Any vegetation that exists is maintained by the city's Parks and Recreation Department.
The easterly vacant portion of the property contains a number of significant trees that were planted
at the time of the construction of the Elgin Mental Health Center. No development or
reconfiguration is proposed to this portion of the property.
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,
Kom
Findings of Fact
Petition 16 -13
Planning & Zoning Commission
June 3, 2013
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 providing for
special regulations for graphics 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 Planning & Zoning Commission 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 property is located along U. S. Highway 20, McLean Boulevard and State Route 31, which are
all arterial streets and unique public rights -of -way with respect to the high speed and volume of
vehicular traffic handled on a daily basis. The special graphic proposed for the property is directed
to the vehicle users along McLean Boulevard that use the Elgin Sports Complex.
The property is located immediately east of the already established Elgin Community College Area
of Special Character.
B. 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.
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 regulate.
The campus of the Elgin Sports Complex is developed with an 18 -hole golf course, a clubhouse with
a full- service restaurant, ten softball fields, ten soccer fields, a BMX track, two sand volleyball
courts, two concession stands and an elementary school. These uses stand to benefit from the
messages that an electronic changeable graphic can project to the approximately 255,000 visitors
that annually travel to and from the complex.
-7-
Findings of Fact Planning & Zoning Commission
Petition 16 -13 June 3, 2013
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 graphics ordinance limits the use of electronic message centers only to properties with
frontage along Randall Road and the northerly portion of State Route 31. An area of special
character provides for the use of these special graphics in remaining areas of the community.
The proposed graphic will contain a 40 square foot electronic message center that will only advertise
messages pertaining to the Elgin Sports Complex and its facilities. The images, displays or messages
of any type will be static, without any movement or motion. Images are proposed to be displayed for
a time interval of one minute. The intensity of the graphic will be lowered during the night time.
Only one graphic is proposed at this time. The proposed graphic will be located along at the entrance
to the sports complex at the southeast comer of McLean Boulevard and Sports Way.
DEPARTURES FROM THE REQUIREMENTS OF THE ZONING ORDINANCE
The buildings, structure, and various site improvements are constructed in conformance with the
requirements of the CF Community Facility District and without the need for any departures from the
requirements of the zoning ordinance. No additional alteration, construction or demolition of any portion of
these structures and site are currently proposed at this time.
The proposed electronic message center (LED) graphic will depart from the requirements of the ordinance
for maximum surface area and its operation as an electronic changeable copy (LED) graphic. However, an
exception to the maximum surface area of a monument graphic is specifically provided for within an area of
special character. The overall surface area of the proposed graphic is approximately 268 square feet. This
includes the surface area of the two masonry piers (architectural features) that flank the graphic panels. The
surface area of graphic panels is 158.29 square feet which is less than the area allowed by the zoning
ordinance for shopping center graphics on larger commercial zoning lots. The height of the graphic is less
than the entrance archway that contains the electronic message (LED) panels approved for Elgin Community
College across the street.
The proposed graphic for the Elgin Sports Complex is designed with a surface area and height that is
proportional to the larger frontage of property along McLean Boulevard on which it is proposed to be
located.
Findings of Fact Planning & Zoning Commission
Petition 16 -13 June 3, 2013
The designation of the property within an area of special character and the approval of special regulations
provides the needed flexibility to allow for an electronic changeable copy (LED) graphic that the standard
provisions of the graphics ordinance would not otherwise allow.
RECOMMENDATION
On a motion to approve the petition, the vote of the Planning & Zoning Commission was five (5) yes and
zero (0) no subject to the following conditions:
Substantial conformance to the application and statement of purpose and conformance with
attachments submitted by Randy Reopelle, Director of Parks and Recreation, City of Elgin, dated
received on January 11, 2016.
2. Substantial conformance to the graphics exhibit prepared by Empire Architectural design and
Wayfinding, dated May 4, 2015, and last revised on February 22, 2016.
3. The electronic message center (LED) shall only be installed on the west - facing side of the
graphic.
4. With the sole exception of the electronic changeable copy (LED) graphic authorized in this
ordinance, all other street graphics on the Subject Property shall comply with the provisions of
Chapter 19.50 of the Elgin Municipal Code, 1976, as amended, entitled "Street Graphics."
5. Compliance with all other applicable codes and ordinances.
Respectfully submitted:
s/ Robert Siliestrom
Robert Siljestrom, Chairman
Planning & Zoning Commission
s/ Sarosh Saher
Sarosh B. Saher, AICP, Secretary
Planning & Zoning Commission
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SITE LOCATION EXHIBIT
709 Sports Way
Petition 02 -16
Site Location
Aerial View
SITE LOCATION EXHIBIT
709 Sports Way
Petition 02 -16
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