G33-16 Ordinance No. G33-16
AN ORDINANCE CLASSIFYING TERRITORY WITHIN A
PCF PLANNED COMMUNITY FACILITY DISTRICT AND
AMENDING PCF ORDINANCE NO G23-08
(401 and 423 Hazel Drive)
WHEREAS,written application has been made to reclassify certain property located at 401
Hazel Drive and 423 Hazel Drive from SFR1 Single Family Residence District to PCF Planned
Community Facility District; and
WHEREAS, the properties at 401 Hazel Drive and 423 Hazel Drive have been acquired
and are currently owned by Judson University, a Baptist Institution; and
WHEREAS,Judson University proposes to combine the properties at 401 Hazel Drive and
423 Hazel Drive with its existing campus located at 1151 North State Street, the development of
that property being governed by provisions contained within Ordinance No. G23-08 entitled"An
Ordinance Amending PCF Planned Community Facility District Ordinance No. 042-05"; and
WHEREAS, the incorporation and development of the properties at 401 and 423 Hazel
Drive are consistent with Judson University's 10-year Campus Master Plan adopted in 2014; 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 and recommendations; and
WHEREAS, the City Council of the City of Elgin concurs with the Findings and
Recommendation of the Planning & Zoning Commission and the Community Development
Department; 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 reclassifying property
within a PCF district and 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 June 6, 2016, 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 the properties at 401 and 423 Hazel Drive are hereby incorporated within
the campus of Judson University and subject to the provisions of PCF Planned Community Facility
District Ordinance No. G23-08 entitled "An Ordinance Amending PCF Planned Community
Facility District Ordinance No. G42-05, as heretofore amended; said properties being legally
described as follows:
LOT 39 (EXCEPT THE WESTERLY 45 FEET, AS MEASURED AT RIGHT ANGLES
TO THE WESTERLY LINE THEREOF) AND ALL OF LOT 40 IN RIVERSIDE
MANOR, UNIT NO. 2, IN THE TOWNSHIP OF ELGIN, KANE COUNTY, ILLINOIS.
(Commonly known as 401 Hazel Drive)
LOT 38 AND THE WESTERLY 45 FEET AS MEASURED AT RIGHT ANGLES TO
THE WESTERLY LINE OF LOT 39 IN RIVERSIDE MANOR, UNIT NO. 2, IN THE
CITY OF ELGIN, KANE COUNTY, ILLINOIS.
(Commonly known as 423 Hazel Drive)
Section 3. That Ordinance No. G23-08 entitled "An Ordinance Amending PCF Planned
Community Facility District Ordinance No. G42-05," passed May 14, 2008, be and is hereby
amended only as set forth in this ordinance as follows:
Section 3 of Ordinance G23-08 shall be amended as follows:
The boundaries hereinafter laid out in the "Zoning District Map," as amended, be and are
hereby further altered by including in the PCF Planned Community Facility District the
properties legally described in Section 2 of this ordinance.
Section G entitled "Site Design and Further Land Use Limitations" shall be further
amended to include the following subparagraphs:
1. Substantial conformance to the Development Application and supporting
documents submitted by Jill Rodriguez, on behalf of Judson University, owner for
this application, including the following exhibits:
a. Statement of Purpose and Conformance dated March 21, 2016
b. Consent and Disclosure statement submitted by Gene C. Crume, President,
Judson University, dated March 21, 2016
c. Extracts from the 10-Year Campus Master Plan as it relates to the subject
properties, with revisions per the applicant or City of Elgin.
d. Plats of Survey of the subject properties detailed as follows:
i. 401 Hazel Drive,prepared by Advanced Engineering and Surveying
P.C. dated submitted March 21, 2016
ii. 423 Hazel Drive, prepared by Gerald Sopha, Illinois Professional
Land Surveyor, dated July 14, 2010.
In the event of any conflict between the foregoing documents and the provisions of
this ordinance or other applicable city ordinances, the provisions of this ordinance
or other applicable city ordinances shall supersede and control.
- 2 -
2. Each existing residential vehicular access to Hazel Drive shall be removed upon
demolition of the principal structure on the respective subject property.
Additionally, no subsequent new vehicular access from the subject properties or
from the existing campus shall be provided to Hazel Drive.
3. The proposed parking area shall be screened in a manner that ensures it is not visible
from Hazel Drive, and this requirement may be satisfied by a combination of wall
and fence (neither of which shall exceed four feet high), berm, and landscaping
along the north side of the parking area,as well as along the west side of the parking
area as necessary to block view from Hazel Drive. Landscaping for said screening
shall at least include canopy trees along Hazel Drive spaced no more than 30 feet
apart and of a species determined by the City.
4. Prior to obtaining the necessary building and engineering permits inclusive of the
required tree removal permit, the applicant shall evaluate the significance and
condition of the existing trees and vegetation on the properties and make every
effort to preserve and incorporate significant, healthy trees within the transition
landscape yard (along the western side of 423 Hazel Drive) and within the vehicle
use area landscape yard (along Hazel Drive). Any trees preserved along Hazel
Drive can count toward those new tree planting requirements within condition No.
3 above, and any new trees planted to comply with condition No. 3 above can be
used as credit against those trees which may have to be removed as part of the
development of these properties. Credit shall be determined in the manner
established within Chapter 19.16 of the Elgin Municipal Code, 1976, as amended.
5. Prior to any other or further development of the Subject Property, the owner of the
Subject Property shall be required to submit a development plan to the city for a
public hearing and City Council approval pursuant to the provisions of Chapter
19.60, Planned Developments, of the Elgin Municipal Code, 1976, as amended.
6. Compliance with all other applicable codes and ordinances.
Section 4. That except as amended herein, the use and development of the subject
properties shall be controlled pursuant to the provisions of Ordinance No. G23-08. In the event of
any conflict between this ordinance, which expressly includes those documents detailed within
Section 3 and the allowances and departures described and provided thereon, and Ordinance No
G23-08,this ordinance and associated documents shall control and prevail.
Section 5. That this ordinance shall be full force and effect immediately after its passage
in the manner provided by law.
��/�✓. 44I /�r
David J. Ka :in, i ayor
- 3 -
Presented: August 10, 2016
Passed: August 10, 2016
Omnibus Vote: Yeas: 9 Nays: 0
Recorded: August 10, 2016
Published: August 12, 2016
Att st:
Zle,(AA CJ oa$s ciuMi;
Kimberly Dewis, • Clerk ;Z:'
oo
ti
y .<
-4 -
June 6, 2016
RECOMMENDATION & FINDINGS OF FACT
OF THE COMMUNITY DEVELOPMENT DEPARTMENT AND
THE PLANNING & ZONING COMMISSION
CITY OF ELGIN, IL
OVERVIEW
Provided herein are the written findings and recommendation of the Community Development
Department and the Planning & Zoning Commission regarding Petition 14-16, an application by
Judson University to amend PCF Planned Community Facility District Ordinance No. G23-08 to
include the properties commonly referred to as 401 and 423 Hazel Drive within such PCF Planned
Community Facility District.
GENERAL INFORMATION
Petition Number: 14-16
Requested Action: Planned Development as a Map Amendment
Current Zoning: SERI Single Family Residence District
Proposed Zoning: PCF Planned Community Facility District
Existing Use: Single Family Residences
Property Location: 401 and 423 Hazel Drive
Applicant and Owner: Judson University, a Baptist Institution
Staff Coordinator: Marc Mylott, AICP, Community Development Director
LIST OF EXHIBITS
A. Aerial Photo/Location Map
B. Zoning Map
C. Parcel Map
D. Site Photos
Exhibit A
Recommendation & Findings of Fact
Petition 14-16
June 6, 2016
BACKGROUND
Judson University wishes to rezone the two residential properties located at 401 and 423 Hazel Drive
from SFR1 Single Family Residential District to PCF Planned Community Facility District and
include them within the boundaries of the university campus.The properties were recently acquired
and are currently owned by the university.
As part of its 10-year Campus Master Plan unveiled in 2014,one of the many contemplated projects
of Judson University included expanding the Lindner Fitness Center located at the northerly end of
the campus. The properties on Hazel Drive and subject to this petition are immediately adjacent to
the fitness center and would ultimately be demolished to allow for the expansion of the fitness center
and for the provision of additional perimeter parking on the campus. That being said, Judson has
indicated that such plans will not take place for at least five years,if not longer.At this time,Judson
wishes only to secure the rezoning of the two properties in a classification that is consistent with the
rest of the campus and facilitates this discrete element of their master plan. Until Judson goes
forward with this portion of its plans, the two residential structures will be maintained in their
current form and character.
The property at 401 Hazel Drive is currently vacant and it would be used for storage until such time
that it was demolished.The property at 423 Hazel Drive is currently being used as a rental residential
property and may continue to be used in this manner until such time that it too is demolished. If 423
Hazel ceases to be used as a single-family residence,the University may use it for storage as well.At
both properties, outdoor storage will be prohibited, and no campus vehicles will be parked on the
property. This planned development would also allow the University to use both structures for
single-family residential purposes should that use be desirable to Judson.
When Judson University is ready to develop these properties,the development plans must go back to
the Planning&Zoning Commission for review and a recommendation at a public hearing,then to
City Council for consideration and approval. Unless further modified then or at a later date, the
fitness center addition and the parking area would have to conform to the site design requirements of
the zoning ordinance.The only departure allowed by this current application for rezoning would be
that which is necessary to allow the westward expansion of the fitness center in a manner generally
depicted within the University's application(specifically,the northern wall of the expansion would
align with the northern wall of the existing building). Similarly,the addition would not be required to
provide an absolute number of new parking or loading spaces as this amendment to the planned
development anticipates that the University will determine those numbers in its best interest.Judson
must comply with the architecture, sign, lighting, tree preservation, and stormwater detention
requirements of the Elgin Municipal Code. To the extent practical, tree preservation efforts will
emphasize saving those trees located along the western end of 423 Hazel Drive.Finally,the parking
area must be screened in a manner that ensures it is not visible from Hazel Drive,and the University
can satisfy this requirement by a combination of wall and fence(neither of which shall exceed four
feet high),berm, and landscaping along the north side of the parking area, as well as along the west
side of the parking area as necessary to block view from Hazel Drive and adjacent properties.
- 2 -
Recommendation & Findings of Fact
Petition 14-16
June 6, 2016
Importantly, Judson will restrict all vehicular connections from this parking area to and from the
residential area to the north so as to continue to maintain the residential character and privacy of
those residents. Staff has confirmed with the Fire Department that an access to Hazel Drive from the
parking area and the fitness center is not desirable.
Finally,Judson University conducted extensive outreach to the immediate neighbors.On August 11,
2015,the President and Chief Financial Officer of the university conducted a neighborhood meeting
with residents of the adjacent Riverside Manor Subdivision to share information about the
university's master plan and to discuss any comments or concerns of the residents. The meeting was
attended by approximately 50%of the area residents many of whom have ties to the university.The
residents indicated that Judson has been a good neighbor and both staff and students have been very
gracious with the residents. It was even mentioned that the presence of the university gives the
neighbors a feeling of safety in the neighborhood. The only concern that was presented by the
neighbors was that the master plan proposed to provide an access road from the campus onto Hazel
Drive,which would increase vehicular traffic within the neighborhood. Judson has indicated that it
would remove all vehicular access to and from the residential neighborhood in response to this
concern and would further screen the parking lot from the street and adjacent residential property.
The rezoning of the two properties and amendment to the planned development ordinance for Judson
University requires a public hearing of the Planning&Zoning Commission and final approval of the
city council.
FINDINGS
After due notice as required by law,the Planning&Zoning Commission conducted a public hearing
in consideration of Petition 14-16 on June 6,2016.Testimony was presented at the public hearing in
support of and against the application.The Community Development Department submitted a Map
Amendment Review and Written Findings & Recommendation to the Planning & Zoning
Commission dated June 6, 2016.
The Community Development Department and the Planning&Zoning Commission have made the
following findings against the standards for a planned development as outlined within Section
19.60.040 of the Elgin Zoning Ordinance:
A. Site Characteristics. The suitability of the subject property for the intended planned
development with respect to its size, shape, significant natural features (including
topography, watercourse and vegetation), and existing improvements.
Findings. The subject properties are suitable for the intended planned development with
respect to its size, shape, and existing improvements. They are regularly shaped parcels
located on the south side of Hazel Drive. The property at 401 Hazel Drive comprises of two
- 3 -
Recommendation & Findings of Fact
Petition 14-16
June 6, 2016
parcels containing approximately 36,329 square feet (0.83 acres) of land and is improved
with a 2,344 square foot single-story residential building and associated vehicle use area.
The topography of the property varies with a high elevation of 744 feet at the northwest
corner of the property and a low elevation of 726 at the south-central portion of the property
for a maximum relief of 18 feet. A large portion of the property particularly at the easterly
and southerly portion is heavily wooded with trees and natural vegetation.
The property at 423 Hazel Drive comprises of one parcel containing approximately 28,436
square feet (0.65 acres) of land and is improved with a 3,333 square foot single-story
residential building and associated vehicle use area. The topography of the property varies
with a high elevation of 748 feet at the northwest corner of the property and a low elevation
of 736 at the southeast corner of the property for a maximum relief of 12 feet.The southwest
portion of the property contains trees and some natural vegetation.
There are no significant water bodies or waterways on either of the two properties.
B. Sewer and Water. The suitability of the subject property for the intended planned
development with respect to the availability of adequate municipal water, wastewater
treatment, and storm water control facilities.
Findings.The subject property is suitable for the intended planned development with respect
to the availability of adequate water, sanitary treatment, and storm water control facilities.
The subject properties are served with municipal sanitary sewer and water systems.
C. Traffic and Parking. 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 subject property is suitable 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. The subject properties each have one point of vehicular access
from Hazel Drive. Hazel Drive is a local street serving the residential subdivision known as
Riverside Manor, and is accessible from River Road, a collector street located to the west.
Each residential structure is improved with a two-car garage accessible by means of a
residential driveway.
D. Zoning History. 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 properties were annexed to Elgin as part of the Riverside Manor Annexation in
- 4 -
Recommendation & Findings of Fact
Petition 14-16
June 6, 2016
1969 through Ordinance S-929. Following annexation,the properties were zoned within an
RI Single Family Residence District. The properties were rezoned within an SFR1 Single
Family Residence District in 1992 as part of the comprehensive amendment to the zoning
ordinance. The residence at 401 Hazel Drive was constructed in 1972 and the residence at
423 Hazel Drive was constructed in 1974.
E. Surrounding Land Use and Zoning. The suitability of the subject property for the intended
planned development 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 the surrounding land use and zoning.The properties to
the west and north are zoned within an SFR1 Single Family Residence District which
comprises of the residential subdivision of Riverside Manor and improved with single family
residences of a similar vintage as the subject properties.The properties to the south,east and
northeast are zoned within PCF Planned Community Facility Districts. These properties to
the south and east are developed within the campus of Judson University and those to the
northeast are developed with the city's Riverside Water Treatment Plant.
F. Trend of Development. The suitability of the subject property for the intended planned
development with respect to consistency with an existing pattern of development or an
identifiable trend of development in the area.
Findings.The subject property is suitable for the intended planned development with respect
to its consistency with the existing pattern of development or an identifiable trend of
development in the area.The subject properties are located at the southerly edge of a mature
residential neighborhood and immediately adjacent to a larger area that is being developed
with the campus of Judson University that has been developed with a variety of educational
and institutional buildings. The university wishes to continue its trend of expansion and
development through its 10-year Campus Master Plan,which includes the subject properties
as part of its expansion.
G. Planned Development Districts. 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.
Findings.The subject property is suitable for the intended planned development with respect
to conformance to the provisions for the purpose and intent, and location and size of a PCF
Planned Community Facility District. The applicant is requesting rezoning of the property
through approval of a planned development within a PCF Planned Community Facility
District. The rezoning of the property within a planned community facility district is in
keeping with the current land use, operation and development of the campus of Judson
University located immediately to the east and south.
- 5 -
Recommendation & Findings of Fact
Petition 14-16
June 6, 2016
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:
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.
The two subject properties are intended to be included within such PCF district and will
ultimately be designed and operated as part of the existing institutional uses within the
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 of the Elgin Municipal Code. 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.
H. Comprehensive Plan. 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 conformance to the goals,objectives,and policies of the official comprehensive plan.The
property is designated as Low Density Residential (2.1 to 4 du/ac) within the adopted 2005
Comprehensive Plan and Design Guidelines. The Low Density Residential designation
provides for the development of conventional single family detached houses. Appropriate
locations offer neighborhood access to collector roads, access to water and sanitary sewer
systems, and proximity to public safety services. The provision of park and open space is
encouraged to provide opportunities for recreation and access to pedestrian and bicycle trail
systems. Other uses allowed in this category may include neighborhood commercial centers,
churches and schools in locations deemed appropriate by the City.
City staff and Judson have coordinated the development of the University's 2014 Master
Plan with the on-going amendment to the city's comprehensive plan, and the subject
properties would be included within the campus of Judson University that is designated as
Public/Institutional. In addition,while a date has not been determined,the University intends
to further amend their campus planned development to incorporate the entirety of their
master plan.The public/institutional designation includes a wide range of public and quasi-
- 6 -
Recommendation & Findings of Fact
Petition 14-16
June 6, 2016
public uses, including public and private schools, colleges and universities, government
offices,transportation facilities,public utilities,hospitals,community centers,museums,and
public libraries. To the extent possible, Public/Institutional should be clustered in activity
centers to support other similar uses and benefit from access to various modes of
transportation.
I. Natural Preservation. 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 preservation of all significant natural features including topography, watercourses,
wetlands, and vegetation. The easterly and southerly portions of the two properties are
heavily wooded with trees and natural vegetation. An evaluation of the significance and
condition of the existing trees and vegetation has not been conducted to date, since only the
rezoning of the subject properties is currently being requested.No development is currently
contemplated on the subject properties. However, the campus master plan proposes the
construction of perimeter parking associated with the university fitness facility which may
necessitate the removal of a number of trees that are centrally located on the two subject
properties.
J. Internal Land Use. 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 land uses permitted within the development being located,designed,and operated so as to
exercise no undue detrimental influence on each other or the surrounding property. At the
present time,Judson University is only requesting the rezoning of the two properties from the
SFR1 zoning district to a PCF zoning district.Redevelopment of the properties in accordance
with the university campus master plan is being proposed in a manner that will minimally
impact the surrounding residential properties to the north so as not to exercise any undue
detrimental influence on such residential properties. Judson University has indicated that it
will amend its master plan to eliminate egress from the proposed parking area and the road
behind the fitness center onto Hazel Drive thereby removing any campus related traffic from
impacting the residential neighborhood to the north.Further,the parking lot will be screened
along its north and west boundaries to further mitigate its impact on the residential
neighborhood.
- 7 -
Recommendation & Findings of Fact
Petition 14-16
June 6, 2016
DEPARTURES AND EXCEPTIONS
The applicant is requesting the following departures from the requirements of the zoning ordinance:
1. This planned development permits the westward expansion of the fitness center in a
manner generally depicted within the University's application (specifically, the
northern wall of the expansion would align with the northern wall of the existing
building).
2. The fitness center addition would not be required to provide an absolute number of
new parking or loading spaces.
RECOMMENDATION
The Community Development Department and the Planning & Zoning Commission recommend
approval of Petition 14-16, subject to the following conditions:
1. Substantial conformance to the Development Application and supporting documents
submitted by Jill Rodriguez, on behalf of Judson University, owner for this application,
including the following exhibits:
a. Statement of Purpose and Conformance dated March 21, 2016
b. Consent and Disclosure statement submitted by Gene C. Crume, President, Judson
University, dated March 21, 2016
c. Extracts from the 10-Year Campus Master Plan as it relates to the subject properties,
with revisions per the applicant or City of Elgin.
d. Plats of Survey of the subject properties detailed as follows:
i. 401 Hazel Drive, prepared by Advanced Engineering and Surveying P.C.
dated submitted March 21, 2016
ii. 423 Hazel Drive, prepared by Gerald Sopha, Illinois Professional Land
Surveyor, dated July 14, 2010.
In the event of any conflict between the foregoing documents and the provisions of this
ordinance or other applicable city ordinances, the provisions of this ordinance or other
applicable city ordinances shall supersede and control.
2. Each existing residential vehicular access to Hazel Drive shall be removed upon demolition
of the principal structure on the respective subject property.Additionally,no subsequent new
vehicular access from the subject properties or from the existing campus shall be provided to
Hazel Drive.
3. The proposed parking area shall be screened in a manner that ensures it is not visible from
Hazel Drive, and this requirement may be satisfied by a combination of wall and fence
- 8 -
Recommendation & Findings of Fact
Petition 14-16
June 6, 2016
(neither of which shall exceed four feet high),berm,and landscaping along the north side of
the parking area,as well as along the west side of the parking area as necessary to block view
from Hazel Drive. Landscaping for said screening shall at least include canopy trees along
Hazel Drive spaced no more than 30 feet apart and of a species determined by the City.
4. Prior to obtaining the necessary building and engineering permits inclusive of the required
tree removal permit, the applicant shall evaluate the significance and condition of the
existing trees and vegetation on the properties and make every effort to preserve and
incorporate significant,healthy trees within the transition landscape yard(along the western
side of 423 Hazel Drive)and within the vehicle use area landscape yard(along Hazel Drive).
Any trees preserved along Hazel Drive can count toward those new tree planting
requirements within condition No. 3 above, and any new trees planted to comply with
condition No. 3 above can be used as credit against those trees which may have to be
removed as part of the development of these properties. Credit shall be determined in the
manner established within Chapter 19.16 of the Elgin Municipal Code, 1976, as amended.
5. Prior to this petition being forwarded to the City Council, staff shall revisit the concept of
converting the single-family homes to storage with the Fire Department and add any
additional comments to the City Council staff report.
6. At the time when either residential structure is used for the storage,any window visible from
Hazel Drive shall be either painted black from the inside or treated with a one-way film from
the inside such that the contents therein are not visible from the street.
7. Prior to any other or further development upon the Subject Properties, or prior to the
proposed expansion to the Lindner Fitness Center, Judson University 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.
8. Compliance with all other applicable codes and ordinances.
The vote of the Planning & Zoning Commission on the motion to recommend approval, subject
to the conditions outlined by the Community Development Department plus three additional
conditions, was five(5) yes, one (1) no, and zero (0) abstentions.
- 9 -
Recommendation & Findings of Fact
Petition 14-16
June 6, 2016
Respectfully Submitted,
s/Robert Siljestrom
Robert Siljestrom, Chairman
Planning&Zoning Commission
s/Marc S. Mylott, AICP
Marc S. Mylott, Secretary
Planning&Zoning Commission
Director of Community Development
- 10 -
O, •
0
i ila
iiii '' ' C' '. .-1 '
k.
i
.i
't. 1
4
8 4 Nate) r ..
F
\ •. f.
.
- .
sr
\ ......
• Subject Property iti
a- . .,, ` . Petition 14-16
Q
(74.0,,40, ,.. , \
}
i ; , , 40,, :: .. ..,
A.
.. / - '
\ age ' '
4 blg - ., i , (
.—ok..." ,
... , \ s,
,
EXHIBITA Aerial/Location Map N
W -A 11,-E
■
S
Map prepared by City of Elgin 0 40 80 160 240 32Feet
Department of Community Development
0 .
cc
GI R0` �‘v
N
PCF �.�...
r
a
'urft.t.
..v
o yap
t '
'
..
1 -�• Subject Property
rtY Petition 14-16 RI
TN ta bra.Legend 111 WW1 ,, PRC
QRC1 Residence Conservation 1 a
QRC2 Residence Conservation 2 WO f Dr Cr
QRC3 Residence Conservation 3 vi .O%711 Q PRC Planned Residence Conservation y
Q SFR1 Single Family Residence 1 ahe
CIS
PSFR1 Planned Single Family Residence 1 CO
Q SFR2 Single Family Residence 2
O PSFR2 Planned Single Family Residence 2
TRF Two Family Residence
PTRF Planned Two Family Residence
-MFR Multiple Family Residence
-PMFR Planned Multiple Family Residence
ORB Residence Business
OPRB Planned Residential Business
-NB Neighborhood Business
-PNB Planned Neighborhood Business
-AB Area Business
-PAB Planned Area Business
-CC1 Center City 1
-CC2 Center City 2
-PCC Planned Center City .
-ORI Office Research Industrial
-PORI Planned Office Research Industrial
111 GI General Industrial WIT
MPG(Planned General Industrial gil0
-CI Commercial Industrial \
-CF Community Facility
-PCF Planned Community Facility /�
-FRP Fox River Preservation I /(y
EXHIBITS Zoning Map N
W+E
S
Map prepared by City of Elgin 0 80 160 320 480 640
Department of Community Development i Feet
11.1..IW
F t Property
3 Hazel Dr.
ion 14-16
lipl
NaV
0602476018
0602451029
o
vJ ay
EXHBIIT C Parcel Map N
A
City of Elgin 0 15 30 60 90 120
Department of Community Development 1 1Feet
SITE LOCATION EXHIBIT
401 and 423 Hazel Drive
Petition 14-16
... , ,
3 9
..-: • eh ,i
, .
,..-0
.. .
-
, ..
...
i , i
N...............)
...,
A
Site Location
i '.....3. 3
-..
At 81
334: _ •.,
. ,
[ , .—. _. • ,P'Ar
. -
ir
E 4s,
•3.-
.. ,
7, i 0)1 417
•
A
Perspective View
SITE LOCATION EXHIBIT
401 and 423 Hazel Drive
Petition 14-16
R. . 0 .4 .
•
$. ; ,,. ' _
_ " p+j
View of 401 Hazel Drive View of 423 Hazel Drive
View of Hazel Drive looking West View of Hazel Drive looking East
Site Pictures - 2