G22-18 Ordinance No. G22-18
AN ORDINANCE
AMENDING PCF PLANNED COMMUNITY FACILITY DISTRICT
ORDINANCE NO. G88-01
(270 North Grove Avenue)
WHEREAS, the territory herein described has been classified in the PCF Planned
Community Facility District and is subject to the requirements of Ordinance No. G88-01; and
WHEREAS, written application has been made to amend PCF Planned Community
Facility District Ordinance No. G88-01 to allow"Commercial Banks(602)", "Savings Institutions
(603)", and "Credit Unions (606)" as permitted uses in the PCF Planned Community Facility
District established by Ordinance No. G88-01; and
WHEREAS, the zoning lot with the building containing the premises at 270 North Grove
Avenue is legally described in Ordinance No. G88-01 (the "Subject Property"); and
WHEREAS,the Planning and Zoning Commission conducted a public hearing concerning
said application on March 5, 2018 following due notice including by publication; and
WHEREAS, the Community Development Department and the Planning and Zoning
Commission have submitted their Findings of Fact concerning said application; and
WHEREAS, the Community Development Department and the Planning and Zoning
Commission recommend approval of said application, subject to the conditions articulated below;
and
WHEREAS, the City Council of the City of Elgin, Illinois, has reviewed the findings and
recommendations of the Community Development Department and the Planning and Zoning
Commission; 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 an amendment
to the PCF Planned Community Facility District pertains 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 5, 2018, and the recommendations made by the Community Development
Department and 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 Section 3 F. of Ordinance No. G88-01,which regulates"Land Use"in
the PCF Planned Community Facility District of the Subject Property, is hereby amended to
include the following additional land uses as permitted uses within this PCF zoning district:
Financial Institutions
"Commercial Banks (602)"
"Savings Institutions (603)"
"Credit Unions (606)"
Section 3. That Section 3 G. of Ordinance No. G88-01, which regulates"Site Design"
in the PCF Planned Community Facility District of the Subject Property, is hereby amended to
include the following additional conditions within this PCF zoning district:
In this PCF Planned Community Facility District, the use and development of land and
structures shall also be subject to the following conditions:
1. Substantial conformance to the Development Application and supporting documents
submitted by Gail Borden Public Library, as applicant and property owner, including
the following materials:
a. Statement of Purpose and Conformance letter, prepared by Nathan Van Zuidam,
Engberg Anderson Architects,dated January 31,2018,received February 20,2018;
b. Undated Floor Plan for KCT Credit Union @ Gail Borden; prepared by Engberg
Anderson Architects, received February 2, 2018; and
c. Undated 1 First Floor Plan, received February 2, 2018.
In the event of any conflict between such documents and the terms of this ordinance or
other applicable city ordinances, the terms of this ordinance or other applicable city
ordinances shall supersede and control.
2. The total floor area attributed to "Commercial Banks (602)", "Savings Institutions
(603)", and"Credit Unions (606)" shall not exceed five hundred (500) square feet.
3. Compliance with all applicable codes and ordinances.
Section 4. That except as amended herein,the use and development of the subject property
shall be controlled pursuant to the provisions of Ordinance No. G88-01. In the event of any conflict
between this ordinance and Ordinance No. G88-01,this ordinance and associated documents shall
control and prevail.
Section 5. That this ordinance shall be in full force and effect immediately after its passage
in the manner provided by law.
David J. Kaptai , Mayer
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Presented: April 25, 2018
Passed: April 25, 2018
Vote: Yeas: 5 Nays: 0 Abstain: 4
Recorded: April 25, 2018 X30' /'
Published: April 27, 2018 /;i e'- muM.1z4_,-: i �.:, •% --
-_.
Att'st1-..,..!,, ,,i,t , 4 s. ,
Kimberly Dewis, Ci lerk '
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EXHIBIT A
March 5, 2018
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 02-18 an application by
Gail Borden Public Library, as applicant and property owner, requesting approval of an
amendment to the existing PCF Planned Community Facility District Ordinance No. G88-01 to
add "Commercial Banks (602)", "Savings Institutions (603)", and "Credit Unions (606)" as
permitted uses at the property commonly referred to as 270 N. Grove Avenue. The property is
zoned PCF Planned Community Facility District.
GENERAL INFORMATION
Petition Number: 02-18
Property Location: 270 N. Grove Avenue
Requested Action: Amendment to PCF Planned Community Facility District
Ordinance No. G88-01
Current Zoning: PCF Planned Community Facility District
Proposed Zoning: No Change(PCF Planned Community Facility District)
Existing Use: Public Library
Proposed Use: No Change(Public Library)
Applicant: Gail Borden Public Library
Owner Gail Borden Public Library
Staff Coordinator: Damir Latinovic, AICP, Senior Planner
Recommendation & Findings of Fact
Petition 02-18
March 5, 2018
LIST OF EXHIBITS ATTACHED
A. Aerial Photo/Location Map
B. Zoning Map
C. Parcel Map
D. Site Location
E. Development Application and Attachments
F. PCF Planned Community Facility District Ordinance No. G88-01
G. Draft Amendment Ordinance
BACKGROUND
Gail Borden Public Library District is requesting approval of an amendment to its PCF Planned
Community Facility District to establish a small,400-square foot KCT Credit Union branch within
the main library building at 270 N. Grove Avenue. The library itself is approximately 140,000
square feet. The proposed banking facility would be similar to a TCF bank counter typically
located with a Jewel food store or US Bank located within Meijer store. The proposal does not
change or otherwise affect library operations. The applicant is also not proposing to change the
exterior of the building or to install any exterior signage at this time.
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Figure 1:Proposed Library Floor Plan
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73
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Recommendation& Findings of Fact
Petition 02-18
March 5, 2018
The existing Gail Borden Public Library building,located at the northwest corner of Kimball Street
and N. Grove Avenue along the Fox River, was approved by Ordinance G88-01 that established
the PCF Planned Community Facility District on the subject property.The building was completed
in 2003. Similar to other CF Community Facility Districts,the PCF Planned Community Facility
District established by Ordinance G88-01 in 2001 essentially only allows the library,recreational
uses (such as parks and open space), municipal facilities, and restaurants (typically found within
the recreational facilities or the library). Several other utility uses, such as telecommunications
antennas, and miscellaneous uses, such as fences, signs, and temporary uses, are also allowed.
The applicant is proposing to amend Ordinance No.G88-01 to add"Commercial Banks","Savings
Institutions" and "Credit Unions" to the list of permitted uses in the PCF Planned Community
Facility District. The proposal would allow for the interior construction of a new, 400-square foot
branch of the local KCT Credit Union within the existing library building. The addition of
"Commercial Banks"and"Savings Institutions"uses in addition to the"Credit Union"uses would
allow a different financial institution to replace the KCT Credit Union in the future, should the
KCT Credit Union or the Library decide not to extend their partnership.
The new credit union facility would include two teller stations/desks and one private office. The
facility would be located near the entrance of the library and would replace the existing library
space. The facility is expected to have four employees with hours of operation from 9:00 am to
6:00 pm Monday, Tuesday, Thursday and Friday, 11:00 am to 6:00 pm on Wednesday, and 9:00
am to 5:00 on Saturdays. The facility would be closed on Sundays.
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Figure 2:Proposed credit union layout
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Recommendation & Findings of Fact
Petition 02-18
March 5, 2018
The proposed amendment to the PCF Planned Community Facility District Ordinance No. G88-
01 to add"Commercial Banks (602)", "Savings Institutions (603)", and "Credit Unions (606)" as
permitted uses within the PCF District requires the review and recommendation by the Planning
and Zoning Commission and approval by the City Council.
The Community Development Department offers the following additional information:
A. Property History. The 3.55-acre property at the northwest corner of Kimball Street and
N. Grove Avenue has been part of the city of Elgin since its incorporation. The property
has historically been occupied with industrial and manufacturing uses due to its frontage
along the Fox River. The property was zoned H Industrial District with the first zoning
ordinance in 1927. By 1950, the property was rezoned to G Industrial District. In 1962 the
property was rezoned to Ml Limited Manufacturing District. In 1992, the property was
rezoned to CC2 Center City District as part of the comprehensive amendment to the zoning
ordinance.
In 2001,the City Council approved the existing PCF Planned Community Facility District
by Ordinance G88-01 to allow for the construction of the new library building.The existing
library building was completed in 2003.
B. Surrounding Land Use and Zoning. The property is bordered by the Fox River on the
west, Kimball Street on the south, N. Grove Avenue on the east, and Ann Street on the
north side. The property to the north across Aim Street is zoned CF Community Facility
District and is currently vacant. The properties to the east across N. Grove Avenue are
zoned CC2 Center City District. Several properties are improved with one-story light-
industrial/warehousing buildings, while other properties are vacant.
The property to the south across Kimball Street is zoned PCF Planned Community Facility
District and is partially improved with a surface parking lot owned by the City of Elgin.
C. Comprehensive Plan. The subject property is located in downtown Elgin, which is
designated as Community Mixed-Use Center by the 2005 Comprehensive Plan.
Community Mixed-Use Centers provide focus, identity, and convenient goods and
services, as well as some employment, for a number of surrounding neighborhoods in a
larger trade area. The ideal community mixed-use center should be between 30-100 acres
of commercial, office, entertainment, medium density residential, and institutional uses
accessed by arterial streets and transit service.The center would have parcels and buildings
scaled to pedestrians, small enough to encourage parking once and walking to more than
one destination. Off-street parking is hard and on-street parking helps to contribute to the
intimate scale of well-functioning pedestrian environments. Parking located between and
behind buildings permits people to walk more safely and comfortably between uses that
front sidewalks rather than large parking lots. Seating and shade along pedestrian routes
promotes walking and informal gathering.
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Recommendation&Findings of Fact
Petition 02-18
March 5,2018
Downtown Elgin functions as a unique community mixed-use center within the planning
area. It is the historic and traditional heart of the community. Recommended land uses
include a compatible mix of residential (30+ du/acre), employment, education, civic, and
office uses,combined with a cultural and entertainment center focus that extends activities
throughout the day. Pedestrian, bicycle, transit and vehicular circulation systems are
coordinated and efficient. Streets and places are designed to encourage pedestrian activity.
Buildings and structures of historic or architectural value are maintained in active service,
where feasible.
D. Zoning District. The purpose and intent of the PCF Planned Community Facility District
is to provide a planned environment for the various types of community facilities, subject
to the provisions of Chapter 19.60,Planned Developments.In general,community facilities
provide governmental, recreational, educational, health, social, religious, and
transportation services to the community on a for-profit or a not-for-profit basis.
E. Trend of Development. The subject property is located along the Fox River at the
northwest corner of Kimball Street and N. Grove Avenue. The existing library building
was completed in 2003 and will likely remain in its current configuration for a long time.
The properties to the north and south along the Fox River are vacant and will likely
redevelop with recreational uses or higher density residential uses taking advantage of their
location along the river.The properties to the east along Kimball Street are likely to develop
with mixed residential and commercial uses and buildings taking advantage of the high
volume of traffic along Kimball Street and the close proximity to the downtown amenities
such as the Gail Borden Public Library and the Centre.
FINDINGS
After due notice as required by law, the Planning & Zoning Commission conducted a public
hearing in consideration of Petition 02-18 on March 5,2018.Testimony was presented at the public
hearing in support of and against the application. The Community Development Department
submitted a Planned Development Amendment Review and Written Findings&Recommendation
to the Planning&Zoning Commission dated March 5, 2018.
The Community Development Department and the Planning & Zoning Commission have made
the following fmdings regarding this application against the standards for map amendments
outlined within § 19.55.030, and the standards for planned developments outlined within §
19.60.040:
- 5 -
Recommendation & Findings of Fact
Petition 02-18
March 5, 2018
STANDARDS FOR MAP AMENDMENTS AND PLANNED DEVELOPMENTS
For consideration by the Planning & Zoning Commission, the Community Development
Department offers the below fmdings regarding the application against the standards for a map
amendment outlined within§ 19.55.030, and a planned development outlined in§ 19.60.040:
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, watercourses and vegetation and existing improvements.
Findings. The subject property is suitable for the intended zoning district with respect to
its size, shape, significant features including topography, watercourses, vegetation, and
existing improvements. The subject property is located along the Fox River and is
improved with a 140,000-square foot library building. The applicant is proposing to add
"commercial banks", "savings institutions" and "credit unions" as permitted uses within
the existing PCF Planned Community Facility District. The small, credit union banking
facility would be located within the existing library building.The applicant is not proposing
to make any exterior changes to the building or the site. There are no significant natural
features including topography, watercourses, vegetation, and existing improvements that
have a negative impact on the existing library building or the proposed credit union banking
facility within the building.
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 stormwater control facilities.
Findings. The subject property is suitable for the intended zoning district with respect to
the availability of adequate water, sanitary treatment, and storm water control facilities.
The existing building is served with municipal, sanitary and water services. The applicant
is not proposing to make any changes to the existing water and sewer infrastructure. The
proposed credit union branch will replace the existing library space and will not increase
the building floor area. The existing facilities can adequately serve the existing and
proposed use.
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.
1. Nonresidential land uses should be located central and accessible to the area or
population served without requiring traffic movements through or into a residential
neighborhood. Nonresidential land uses should not be located within residential
neighborhoods, but on their periphery as defined by the "arterial street"[SRI system.
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Recommendation & Findings of Fact
Petition 02-18
March 5, 2018
2. The number of locations for vehicular access to or from a public right of way should be
limited to those which are necessary for the reasonable use of the property and
consistent with current traffic engineering standards. Property with two (2) street
frontages should not be permitted access to or from the street with the higher degree of
continuity within the overall street system or with the higher traffic volume. With the
exception of residential driveways, locations for vehicular access to or from a public
right of way should be aligned directly opposite existing or approved locations across
the street.
The subject property is suitable 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. The property includes surface parking lots to the east and north of the building
with direct access to Ann Street to the north and N. Grove Avenue to the east via Franklin
Street extension. The applicant is not proposing to make any changes to the site access or
site layout. Staff does not anticipate the proposed credit union will significantly increase
the number of trips generated by the property. The property will maintain safe and efficient
on-site and off-site traffic circulation.
The property includes a total of 313 parking spaces which adequately serve the existing
library building. The applicant is not proposing any changes to the existing parking layout.
The proposed 400-square foot credit union branch within the building will replace existing
library space. Per the zoning ordinance, a financial institution such as the proposed credit
union has the same parking requirement as the library, one parking space per 250 square
feet of floor area.Therefore,the parking requirement for the property will remain the same.
The existing parking arrangement will continue to adequately serve the library and the
proposed credit union within the building.
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. This standard is not applicable. The property is improved and occupied by the
Gail Borden Public Library main building completed in 2003.
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 property is suitable for the intended zoning district with respect to
consistency and compatibility with surrounding land uses and zoning. The property is
bordered by the Fox River on the west, Kimball Street on the south,N. Grove Avenue on
the east, and Ann Street on the north side. The property to the north across Ann Street is
zoned CF Community Facility District and is currently vacant. The properties to the east
- 7 -
Recommendation & Findings of Fact
Petition 02-18
March 5, 2018
across N. Grove Avenue are zoned CC2 Center City District. Several properties are
improved with one-story light-industrial/warehousing buildings,while other properties are
vacant. The property to the south across Kimball Street is zoned PCC Planned Community
Facility District and is partially improved with a surface parking lot owned by the City of
Elgin.
The proposed credit union branch would be located within the existing library building on
site. The applicant will not make any exterior improvements that would have any impact
on the surrounding properties and land uses.
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 suited for the intended zoning district with respect to
consistency with an existing pattern of development or an identifiable trend of development
in the area. The existing library building was completed in 2003 and will likely remain in
its current configuration for a long time. The properties to the north and south along the
Fox River are vacant and will likely redevelop with recreational uses or high density
residential uses taking advantage of their location along the river.The properties to the east
along Kimball Street are likely to develop with mixed residential and commercial uses
taking advantage of the high volume of traffic along Kimball Street and the close proximity
to the downtown amenities such as the Gail Borden Public Library and the Centre. The
proposed credit union branch would be located on the interior of the existing building and
will not have any effect on the trend of development in the area.
G. Zoning Districts/Planned Development Districts Standard: The suitability of the
subject property for the intended planned zoning district with respect to conformance to
the provisions for the purpose and intent, and the location and size of a planned zoning
district.
Findings. The property is suitable for the intended planned zoning district with respect to
conformance to the provisions for the purpose and intent and the location and size of the
zoning district. The purpose and intent of the PCF Planned Community Facility District is
to provide a planned environment for the various types of community facilities, subject to
the provisions of Chapter 19.60, Planned Developments. In general, community facilities
provide governmental, recreational, educational, health, social, religious, and
transportation services to the community on a for-profit or a not-for-profit basis.
The small,credit union branch within the existing library building would provide additional
services to the community members already visiting the library. The proposed facility will
occupy approximately 400 square feet of the existing 140,000-square foot library building
and will not negatively affect the existing community services provided by the library.
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Recommendation&Findings of Fact
Petition 02-18
March 5,2018
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
conformance to the goals,objectives,and policies of the Official Comprehensive Plan.The
subject property is located in downtown Elgin which is designated as Community Mixed-
Use Center by the 2005 Comprehensive Plan. Community Mixed-Use Centers provide
focus, identity, and convenient goods and services, as well as some employment, for a
number of surrounding neighborhoods in a larger trade area.
Downtown Elgin functions as a unique community mixed-use center within the planning
area. It is the historic and traditional heart of the community. Recommended land uses
include a compatible mix of residential (30+ du/acre), employment, education, civic, and
office uses,combined with a cultural and entertainment center focus that extends activities
throughout the day.
The proposed credit union branch within the existing library will provide additional
banking services to the community members already visiting the library.The proposal will
also add to the variety of uses available within the downtown area consistent with the
Comprehensive Plan's vision.
ADDITIONAL STANDARDS FOR PLANNED DEVELOPMENTS
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 district
with respect to the preservation of all significant natural features including topography,
watercourses,wetlands, and vegetation. There are no significant natural features including
topography,watercourse,wetlands,nor vegetation located on the property,but the property
is located along the Fox River. However, the proposed credit union branch would be
located within the existing library building. The applicant will not make any exterior
changes to the building or the site layout.
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.
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Recommendation & Findings of Fact
Petition 02-18
March 5, 2018
Findings. The subject property is suitable for the intended planned development district
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 properties. The applicant is proposing to add a new local credit union banking
facility within the existing library building. The new credit union would occupy
approximately 400 square feet of the existing building.The hours of operation for the credit
union would be similar to those of the library. The new banking facility is proposed to
provide additional services to the community members already visiting the library. The
existing library and the proposed banking facility would operate without any negative
effect or any undue detrimental influence on each other. The property will continue to be
used with no negative impact on the surrounding properties.
PLANNED DEVELOPMENT DEPARTURES AND EXCEPTIONS
The applicant is not requesting any departures from the requirements of the zoning ordinance or
the requirements outlined within Ordinance No. G88-01 that established the existing PCF Planned
Community Facility District.
RECOMMENDATION
The Community Development Department and the Planning & Zoning Commission recommend
approval of Petition 02-18, subject to the following conditions:
1. Substantial conformance to the Development Application and supporting documents
submitted by Gail Borden Public Library, as applicant and property owner, including the
following materials:
a. Statement of Purpose and Conformance letter, prepared by Nathan Van Zuidam,
Engberg Anderson Architects,dated January 31,2018,received February 20,2018;
b. Undated Floor Plan for KCT Credit Union @ Gail Borden; prepared by Engberg
Anderson Architects, received February 2, 2018; and
c. Undated 1 First Floor Plan, received February 2, 2018.
In the event of any conflict between such documents and the terms of this ordinance or
other applicable city ordinances, the terms of this ordinance or other applicable city
ordinances shall supersede and control.
2. The total floor area attributed to "Commercial Banks (602)", "Savings Institutions (603)",
and "Credit Unions (606)" shall not exceed five hundred (500) square feet.
3. Compliance with all applicable codes and ordinances.
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Recommendation & Findings of Fact
Petition 02-18
March 5, 2018
The vote of the Planning&Zoning Commission on the motion to recommend approval of Petition
02-18, subject to the conditions outlined above, was four (4) yes, zero (0) no, and one (1)
abstention. Two members were absent.
Respectfully Submitted,
s/Robert Siljestrom
Robert Siljestrom, Chairman
Planning&Zoning Commission
s/Damir Latinovic
Damir Latinovic, AICP; Secretary
Planning&Zoning Commission
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Petition 02-18
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EXHIBIT D
SITE LOCATION
270 N. Grove Avenue
Petition 02-18
1 4.11n144
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Bird's Eye View Looking North
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Bird's Eye View Looking South
EXHIBIT D
SITE LOCATION
270 N. Grove Avenue
Petition 02-18
_
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West Elevation along Fox River
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East Elevation / Main Entrance 3
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