G1-19 Ordinance No. G1-19
AN ORDINANCE
AMENDING PCF PLANNED COMMUNITY FACILITY DISTRICT
ORDINANCE NO. G67-07
(335 Locust Street—St. Edward High School)
WHEREAS, the territory herein described has been classified in the PCF Planned
Community Facility District and is subject to the requirements of Ordinance No. G67-07; and
WHEREAS, written application has been made to amend PCF Planned Community
Facility District Ordinance No. G67-07 to increase the number of nighttime events at the outdoor
athletic facility Greg True Field established by Ordinance No. G67-07; and
WHEREAS, the zoning lot containing the premises at 335 Locust Street is legally
described in Ordinance No. G67-07 (the "Subject Property"); and
WHEREAS,the Planning and Zoning Commission conducted a public hearing concerning
said application on December 3, 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 December 3, 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 4. 10. 2. of Ordinance No. G67-07, is hereby amended in its
O
entirety to read as follows:
2. The total number of nighttime events at the outdoor athletic facility Greg True Field
shall be limited to twenty (20) events per calendar year.
Section 3. That except as amended herein,the use and development of the subject property
shall be controlled pursuant to the provisions of Ordinance No. G67-07. In the event of any conflict
between this ordinance and Ordinance No. G67-07,this ordinance and associated documents shall
control and prevail.
Section 4. That this ordinance shall be in full force and effect immediately after its passage
in the manner provided by law.
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David J. K. . ain, or
Presented: January 9, 2019
Passed: January 9, 2019
Omnibus Vote: Yeas: 7 Nays: 0
Recorded: January 9, 2019
111 Published: January 11, 2019
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Kimberly Dewis, Cit 'ler •s` QF;F4
ORBS FLURM
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EXHIBIT A
December 3, 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 47-18 an application by
St. Edward Central Catholic High School, as applicant, and Diocese of Rockford, as property
owner,are requesting approval of an amendment to the existing PCF Planned Community Facility
District Ordinance No. G67-07 to increase the number of evening events where existing lights can
be used at the school's outdoor athletic facility (Greg True Field) at the properties commonly
known as 335 Locust Street, 128 Perry Street, and 129 Elm Street.. The property is zoned PCF
Planned Community Facility District.
• GENERAL INFORMATION
Petition Number: 47-18
Property Location: 335 Locust Street, 128 Perry Street, and 129 Elm Street
Requested Action: Map Amendment to PCF Planned Community Facility District
Ordinance No. G67-07
Current Zoning: PCF Planned Community Facility District established by Ordinance
No. G67-07
Proposed Zoning: No change. PCF Planned Community Facility District
Existing Use: Secondary school (St. Edward Central Catholic High School)
Proposed Use: No change. Secondary school (St. Edward Central Catholic High
School)
Applicant: St. Edward Central Catholic High School
Owner Diocese of Rockford
• Staff Coordinator: Damir Latinovic, AICP, Senior Planner
Recommendation & Findings of Fact
Petition 47-18
• December 3, 2018
Exhibits Attached: A. Aerial/Location Map
B. Zoning Map
C. Parcel Map
D. Site Location
E. Development Application and Attachments
F. Draft Ordinance
BACKGROUND
St. Edward Central Catholic High School, as applicant, and Diocese of Rockford, as property
owner,are requesting approval of an amendment to the existing PCF Planned Community Facility
District Ordinance No. G67-07 to increase the number of evening events where existing lights can
• be used at the school's outdoor athletic facility (Greg True Field) at the properties commonly
known as 335 Locust Street, 128 Perry Street, and 129 Elm Street.
The St. Edward Central Catholic High School(STCCHS)campus is approximately 8 acres in area
and is located on the near west side. The approximately 70,600-square foot school building is
located on the west side of Elm Street between Locust Street on the north and Dominican Way on
the south. The outdoor athletic field (Greg True Field) and a parking lot for 92 vehicles is located
on the east side of Elm Street at the terminus of Dominican Way. With the existing parking lot
west of the school building(36 spaces),the school has a total of 128 parking spaces.
The school campus is primarily surrounded by RC3 Residence Conservation District-zoned
properties on all sides. Most surrounding properties are single-family residences. Several
surrounding homes have over the years been converted into multiple-family residences. The
Housing Authority of Elgin's multiple family residence buildings are located northeast of the
athletic field and are zoned PMFR Planned Multiple Family Residence District.
•
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Recommendation & Findings of Fact
Petition 47-18
• December 3, 2018
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Figure 2. Stadium bird's eye view looking north
In 2007,the city approved, by Ordinance No. G67-07, installation of four field lights and allowed '
• the school to host a total of ten evening events at the school's athletic field. The approval included
a condition that field lights must be turned off by 10:30 pm. In addition, Ordinance No. G67-07
includes a requirement that the school must clean up any trash and litter on adjoining streets and
neighboring yards on the night of and the morning following each nighttime event. The school was
also required to reach a parking agreement with nearby St. Laurence Church and First Presbyterian
Church to use their parking facilities (81 parking spaces at St. Laurence Church and 35 parking
spaces at First Presbyterian Church) during the nighttime events and hire special duty police
officer(s) during nighttime events as determined by the Police.
The school is not proposing any changes to the other conditions of Ordinance G67-07. Field lights
are turned off by 10:30 pm on the nights of evening events. Per the applicant,the football booster
club cleans up the stadium and the stadium parking lot the night of each event. The football team
cleans up the trash from around the neighborhood the morning after every home football game.
The school has arrangements in place to use both the St. Laurence Church's and First Presbyterian
Church's parking lots,and would continue to do so in the future. Two police officers work security
at all evening varsity football events and will continue to do so.
The school has five staff members on duty during each home football game, and requires one
administrator from the opposing team to be present during the games. Average attendance during
varsity football games is approximately 200-250 attendees. The homecoming and senior night
football games have the highest attendance at approximately 250-300 attendees. The school
estimates that 50-75 persons will attend JV football games, and soccer matches have even lower
• attendance with approximately 25-60 people in attendance. Two staff members are present for all .
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Recommendation & Findings of Fact
Petition 47-18
December 3, 2018
soccer matches.
Proposal
The applicant is proposing to amend Ordinance G67-07 to increase the number of evening events
from ten to twenty.The applicant is not proposing any other changes to its campus or the conditions
and requirements of Ordinance G67-07. The school would turn the lights of at 10:30 pm during
the additional events.All other conditions currently in place would remain and would be applicable
to the additional events.
The applicant states additional nighttime events are necessary due to the recent changes to the
IHSA rules and regulations for football, which will go into effect in the 2019-2020 school year.
Per the applicant's application, the IHSA rules state that students will no longer be permitted to
play on consecutive days.
Currently, the school plays varsity games on Friday, and junior varsity (JV) games on Saturdays.
Due to the low student enrollment numbers (current enrollment is 344 students) a number of
players play on varsity and AT teams. With the new rule, JV football games will not be able to be .
scheduled on Saturdays following a game on Friday nights. Those JV games will have to be
scheduled no sooner than after school the following Monday. With the required start times based
• on opposing team's travel time, the games may not begin until early evening and may be in need
of field lighting. The applicant states these AT games are not additional games. They are currently
on the schedule, on Saturdays, but will now have to be played during the week.
The applicant also states that additional nighttime events could also benefit other sports, such as
girls' and boys' soccer programs. Both girls' soccer matches,which are played in the spring time,
and boys' soccer matches, which are played in the fall, are played at times when sunset happens
to be earlier in the evenings, and the use of the field lighting could be beneficial. Additional
nighttime events would also be beneficial if the school hosts soccer tournaments when some games
could extend past the sunset. •
The Community Development Department offers the following additional information:
A. Property History. The subject property was zoned B Residential on the first zoning map
of the City in 1927. The school property maintained the same zoning until 1962 when it
was rezoned to R3-Two Family Residence District and R-4 General Residence District. In
1992,the property was zoned CF Community Facility District as part of the comprehensive
amended to the zoning ordinance.
In 2000,the city approved a PCF Planned Community Facility District by Ordinance G51-
00 for the school campus with the approval of the 38,200-square foot addition on the west
side of the school building. In 2007,the City amended the PCF District by Ordinance G67- •
• 07 and approved the installation of four field lights and ten evening events.
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Recommendation & Findings of Fact
Petition 47-18
December 3, 2018
B. Surrounding Land Use and Zoning. The majority of properties surrounding the school
campus on all sides are zoned RC3 Residence Conservation District. Most surrounding
properties are single-family residences. Several surrounding homes have also been
converted into multiple-family residences.The three Housing Authority of Elgin's multiple
family residence buildings are located northeast of the athletic field and are zoned PMFR
Planned Multiple Family Residence District.
C. Comprehensive Plan. The subject property is designated as Public/Semi-Public by the
City's 2018 Comprehensive Plan. The public/semi-public land use designation includes a •
range of uses that provide a service to the public and enhance the quality of life. This land
use comprises various facilities and infrastructure belonging to federal, state, and local
government, public agencies and service providers. Grade schools, pre-schools, high
schools, universities, and other educational institutions are considered public/semi-public
land uses, as are churches and other places of worship. Within Elgin, public/semi-public
uses include the Robert Gilliam Municipal Complex,police and fire stations,the Hemmens •
Cultural Center, and the Gail Borden Public Library. Higher education uses make up a
large portion of this land use, with Judson University and Elgin Community College
111) comprising more than 300 acres combined.
D. Zoning District. The purpose and intent of this 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. 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.
E. Trend of Development. The subject property is located on the near west side of Elgin.
Most surrounding properties are improved with single-family homes that were constructed
in the early 1900s. A number of single-family home structures have over the years been
converted into multiple family residences containing two,three, or more units. Three mid-
rise multiple family residence buildings owned by the Housing Authority of Elgin are
adjacent to the northeast with frontage along State Street (US Route 31). The most recent
new development in the area was the completion of the Housing Authority of Elgin's six- .
story senior housing development at 132 S. State Street.
FINDINGS
After due notice as required by law, the Planning & Zoning Commission conducted a public .
hearing in consideration of Petition 47-18 on December 3, 2018. Testimony was presented at the
public hearing in support of and against the application.The Community Development Department
•
•
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Recommendation & Findings of Fact
Petition 47-18
December 3, 2018
submitted a Development Application Review and Written Findings & Recommendation to the
Planning& Zoning Commission dated December 3, 2018.
The Community Development Department and the Planning & Zoning Commission have made
the following findings 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:
STANDARDS FOR MAP AMENDMENTS AND PLANNED DEVELOPMENTS
For consideration by the Planning & Zoning Commission, the Community Development
Department offers the below findings 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 property does not have any significant natural features .
including topography,watercourses, and vegetation. The 8-acre school campus consists of
the school building at the southwest corner of Locust Street and Elm Street, and the Greg
True Field outdoor athletic facility and a parking lot with 92 spaces on the east side of Elm
Street at the terminus of Dominican Way. The applicant is not proposing any site changes.
The field lights and parking arrangements were approved in 2007 by Ordinance G67-07.
The applicant is in compliance with the parking and light conditions as outlined in the
Ordinance G67-07 and is not proposing any changes to those conditions. The same
conditions for parking and lighting(field lights must be turned off by 10:30 pm) would be
applicable to the additional evening events.
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 school is currently served by municipal water, sanitary sewer, and storm water
systems. The applicant is not proposing any changes to the existing sewer and water
utilities. The existing sewer and water facilities can adequately serve the proposed use.
•
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Recommendation & Findings of Fact
Petition 47-18
December 3, 2018
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"[SR]system.
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 applicant is not proposing any changes to the operations of the evening events.In 2007, •
when the city approved ten evening events,the school was required to come to agreements
with nearby St. Laurence Church and First Presbyterian Church for the use of their parking
facilities during the evening events. The applicant has come to such agreements and is not
requesting any changes. The same parking condition would apply to the additional ten
evening events the school is requesting. As such, the area would maintain congestion-free
traffic configuration.
Based on the maximum capacity of 800 people at the athletic field, the school is required
to provide a total of 200 parking spaces. With 128 parking spaces on site (92 spaces
adjacent to the athletic field and 36 parking spaces adjacent to the school building) and
parking arrangements to use 81 parking spaces at St. Laurence Church and 35 parking
spaces at First Presbyterian Church, the school has a total of 244 parking spaces available
during the evening events, which meets the parking requirement for the facility.
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 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
existing school has been located on the property since 1941. In 1992, the property was
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Recommendation & Findings of Fact
Petition 47-18
December 3, 2018 •
zoned CF Community Facility District as part of the comprehensive amended to the zoning
ordinance. In 2000, the city approved a PCF Planned Community Facility District by
Ordinance G51-00 for the school campus with the approval of the 38,200-square foot
addition on the west side of the school building.In 2007,the City amended the PCF District •
by Ordinance G67-07 and approved the installation of four field lights for ten nighttime
events. The applicant is not proposing any changes to the existing property or the existing
conditions for nighttime event operations.
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 majority of
properties surrounding the school campus on all sides are zoned RC3 Residence
Conservation District. Most surrounding properties are single-family residences. Several
surrounding homes have also been converted over the years into multiple-family
residences. The three Housing Authority of Elgin's multiple family residence buildings are
located northeast of the athletic field and are zoned PMFR Planned Multiple Family
• Residence District.
The school and its athletic field have been in operation at their current location since 1941.
In 2007, the city approved the installation of field lights and ten evening events at the
athletic field, with the requirement that the lights be turned off at 10:30 pm, among other
conditions. The requirement to turn off the lights at 10:30 pm, and all other existing
conditions would apply to the additional events as well.The ten additional days for evening
events represent a 2.7 percent of all days in a year. The school operations will continue to .
be compatible and consistent with the surrounding zoning districts 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 subject property is located on the near west side of Elgin.Most surrounding
properties are improved with single-family homes that were constructed in the early 1900s.
A number of single-family home structures have over the years been converted into
multiple family residences containing two, three, or more units. Three mid-rise multiple
family residence buildings owned by the Housing Authority of Elgin are adjacent to the
east with frontage along State Street(US Route 31). The most recent new development in
the area was the completion of the Housing Authority of Elgin's six-story senior housing
• development at 132 S. State Street.
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Recommendation & Findings of Fact
Petition 47-18
SDecember 3, 2018
G. Zoning/Planned Development District Standard: The suitability of the subject property
for the intended zoning district with respect to conformance to the provisions for the
purpose and intent, and the location and size of a zoning district.
Findings. The property is suitable for the intended zoning district with respect to
conformance to the provisions for the purpose and intent and the location and size of the
zoning district. The proposal is consistent with the intent of the PCF Planned Community
Facility District. The purpose and intent of this PCF District is to provide a planned
environment for 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 on a not for profit basis.
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 designated as Public/Semi-Public by the City's 2018 Comprehensive •
Plan. The public/semi-public land use designation includes a range of uses that provide a
service to the public and enhance the quality of life. This land use comprises various
facilities and infrastructure belonging to federal, state, and local government, public
agencies and service providers. Grade schools,pre-schools,high schools,universities, and
other educational institutions are considered public/semi-public land uses, as are churches
and other places of worship. Within Elgin, public/semi-public uses include the Robert •
Gilliam Municipal Complex, police and fire stations, the Hemmen Cultural Center, and
the Gail Borden Public Library. Higher education uses make up a large portion of this land
use,with Judson University and Elgin Community College comprising more than 300 acres
combined.
ADDITIONAL STANDARDS FOR PLANNED DEVELOPMENTS
Conditional Use for a Planned Development: Where applicable, the suitability of the
subject property for the intended conditional use for a planned development with respect
to the provision for the purpose and intent of planned developments and with respect to the
provisions of section 19.65.010 of the zoning ordinance. No conditional use for a planned
development should be granted for the sole purpose o fintroducing a land use not otherwise
permitted on the subject property.
Pi Findings. This standard is not applicable. The applicant is requesting approval of a map
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Recommendation & Findings of Fact
Petition 47-18
December 3,2018
amendment to the existing planned development.
J. 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 preservation of all significant natural features including topography,
watercourses, wetlands, and vegetation. The 8-acre property does not have any significant •
natural features including topography, watercourses, wetlands, and vegetation. The
applicant is not proposing any changes to any of its facilities,including the outdoor athletic
field Greg True Field.
K. 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 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 not proposing any changes to its facilities or any changes to the
existing operational conditions for evening events. All existing operational conditions,
including the requirement to turn off the field lights at 10:30 pm, and the requirement to
use parking facilities at the nearby St. Laurence Church and First Presbyterian Church
would remain in place and be applicable to the additional nighttime events. The additional
ten days for evening events represent 2.7 percent of all days in a year. The proposed
increase in evening events will not have any undue negative effect on the surrounding
properties.
PLANNED DEVELOPMENT DEPARTURES AND EXCEPTIONS
The applicant is not requesting any departures from the requirements of the zoning ordinance or
PCF Planned Community Facility District Ordinance No. G67-07
RECOMMENDATION
•
The Community Development Department and the Planning & Zoning Commission recommend
approval of Petition 47-18, subject to the following conditions:
S 1. Substantial conformance to the Development Application submitted by St.Edward Central
Catholic High School, as applicant, and Diocese of Rockford, as property owner,received
•
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Recommendation & Findings of Fact
Petition 47-18 •
December 3, 2018
October 22, 2018, and supporting documents including:
a. Letter from Barbara K. Villont, Superintendent/Principal, St. Edward Central Catholic •
High School, dated October 1, 2018; and
b. Plat of Survey, prepared by Landmark Engineering Group, dated May 26, 2000.
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. Compliance with all applicable codes and ordinances.
The vote of the Planning&Zoning Commission on the motion to recommend approval of Petition
47-18,subject to the conditions outlined above,was five(5)yes,one(1)no,and no(0)abstentions.
All members were present.
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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EXHIBIT D
SITE LOCATION
335 Locust Street, 128 Perry
Street, and 129 Elm Street
Petition 47-18
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EXHIBIT D
SITE LOCATION
335 Locust Street, 128 Perry
Street, and 129 Elm Street
Petition 47-18
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St. Edward High School building at the southwest corner
of Locust Street and Elm Street
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East side of high school building
EXHIBIT D
SITE LOCATION
0 335 Locust Street, 128 Perry
Street, and 129 Elm Street
Petition 47-18
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View of the stadium from Dominican Way
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Stadium parking, seating, and stadium lighting