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HomeMy WebLinkAboutG19-20 Ordinance No. G19-20 AN ORDINANCE AMENDING ORDINANCE NO. G17-18 WHICH RECLASSIFIED TERRITORY IN THE Cl COMMERCIAL INDUSTRIAL DISTRICT TO PCF PLANNED COMMUNITY FACILITY DISTRICT (711 East Chicago Street) WHEREAS, the territory herein described has been classified PCF Planed Community Facility District and is subject to the requirements of Ordinance No. G17-18; and WHEREAS, written application has been made to amend PCF Planned Community Facility District Ordinance No. G17-18 to extend the time allowed for the issuance of the building permit for the construction of property improvements contemplated by Ordinance No. G17-18; and WHEREAS, the zoning lot containing the property commonly referred to as 711 E. Chicago Street and 712 Laurel Street is legally described within Ordinance No. G17-18 (and hereinafter referred to as the"Subject Property"); and WHEREAS, the Planning and Zoning Commission conducted a public hearing concerning said application on February 3, 2020 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 February 3, 2020, 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. G. of Ordinance No. G17-18, is hereby amended in its entirety as follows: G. Site Design. In this PCF Planned Community Facility District, the use and development of land and structures shall be subject to the provisions of Section 19.12, "Site Design", of the Elgin Municipal Code, as amended, and Section 19.30.135 "Site Design" for CF Community Facility District, of the Elgin Municipal Code, as amended, except as provided within this section, and shall be in substantial conformance with the following documents: 1. Substantial conformance to the Development Application and supporting documents submitted by UP Development, LLC, as applicant, and German Hernandez, as property owner, including the following materials: a. Undated Rider Statement of Purpose and Conformance Map Amendment for Planned Development District (over 2 acres) with exhibits, received December 04, 2019; b. Plat of Survey for 711 E. Chicago Street, prepared by Marchese Surveying, Inc., dated April 26, 2004; c. Plat of Survey for 712 Laurel Street, prepared by Lester L. Krusemeier, Professional Land Surveyor, dated March 12, 2003; d. Overall Site Plan Sheet C1.1, prepared by Hooker De Jong Architects & Engineers, dated December 24, 2019, with such further revisions as required by the Community Development Director; e. First Floor Plan Sheet A L I, prepared by Hooker De Jong Architects & Engineers, dated December 24, 2019, with such further revisions as required by the Community Development Director; f. Second Floor Plan Sheet A1.2, prepared by Hooker De Jong Architects & Engineers, dated December 24, 2019, with such further revisions as required by the Community Development Director; g. Third Floor Plan Sheet A1.3, prepared by Hooker De Jong Architects & Engineers, dated December 24, 2019, with such further revisions as required by the Community Development Director; h. Exterior Elevations Sheet A4.1; prepared by Hooker De Jong Architects & Engineers, dated December 24, 2019, with such further revisions as required by the Community Development Director; i. Exterior Renderings Sheet A4.2; prepared by Hooker De Jong Architects & Engineers, dated January 23, 2018, with such further revisions as required by the Community Development Director; j. Undated Dumpster Enclosure Plan and Elevation Sheet A4.3; prepared by Hooker De Jong Architects & Engineers, received January 23, 2018, with such further revisions as required by the Community Development Director; k. Preliminary Landscape Plans Sheets 1 of 3, 2 of 3, and 3 of 3, prepared by Manhard Consulting Ltd., dated January 17, 2018, with such further revisions as required by the Community Development Director; 1. Site Lighting Plan and Calculations, prepared by Hooker De Jong Architects & 2 Engineers, dated January 17, 2018, with such further revisions as required by the Community Development Director; m. Undated eleven-sheet site engineering plans titled "Proposed Improvements for Residential Development 711 East Chicago Street City of Elgin, Illinois", received January 17, 2018, with such further revisions as required by the City Engineer; n. Preliminary Stormwater Management Report for 711 E. Chicago Street City of Elgin, IL, prepared by Manhard Consulting Ltd., dated January 17, 2018; o. Undated Exhibit F Project Overview and Operations Narrative, received November 26, 2019; and p. Undated Exhibit G Parking Narrative, received December 27, 2017. 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 minimum building street setback from the north street lot line along E. Chicago Street shall be 15.2 feet, and shall be in substantial conformance to the Undated eleven-sheet site engineering plans titled "Proposed Improvements for Residential Development 711 East Chicago Street City of Elgin, Illinois", received January 17, 2018, with such further revisions as required by the City Engineer; 3. The proposed residential care facility is hereby exempt from the supplementary regulation for residential care uses listed in Section 19.90.015 "Definitions and Regulations" of the Elgin Municipal Code, as amended, which states residential care facilities shall be licensed by the State of Illinois. The facility must, however, comply with any and all applicable requirements of the State of Illinois. 4. A tree removal and replacement plan shall be submitted prior to the issuance of the building permit in conformance to Chapter 19.16 "Tree Preservation" of the Elgin Municipal Code, as amended, to supplement the Preliminary Landscape Plans Sheets 1 of 3, 2 of 3, and 3 of 3, prepared by Manhard Consulting Ltd., dated January 17, 2018, with such further revisions as required by the Community Development Director; 5. All proposed street graphics shall comply with the street graphics ordinance. 6. Notwithstanding the provisions in Section 19.60.210 of the Elgin Municipal Code, as amended, the development administrator shall not file an application for a map amendment reclassifying the subject property from the PCF Planned Community Facility District to the most restrictive zoning district that is consistent with the goals, objectives, and policies of the official comprehensive plan on or before May 13, 2024. 7. Compliance with all applicable codes and ordinances. 3 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. G17-18. In the event of any conflict between this ordinance and Ordinance No. G17-18, 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. Z-� �ez ; avid J. Kap n, yor Presented: May 13, 2020 Passed: May 13, 2020 Omnibus Vote: Yeas: 9 Nays: 0 Recorded: May 13, 2020 • Published: May 14, 2020 Attest* Kimberly Dewis ty Clerk 4 EXHIBIT A February 3 2019 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 Petitions 41-19 and 42-19, an application by UP Development, LLC as applicant, and German Hernandez, as property owner, requesting the extension of the planned development established by Ordinance No. G17-18, and approval of a conditional use, with any other departures as may be necessary or desirable to establish a residential care facility, all at the property commonly referred to as 711 E. Chicago Street and 712 Laurel Street. Petition Number: 41-19 and 42-19 Property Location: 711 E. Chicago Street and 712 Laurell Street Requested Action: Extension of PCF Planned Community Facility District established by Ordinance G 17-18, and Conditional Use for a residential care facility Current Zoning: PCF Planned Community Facility District established by Ordinance No. G17-18 and ARC Arterial Road Corridor Overlay District Proposed Zoning: No change. PCF Planned Community Facility District Existing Use: Single-family residential Proposed Use: Residential care facility Applicant: UP Development, LLC Owner German Hernadez Staff Coordinators: Damir Latinovic, AICP, Senior Planner Exhibits Attached: A. Aerial/Location Map B. Zoning Map Recommendation & Findings of Fact Petitions 41-19 and 42-19 February 3, 2020 C. Parcel Map D. Site Location E. Development Application and Attachments F. Draft Ordinances G. Ordinance G 17-18 BACKGROUND UP Development, LLC as applicant, and German Hernandez, as property owner, are requesting the extension of the planned development established by Ordinance No. G 17-18, and approval of a conditional use, with any other departures as may be necessary or desirable to establish a residential care facility, all at the property commonly referred to as 711 E. Chicago Street and 712 Laurel Street. On March 21, 2018, the City Council approved Ordinance G17-18, which established a PCF Planned Community Facility District at 711 E. Chicago Street and 712 Laurel Street, and Ordinance No. G18-18, which granted conditional use approval for a residential care facility. The proposed facility is a three-story, 40-unit building providing permanent supportive housing for people living with disabilities. The construction, however, has not commenced and the applicant is yet to apply for a building permit. The zoning ordinance states that planned developments shall be rezoned to a district consistent with the comprehensive plan if no construction has started within two years. That date has not yet passed. Conditional uses automatically expire one year after the approval date if the use is not established. That date has passed. The applicant anticipates securing a variety of public and private project financing resources including the Low-Income Housing Tax Credit (LIHTC) administered by the Illinois Housing development Authority. The applicant anticipates receiving the LIHTC funding by end of 2020, and the project construction to start in Spring 2021. The applicant anticipates the construction would be completed by Spring 2022. The draft ordinance would extend the project by allowing the establishment of the use by March 18, 2023. Property background The 3.78-acre subject property was previously zoned CI Commercial Industrial District and is also part of ARC Arterial Road Corridor Overlay District.The property consists of two parcels: 711 E. Chicago Street, the northern portion of the property, and 712 Laurel Street, the southern portion of the property. The property is improved with a single-family residence and a detached garage both located near E. Chicago Street. The southern portion of the property, encompassing - 2 - Recommendation& Findings of Fact Petitions 41-19 and 42-19 February 3, 2020 approximately one half of the site, is located within a 100-year flood plain along Willow Creek. The southern portion of the property has never been developed due to the flood plain, and it remains partially wooded. The properties adjacent to the west are zoned CI Commercial Industrial District. The northern property with frontage along E. Chicago Street is improved with a single-family residence. The southern property with frontage along Laurel Street is occupied by a commercial operations yard for a tree-removal company. The property adjacent to the east, zoned CI Commercial Industrial District, is improved with a single-family detached residence. The properties to the north, across E. Chicago Street, are also zoned Cl Commercial Industrial District. The properties are improved with several commercial one-story buildings home to a variety of businesses including a motor vehicle dealership and an equipment rental facility. s7r� m �'7! Ist,mitmn ' r'-� u,ull7,t71 �tla 1atptiit tii�n ttTn'n ,Il 61 t70� ,elm nl TM r/M rf�Ty I51 t0 it0 t '4 T�IKt CI - F Pt 1G1 M E°� taJ i/of 17 tlNlt t7I t10 It6 � -�7f0. 717 7tly7tb 7�{.,7! 7tt70 ptnt W ! MX-ltt 1 i wp,691 07` .� 109 P«•y1 171171 171179 p 1' EaWwr 51 = 701 ,16 100 al„ IJ' 661 617 6 1111 691 7< -'t. 7S0 71t T 1 u0 117,110 701 t7 • 1'. { 171 r, y r07 t • T 111 I r� Vis -67t1 Flood Plain 'Y Boundary 1: lto 7 la ttt 670t7t Yjy. tib 1 - Lwrd L1611Y M � g . 0 Figure 2.Site area map with flood plain boundary - 3 - Recommendation& Findings of Fact Petitions 41-19 and 42-19 February 3, 2020 The property to the south across Laurel Street is zoned CF Community Facility District. The property is located entirely within the floodplain along Willow Creek and remains wooded and undeveloped. Development proposal The applicant is proposing to demolish the existing structures on the property and construct a new three-story 40-unit residential care facility. The proposed building would be located along E. Chicago Street with a surface parking lot with 60 parking spaces to the east and south of the building. The proposed building would include 32 one-bedroom units and 8 studio units. The building will also include approximately 1,816 square feet of ground floor office space, of which approximately 1,000 square feet would be occupied by a mental health service provider as medical office space providing medical services to community members not residing in the building. The medical office for the mental health service provider would be located on the north side of the building along E. Chicago Street with its own separate entrance. The remainder of the office space would be located near the main entrance to the building for building support staff and building management. The applicant will add new landscaping throughout the site in compliance with the zoning ordinance including five new street trees along E. Chicago Street and 32 canopy, ornamental, and evergreen trees along the perimeter of the site and within the parking lot. As an amenity for its residents,the applicant is proposing to install community gardens on the south side of the parking lot. All proposed improvements would be located outside of the existing flood plain. -PICNIC PAVL ION GONCRETEPATIO RESID�N`FN`RY TRASH ENCLOSURE ._.. PROPOSED / r i5'ORY B.,ILDING 000 ( ? -CONN,.NI`Y EN`RY _ NONJNEN'SIGN (-O GONPLY WI`- ZONING ORDINANCE) Figure 3.Proposed site plan -4 - Recommendation & Findings of Fact Petitions 41-19 and 42-19 February 3, 2020 The well-designed building incorporates traditional building materials, and its location on the property and massing are considerate of several influences—most notably that adjacent properties still contain single-family homes, but those properties will also most likely redevelop with more- intense land uses along this commercial/mixed-use corridor. The new building is appropriately located toward the street with parking to the side and rear. The setback from the front lot line is nearly the same as that of the existing single-family house (and still back of the existing single- family house to the west),but the new building is moved significantly away from the west lot line and the single-family home located thereon (the existing single-family house on the subject property is only 3 feet from the west lot line whereas the new building would be between 25 and 37 feet away). Next, the flat-roof design is consistent with several proximate non-residential land uses on both sides of the street,but the stepped,one-and three-story front facade provides a design solution that respects the existing, adjacent land uses. The first two floors of the building would include a masonry exterior while the top floor would primarily be clad in fiber-cement panels. A short parapet wall with composite trim fascia would conceal the building's flat roof. The ground floor office space for the mental health services provider as well as the ground floor office space at the main entrance to the building would be distinguished with a different (red) color masonry exterior and entrance canopies. All residential units will feature operable double-hung windows. Facility Operation The building will provide permanent supportive housing for people living with disabilities. The building would include a community lounge room,a computer room, a fitness room, and common laundry facilities. Per the applicant's operations narrative, all building residents will live independently and retain all rights of tenancy.All tenants will be given an opportunity for optional services. Those services would be tailored based on the needs of individual residents and will be coordinated by Hanover Township. In partnership with a local mental health service provider, the services would include case management, life-skill training, and employment assistance. The local mental health services provider to be selected at a later date would occupy the approximately 1,000 square foot ground floor commercial space closest to E. Chicago Street with its own separate entrance. The mental health services provider would provide supportive services to other community members not residing on the property(outpatients). A maximum of four staff members would provide services for up to five outpatients at any one concurrent time to assure adequate parking is available on site. Departures from the requirements of the zoning ordinance Per the zoning ordinance, the proposed facility is required to provide 87 parking spaces (two parking spaces per unit plus one parking space per 250 square feet of the commercial office space). The applicant is requesting a departure from the zoning ordinance to reduce the parking requirement from 87 to 60 parking spaces. - 5 - Recommendation & Findings of Fact Petitions 41-19 and 42-19 February 3, 2020 The applicant expects that all units in the building will have single occupancy. In addition, based on parking counts at similar supportive housing developments developed and operated by the applicant (Myers Place in Mt. Prospect, II. and PhilHaven in Wheeling), the typical parking occupancy rate ranges from 0.33 to 0.57 parking spaces per occupied unit. With 40 units, these rates would require between 13 and 23 parking spaces for the proposed development. That being said, to ensure demand is accommodated, the applicant is proposing one parking space per unit (40 parking spaces total) for the residential portion of the building. For the office use in the building, the applicant is proposing to provide parking based upon the expected demand for said parking:one parking space for the maximum number of employees(ten), plus two parking spaces for each out-patient, with a maximum of five out-patients during any one concurrent time,to account for out-patient turnover(ten). As such,the parking requirement for the office use would be 20 parking spaces, which is more than twice the typical zoning requirement of one parking space per 250 square feet for the 1,800-square foot office floor area (7 parking spaces). In total,the applicant is proposing 60 parking spaces,which more than meets the parking demand. Extra available on-site spaces will more than accommodate guests and/or deliveries. In addition to the departure from the parking requirement, the applicant is also requesting a departure to reduce the building street setback. The proposed building will align with the adjacent house to the west,but due to the angle of E. Chicago Street,the closest point of the building would be 15.2 feet from the north property line along E. Chicago St. Per the zoning ordinance,based on the average street setback on this block of E. Chicago Street,the minimum required building street setback is 58 feet. The requested departures are summarized in Table 1 below and are further described in the Planned Development Departures and Exceptions section of this report. Table 1. Detail of Required Departures Requirement Proposed Parking spaces 87 60 Street yard setback 58 ft. 15.2 feet The extension of the Ordinance No. G17-18 which approved the Planned Development as a Map Amendment from CI Commercial Industrial District to PCF Planned Community Facility District - 6 - Recommendation & Findings of Fact Petitions 41-19 and 42-19 February 3, 2020 and Conditional Use for a residential care facility require 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 3.78-acre property is improved with a single-family residence and a detached garage. The existing home was constructed in 1898. Due to the existing floodplain, the southern half of the property with frontage along Laurel Street has never been developed and remains partially wooded. The property was initially zoned B Residential by the City's first zoning ordinance in 1927. In 1950, the property featured a split zoning classification. The northern portion of the property along E. Chicago Street was zoned D Commercial, while the remainder of the property was zoned A Residential. In 1962, the property was rezoned, but maintained the split zoning classification. The northern portion of the property along E. Chicago Street was zoned B3 Service Business District,while the remainder of the property was zoned R2 Single-family Residence District. In 1992, the entire property was rezoned to CI, Commercial Industrial District as part of the comprehensive amendment to the zoning ordinance. In 2001, the property became part of the ARC Arterial Road Corridor Overlay District due to its frontage along E. Chicago Street arterial road. On March 21, 2018, the City Council approved the proposed project as a planned development rezoning the property at 711 E. Chicago Street and 712 Laurel Street in the PCF Planned Community Facility District by Ordinance No. G17-18. At the same time, the City Council approved Ordinance No.G 18-18,which granted conditional use approval for the proposed residential care facility.The planned development will expire 2 years after the date of the approval if a building permit is not issued, and the conditional use approval expired one year after the original approval date because the use was not established. B. Surrounding Land Use and Zoning. The properties adjacent to the west are zoned CI Commercial Industrial District. The northern property with frontage along E. Chicago Street is improved with a single-family residence. The southern property with frontage along Laurel Street is occupied by a commercial operations yard for a tree-removal company. The property adjacent to the east, zoned Cl Commercial Industrial District, is improved with a single-family detached residence. The properties to the north, across E. Chicago Street, are also zoned CI Commercial Industrial District. The properties are improved with several commercial one-story buildings home to a variety of businesses including a motor vehicle dealership and an equipment rental facility. - 7 - Recommendation & Findings of Fact Petitions 41-19 and 42-19 February 3, 2020 The property to the south across Laurel Street is zoned CF Community Facility District. The property is located entirely within the floodplain along Willow Creek and remains wooded and undeveloped. C. Comprehensive Plan. The northern portion of the subject property is designated as Neighborhood Commercial due to its frontage along E. Chicago Street, while the southern portion of the subject property is designated as Parks and Open Space due to the existing flood plain by the City's 2018 Comprehensive Plan. The neighborhood commercial land uses provide goods and services to local residents and serve day-to-day needs. Uses may include grocery stores,professional offices,retail shops, and local service providers. Development within neighborhood commercial areas should be compatible with and reflect the scale and character of the surrounding neighborhood. Mixed-use development should be encouraged within neighborhood commercial areas. Parks and Open space land use includes parkland maintained by the Parks and Recreation Department and other entities,such as the Kane County Forest Preserve District.The Elgin Parks and Recreation Department operates and maintains 74 parks totaling, 1,643 acres and 10 recreational facilities throughout the City,and the Forest Preserve Districts of Kane and Cook Counties support several natural preserves in and around Elgin. This land use also includes various areas of open spaces that contain natural areas and environmental features such as extensive woodlands, wetlands, flood plains, and detention ponds. D. Zoning District. The purpose and intent of the PCF Planned Community Facility District established by Ordinance G 17-18 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, as amended. In general, community facilities provide governmental,recreational,educational,health,social,religious,and transpiration services to the community on a for-profit or on a not-for-profit basis. E. Trend of Development.The subject property is located in an area of the E. Chicago Street corridor that sits between the commercial auto-oriented uses located east of Willard Avenue, and the residential and small scale commercial uses located west of Bode Road, which provide services to the immediate neighborhoods east of the downtown. The character and type of development along E. Chicago Street east of Willard Avenue is dominated by motor vehicle dealers and motor vehicle repair shops on large lots. The properties east of Bode Road are improved with a mix of single-family homes and one- story commercial buildings. Most single-family homes are still occupied by residential uses, but the trend of development has been the conversion of single-family homes into small commercial offices and retail services such as small insurance agency offices and beauty salons.The properties west of Bode Road are zoned RB Residence Business District to allow for the trend of neighborhood commercial mixed-use center development to - 8 - i Recommendation & Findings of Fact Petitions 41-19 and 42-19 February 3, 2020 continue as designated by the City's 2005 Comprehensive Plan. FINDINGS After due notice as required by law, the Planning & Zoning Commission conducted a public hearing in consideration of Petitions 41-19 and 42-19 on February 3, 2020. Testimony was presented at the public hearing in support of the application. The Community Development Department submitted a Development Application Review and Written Findings & Recommendation to the Planning&Zoning Commission dated February 3, 2020. The Community Development Department and the Planning & Zoning Commission have made the following findings regarding the application against the standards for map amendments outlined in§ 19.55.030,standards for planned developments outlined in§ 19.60.040,and standards for conditional use outlined in § 19.65.030:: STANDARDS FOR MAP AMENDMENTS AND PLANNED DEVELOPMENTS A. Site Characteristics Standard. The suitability of the subject property for the planned development with respect to its size, shape, significant natural features including topography, watercourses and vegetation and existing improvements. Findings. The original finding has not changed. 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 3.78-acre property is affected by an existing flood plain that negatively affects any potential development on this property.The property has been improved with a 2.5-story single family residence and a detached garage since 1898 both of which are located near the north property line along E. Chicago Street. The remainder of the property is primarily located within a 100-year flood plain and remains vacant, and primarily wooded area.As the majority of the property will remain open space, the property is best suited for the intended Planned Community Facility District, which also accommodates institutional uses such as the proposed residential care facility. B. Sewer and Water Standard. The suitability of the subject property for the planned development with respect to the availability of adequate Municipal water, wastewater treatment and stormwater control facilities. Findings. The original finding has not changed. 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. City infrastructure for water, sanitary sewer and stormwater utilities are located within E. Chicago Street right-of-way. The applicant will abandon the existing water service at the main, and will install a new water service line connecting with the main in E. Chicago Street. The applicant will also connect to the - 9 - Recommendation & Findings of Fact Petitions 41-19 and 42-19 February 3, 2020 existing sanitary sewer line in E. Chicago Street. The existing facilities have adequate capacity to accommodate the proposed development. The applicant will install a new underground stormwater detention facility under the proposed parking lot to accommodate the stormwater runoff associated with the new development. The proposed development will not have any impact on the existing flood plain as the proposed building and parking lot improvements will be located north of and outside of the existing floodplain. C. Traffic and Parking Standard. The suitability of the subject propertyfor the planned development with respect to the provision ofsafe 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. Findings. The original finding has not changed. 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 has frontage along E. Chicago Street on the north side and Laurel Street on the south side of the property. The applicant will replace the existing driveway access with a new full driveway access to E.Chicago Street.No new access driveway is proposed to Laurel Street. While the number of anticipated trips to and from the property will increase from the existing number of trips for the single-family residence, E. Chicago Street experiences low volume of traffic and has adequate capacity to absorb any additional traffic as a result of the proposed facility. The proposed use will not have any negative effects on the existing off-site traffic circulation. The applicant is requesting a departure from the zoning ordinance parking requirement. The applicant is proposing a total of 60 parking spaces for the proposed facility. Per the zoning ordinance,the proposed use is required to provide a minimum of two parking spaces for each dwelling unit plus one parking space per 250 square feet of the building's office space(1,816 square feet). As such a total of 87 parking spaces are required per code. - 10 - Recommendation & Findings of Fact Petitions 41-19 and 42-19 February 3, 2020 However, the proposed residential units will be studio or one bedroom units all of which are expected to have single occupancy. In addition, the proposed development will primarily provide housing for people with disabilities. Based on the applicant's parking counts at other similar facilities for the same demographic, the car-ownership and parking occupancy rate for this type of facility ranges from 0.33 to 0.57 parking spaces per unit.To ensure sufficient parking is provided on site, the applicant is proposing one parking space per unit(40 parking spaces) for the residential portion of the building. Per the zoning ordinance, the proposed 1,816-square foot office space would be required to provide a total of 7 parking spaces. The applicant is proposing 20 parking spaces to be devoted to office uses in the building based on one parking space per maximum number of employees(ten),plus two parking spaces for each out-patient with a maximum of five out- patients during any one concurrent time. With 40 parking spaces for the residential units, and 20 parking spaces for the office use, the applicant is proposing a total of 60 parking spaces for the proposed facility, which would meet the maximum parking demand. Staff believes the proposed parking is appropriate for the proposed use. The proposed development will not have any negative effects on the surrounding properties. D. Zoning History Standard. The suitability of the subject property for the planned development with respect to the length of time the property has remained undeveloped or unused in its current zoning district. Findings. The original finding has not changed. The property is suitable for the intended zoning district with respect to the length of time it has remained undeveloped or unused in its current zoning district. The property was developed with a single-family residence in 1898. Since its completion, the single-family residence continues to occupy the 3.78 acre property despite the trend of commercial development along E. Chicago Street. The majority of the 3.78 acre property remains undeveloped due to the presence of the flood plain on the southern portion of the property. As the majority of the property will remain vacant open space,the propped PCF Planned Community Facility District is an appropriate zoning classification for the property. - 11 - Recommendation & Findings of Fact Petitions 41-19 and 42-19 February 3, 2020 E. Surrounding Land Use and Zoning Standard. The suitability of the subject propertyfor the planned development with respect to consistency and compatibility with surrounding land use and zoning. Findings. The original finding has not changed. The property is suitable for the intended planned development with respect to consistency and compatibility with surrounding land uses and zoning. The properties adjacent to the west are zoned CI Commercial Industrial District. The northern property with frontage along E. Chicago Street is improved with a single-family residence. The southern property with frontage along Laurel Street is occupied by a commercial operations yard for a tree-removal company. The property adjacent to the east, zoned CI Commercial Industrial District, is improved with a single-family detached residence. The properties to the north, across E. Chicago Street, are also zoned CI Commercial Industrial District. The properties are improved with several commercial one-story buildings home to a variety of businesses including a motor vehicle dealership and an equipment rental facility. The property to the south across Laurel Street is zoned CF Community Facility District. The property is located entirely within the floodplain along Willow Creek and remains wooded and undeveloped. F. Trend of Development Standard. The suitability of the subject propertyfor the planned development with respect to consistency with an existing pattern of development or an identifiable trend of development in the area. Findings. The original finding has not changed. 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 in an area of the E. Chicago Street corridor that sits between the commercial auto-oriented uses located east of Willard Avenue,and the residential and small scale commercial uses located west of Bode Road, which provide services to the immediate neighborhoods east of the downtown. The character and type of development along E. Chicago Street east of Willard Avenue is dominated by motor vehicle dealers and motor vehicle repair shops on large lots. The properties west of Bode Road are improved with a mix of single-family homes and one- story commercial buildings. Most single-family homes are still occupied by residential uses, but the trend of development has been the conversion of single-family homes into small commercial offices and retail services such as small insurance agency offices and beauty salons.The properties west of Bode Road are zoned RB Residence Business District to allow for the trend of neighborhood commercial mixed-use center development to - 12 - Recommendation & Findings of Fact Petitions 41-19 and 42-19 February 3, 2020 continue as designated by the City's 2005 Comprehensive Plan. The proposed one- and three-story building fits well between the single-family homes and one-storycommercial uses to the west, and the larger more intense auto-oriented g commercial uses to the east. The proposed development will also include a ground floor office space that will provide medical and social services to the immediate neighborhood and the patients from a larger area. G. Planned Development District Standard: The suitability of the subject property for the intended planned development district with respect to conformance to the provisions for the purpose and intent, and the location and size of a zoning district. Findings. The original finding has not changed. 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 proposed 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,as amended. In general,community facilities provide governmental, recreational, educational, health, social, religious, and transpiration services to the community on a for-profit or on a not-for-profit basis. The proposed zoning classification will allow for the construction of a residential care facility with ground floor office space along E. Chicago Street which will provide medical and social services to the community.At the same time,the southern portion of the property will be maintained as open space due to the presence of the flood plain consistent with the purpose and intent of the Community Facility district. H. Comprehensive Plan Standard. The suitability of the subject property for the planned development with respect to conformance to the goals, objectives, and policies of the Official Comprehensive Plan Findings. The original finding has not changed. 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 northern portion of the subject property is designated as Neighborhood Commercial due to its frontage along E. Chicago Street, while the southern portion of the subject property is designated as Parks and Open Space due to the existing flood plain by the City's 2018 Comprehensive Plan. The neighborhood commercial land uses provide goods and services to local residents and serve day-to-day needs.Uses may include grocery stores,professional offices,retail shops, and local service providers. Development within neighborhood commercial areas should be compatible with and reflect the scale and character of the surrounding neighborhood. Mixed-use development should be encouraged within neighborhood commercial areas. - 13 - i Recommendation & Findings of Fact Petitions 41-19 and 42-19 February 3, 2020 Parks and Open space land use includes parkland maintained by the Parks and Recreation Department and other entities,such as the Kane County Forest Preserve District.The Elgin Parks and Recreation Department operates and maintains 74 parks totaling, 1,643 acres and 10 recreational facilities throughout the City,and the Forest Preserve Districts of Kane and Cook Counties support several natural preserves in and around Elgin. This land use also includes various areas of open spaces that contain natural areas and environmental features such as extensive woodlands, wetlands, flood plains, and detention ponds. ADDITIONAL STANDARDS FOR PLANNED DEVELOPMENTS I. 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 ofplanned 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 of introducing a land use not otherwise permitted on the subject property. Findings. This standard is not applicable. The applicant is not seeking approval of a planned development as a conditional use. J. Natural Preservation Standard. The suitability of the subject propertyfor the intended planned development with respect to the preservation of all significant natural features including topography, watercourses, wetlands, and vegetation. Findings. The original finding has not changed. 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. By locating the proposed building along the north property line, the applicant will not disturb the existing flood plain or trees on the southern portion of the property. The existing flood plain area will be preserved as open space. The applicant will also add additional trees and landscaping appropriate for the scale of the development to provide screening from the adjacent properties to the west and east. 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 original finding has not changed. 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 proposed PCF Planned - 14 - Recommendation & Findings of Fact Petitions 41-19 and 42-19 February 3, 2020 Community Facility District would allow for the construction of a new residential care facility. The proposed ground floor commercial office space will be occupied by a mental health services provider, which will complement the facility by providing medical and social services to the building residents and other community members at large. PLANNED DEVELOPMENT DEPARTURES AND EXCEPTIONS The applicant is requesting the following departures from the requirements of the zoning ordinance: 1. Section 19.45.080, "Table of Required Parking. The applicant is proposing a total of 60 parking spaces. Per the zoning ordinance,the proposed development is required to provide a total of 87 parking spaces based on the requirement for a minimum of two parking spaces per each dwelling unit, and a minimum of one parking space for each 250 square feet of office space. With 40 proposed units and a total of 1,816 square feet of office space, the property is required to provide a total of 87 parking spaces. 2. Section 19.30.135, "Site Design". The applicant is proposing a building street setback of 15.2 feet from the north property line along E. Chicago Street. Per the zoning ordinance, the minimum required building street setback (based on the average building setback on this block of E. Chicago Street) is 58 feet. Staff believes the proposed departures are appropriate and necessary to achieve a desirable in-fill development. The unique nature of the proposed development justifies a unique approach to the parking requirement. A typical parking requirement for a multi-family residential building and a typical parking requirement for an office use are not appropriate for the proposed use.All proposed dwelling units are either studio or one-bedroom units which will most likely have only one occupant per unit. In addition, the personal vehicle ownership rate of the building tenants is significantly lower than that of a typical multiple-family residential building, as demonstrated by the parking counts at other similar facilities providing permanent supportive housing for individuals with various types of disabilities. As a result,the applicant and staff anticipate that the actual parking demand by the residents of the facility will be much lower than the 40 parking spaces proposed to be designated for the residential portion of the building. Similarly,the proposed office use will not function as a typical office use where vehicles associated with the employees represent a large majority of the parking demand. In the proposed residential care facility, the majority of the first floor office will be occupied by a mental health services provider that will provide services to community members not residing in the building (outpatients). As such, requiring additional parking to satisfy the parking demand by the outpatients is necessary. The self-imposed limit of providing services to no more than five outpatients during any one concurrent time would assure that adequate parking is available even during the overlap of outpatients visiting the facility. - 15 - Recommendation& Findings of Fact Petitions 41-19 and 42-19 February 3, 2020 The proposed departure for the building street setback is largely necessitated by the presence of the existing flood plain on the property. To keep the building and the required parking outside of the existing flood plain, which occupies the southern portion of the property, as required by the stormwater ordinance, the proposed building is located on the north side of the property. The proposed building would align with the existing house adjacent to the west, but due to the angle of E. Chicago Street, the closest point of the proposed building would be 15.2 feet from the street lot line, less than the required 58-foot building street setback. However, the presence of the new building along E. Chicago Street corridor will have a positive impact on the character of the immediate neighborhood that currently features several deteriorating commercial buildings in need of modernization and rehab. STANDARDS FOR CONDITIONAL USE A. Site Characteristics Standard. The suitability of the subject property for the intended conditional use with respect to its size, shape, significant features including topography, watercourses, vegetation, and existing improvements. Findings. The original finding has not changed. The subject property is suitable for the intended conditional use with respect to its size, shape, significant features including topography, watercourses, and vegetation, and existing improvements. The 3.78-acre property is affected by an existing flood plain located on the southern portion of the property that has a negative impact on any potential development on this property. The applicant is requesting a departure to reduce the number of parking spaces required, and to reduce the building street yard setback to construct the building and the parking lot on the northern portion of the property along E. Chicago Street. By placing the proposed building along E. Chicago Street, the existing flood plain and trees would be preserved as open space. The applicant would install additional landscaping materials appropriate for the scale of the development and in compliance with the zoning ordinance requirements to screen the proposed facility from adjacent properties. B. Sewer and Water Standard. The suitability of the subject property for the intended conditional use with respect to the availability of adequate water, sanitary treatment, and storm water control facilities. Findings. The original finding has not changed. The subject property is suitable for the intended conditional use with respect to the availability of adequate water, sanitary treatment, and storm water control facilities. City infrastructure for water, sanitary sewer, and stormwater utilities is located within E. Chicago Street right-of-way. The applicant will abandon the existing water service at the main, and will install a new water service line connecting with the main in E. Chicago Street. The applicant will also connect to the existing sanitary sewer line in E. Chicago Street. The existing facilities have adequate capacity to accommodate the proposed development. - 16- Recommendation & Findings of Fact Petitions 41-19 and 42-19 February 3, 2020 The applicant will install a new underground stormwater detention facility under the proposed parking lot to accommodate the stormwater runoff associated with the new development. The proposed development will not have any impact on the existing flood plain as the proposed building and parking lot improvements will be located north of and outside of the existing floodplain. C. Traffic and Parking Standard. The suitability of the subject property for the intended conditional use with respect to the provision of safe and efficient on-site and off-site vehicular circulation designed to minimize traffic congestion. Findings. The original fording has not changed. The subject property is suitable for the intended conditional use with respect to the provision of safe and efficient on-site and off- site vehicular circulation designed to minimize traffic congestion. The property has frontage along E. Chicago Street on the north side and Laurel Street on the south side of the property. The applicant will replace the existing driveway access with a new full driveway access to E.Chicago Street.No new access driveway is proposed to Laurel Street. While the number of anticipated trips to and from the property will increase from the existing number of trips for the single-family residence, E. Chicago Street has adequate capacity to absorb any additional traffic as a result of the proposed facility. The proposed use will not have any negative effects on the existing off-site traffic circulation. The applicant is requesting a departure from the zoning ordinance parking requirement.As indicated above,the applicant is proposing to reduce the number of required parking spaces from 87 to 60 parking spaces. The proposed reduction in the parking requirement is based on the unique nature of the proposed use. With 60 parking spaces provided, the facility would meet the maximum parking demand. Staff believes the proposed parking requirement is appropriate for the proposed use. The proposed development will not have any negative effects on the surrounding properties. D. Location, Design, and Operation Standard. The suitability of the subject propertyfor the intended conditional use with respect to it being located, designed, and operated so as to promote the purpose and intent of this title and chapter. Findings. The original finding has not changed. The subject property is suitable for the intended conditional use with respect to it being located, designed, and operated so as to promote the purpose and intent of the zoning ordinance. The proposed facility will provide needed, permanent supportive housing for residents living with disabilities. Per the applicant's operations narrative, all building residents will be able to live independently and retain all rights of tenancy similar to any other multi-family residential building. All services offered to the tenants will be optional, but would be tailored to meet the needs of the individual. All business activities will be conducted on the interior during the normal business hours similar to other commercial properties along E. Chicago Street. - 17 - Recommendation & Findings of Fact Petitions 41-19 and 42-19 February 3, 2020 The property would maintain one access driveway to E. Chicago Street and would not have any access to Laurel Street.No evidence has been submitted or found that the proposed use will be located or operated in a manner that will exercise undue detrimental impact on surrounding properties. E. Historic Preservation Standard. Where applicable, the conditional use shall make possible an efficient contemporary use of, or a compatible improvement to a designated landmark or property located in a designated historic district while preserving those portions and features of the property which are significant to its historic, architectural, and cultural values to an historic preservation plan. Findings. This standard is not applicable. The subject property is neither designated as a local historic landmark nor is it located within a locally designated historic district. RECOMMENDATION The Community Development Department and the Planning & Zoning Commission recommend approval of Petitions 41-19 and 42-19, subject to the following conditions: 1. Substantial conformance to the Development Application and supporting documents submitted by UP Development, LLC, as applicant, and German Hernandez, as property owner, including the following materials: I a. Undated Rider Statement of Purpose and Conformance Map Amendment for Planned Development District(over 2 acres) with exhibits, received December 04, 2019; b. Plat of Survey for 711 E. Chicago Street,prepared by Marchese Surveying, Inc.,dated April 26, 2004; c. Plat of Survey for 712 Laurel Street, prepared by Lester L. Krusemeier, Professional Land Surveyor,dated March 12, 2003; d. Overall Site Plan Sheet C1.1, prepared by Hooker De Jong Architects & Engineers, dated December 24, 2019, with such further revisions as required by the Community Development Director; e. First Floor Plan Sheet ALL, prepared by Hooker De Jong Architects & Engineers, dated December 24, 2019, with such further revisions as required by the Community Development Director; f. Second Floor Plan Sheet A1.2, prepared by Hooker De Jong Architects & Engineers, dated December 24, 2019, with such further revisions as required by the Community Development Director; g. Third Floor Plan Sheet A1.3, prepared by Hooker De Jong Architects & Engineers, dated December 24, 2019, with such further revisions as required by the Community Development Director; h. Exterior Elevations Sheet A4.1; prepared by Hooker De Jong Architects & Engineers, - 18 - i Recommendation & Findings of Fact Petitions 41-19 and 42-19 February 3, 2020 dated December 24, 2019, with such further revisions as required by the Community Development Director; i. Exterior Renderings Sheet A4.2; prepared by Hooker De Jong Architects& Engineers, dated January 23, 2018, with such further revisions as required by the Community Development Director; j. Undated Dumpster Enclosure Plan and Elevation Sheet A4.3; prepared by Hooker De Jong Architects&Engineers,received January 23,2018,with such further revisions as required by the Community Development Director; k. Preliminary Landscape Plans Sheets 1 of 3, 2 of 3, and 3 of 3, prepared by Manhard Consulting Ltd.,dated January 17, 2018, with such further revisions as required by the Community Development Director; 1. Site Lighting Plan and Calculations, prepared by Hooker De Jong Architects & Engineers, dated January 17, 2018, with such further revisions as required by the Community Development Director; m. Undated eleven-sheet site engineering plans titled "Proposed Improvements for Residential Development 711 East Chicago Street City of Elgin, Illinois", received January 17, 2018, with such further revisions as required by the City Engineer; n. Preliminary Stormwater Management Report for 711 E. Chicago Street City of Elgin, IL,prepared by Manhard Consulting Ltd., dated January 17, 2018; o. Undated Exhibit F Project Overview and Operations Narrative,received November 26, 2019; and p. Undated Exhibit G Parking Narrative, received December 27, 2017. 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. A minimum of 60 parking spaces shall be provided for the proposed residential care facility. A maximum of five community members not residing at the facility(out-patients) are permitted to visit the facility for treatment and professional services at any one concurrent time. 3. The minimum building street setback from the north street line along E. Chicago Street shall be 15.2 feet, and shall be in substantial conformance to the undated eleven-sheet site engineering plans titled "Proposed Improvements for Residential Development 711 East Chicago Street City of Elgin, Illinois', received January 17, 2018. 4. The proposed residential care facility is hereby exempt from the supplementary regulation for residential care uses listed in Section 19.90.015 "Definitions and Regulations' of the Elgin Municipal Code, as amended,which states residential care facilities shall be licensed by the State of Illinois. The facility must, however, comply with any and all applicable requirements of the State of Illinois. - 19 - i Recommendation & Findings of Fact Petitions 41-19 and 42-19 February 3, 2020 5. A tree removal and replacement plan shall be submitted prior to the issuance of the building permit in conformance to Chapter 19.16"Tree Preservation"of the Elgin Municipal Code, as amended, to supplement the Preliminary Landscape Plan Sheet 1 of 3, prepared by Manhard Consulting Ltd., dated January 17, 2018. 6. All proposed street graphics shall comply with the street graphics ordinance. 7. A Certificate of Occupancy for the proposed residential care facility shall be issued no later than March 18, 2023. 8. Notwithstanding the provisions in Section 19.60.210 of the Elgin Municipal Code, as amended,the development administrator shall not file an application for a map amendment reclassifying the subject property from the PCF Planned Community Facility District to the most restrictive zoning district that is consistent with the goals,objectives, and policies of the official comprehensive plan by March 18, 2023. 9. Compliance with all 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,was four(4)yes, one(1)no, and zero(0) abstentions. Two members were absent. Respectfully Submitted, s/Jay Cox Jay Cox, Chairman Planning& Zoning Commission s/Damir Latinovic Damir Latinovic,AICP; Secretary Planning&Zoning Commission -20- �• Bode Rd �a d Terrace Ct Terrace'Ave Subject Property w KEh�°a Petition 41 -19 & 42-19 Q - pp T i R' .A Laurel St , A ,r EXHIBIT Aerial/Location Map " W�E S Map prepared by City of Elgin 0 ao 80 160 240 32Feet Department of Community Development g a m a a linden Ave �� CF RC1 RC3 o Oa Bode'Rd 0 v i RB " MFR MFRrernce ce, Terrace ave - Wca PMFR 4� Subject Property EasfviewSt Petition 41 -19 & 42-19 Legend ORC1 Residence Conservation 1 ORC2 Residence Conservation 2 RC3 Residence Conservation 3 PCF OPRC Planned Residence Conservation OSFR1 Single Family Residence 1 OPSFR1 Planned Single Family Residence 1 QSFR2 Single Family Residence 2 CI OPSFR2 Planned Single Family Residence 2 1 OTRF Two Family Residence QPTRF Planned Two Family Residence QMFR Multiple Family Residence QPMFR Planned Multiple Family Residence ORB Residence Business —--- -- QPRB Planned Residential Business NS Neighborhood Business ®PNB Planned Neighborhood Business � -AS Area Business -PAS Planned Area Business -CC 1 Center City 1 CF -CC2 Center City 2 -PCC Planned Center City ^F -ORI Office Research Industrial (v' ®PORI Planned Office Research Industrial -GI General Industrial —--- -PGI Planned General Industrial Mackey Ln -Cl Commercial Industrial -CF Community Facility s -PCF Planned Community Facility EXHIBIT B Zoning Map N W+E S Map prepared by City of Elgin 0 60 120 240 360 480 Department of Community Development Feet —V O V V d Terrace Ct 1 odes w 6 Subject Property 711 E. Chicago St./712 Laurel St. Petition 41-19 & 42-19 Fch�ca 90 S� a 06183010500000 6183 06183010520000 Laurel St EXHIBIT C Parcel Map N A City of Elgin 0 40 80 160 240 azo Department of Community Development i Feet EXHIBIT D SITE LOCATION 711 E. Chicago Street Petitions 41-19 and 42-19 I r a I � Vit , Bird's Eye View Looking North EXHIBIT D SITE LOCATION Chicago711 E. Street Petitions North Elevation along E. Chicago St. — Photo 1 ...� `� ,,Lr! SII•. �-z rad. • r EXHIBIT D SITE LOCATION Chicago711 E. Street Petitions • • • o North Elevation along E. Chicago St. — Photo 2 All North Elevation along E. Chicago St. — Photo 3 • t R� EXHIBIT D SITE LOCATION Chicago711 E. Street P- • • South elevation /f the property • • Laurel Street 1 Adjacent property to the west along Laurel Street t� _ EXHIBIT D SITE LOCATION 711 E. Chicago Street Petitions 41-19 and 42-19 IF i� Motor vehicle dealership across E. Chicago St. r - ti. ornrr Equipment rental facility across E. Chicago St. EXHIBIT D SITE LOCATION Chicago711 E. • Street Petitions • • i II .fie �'l�� •''•� ���' - Real-estate adjacent east r y Commercial strip-center at SW corner of E. Chicago St and Willard Ave