HomeMy WebLinkAboutG48-22 Ordinance No. G48-22
AN ORDINANCE
RECLASSIFYING TERRITORY IN THE CF COMMUNITY FACILITY DISTRICT TO A
PCF PLANNED COMMUNITY FACILITY DISTRICT
(695 South State Street)
WHEREAS,written application has been made to reclassify certain property located at 695
South State Street for CF Community Facility District to PCF Planned Community Facility District
to establish a new five-lot subdivision for the construction of at least two residential care facilities
and a community resource center; and
WHEREAS, the zoning lot containing the premises at 695 South State Street is legally
described herein(the"Subject Property"); and
WHEREAS,the Planning and Zoning Commission conducted a public hearing concerning
said application on July 11, 2022, 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 a planned
development as a map amendment from CF Community Facility District a 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 July 11, 2022, 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 Chapter 19.07 Zoning Districts, Section 19.08.020 entitled "Official
Zoning District Map"of the Elgin Municipal Code,as amended,be and the same is hereby further
amended by adding thereto the following paragraph:
The boundaries hereinafter laid out in the"Zoning District Map", as amended, be and are
hereby altered by including in the PCF Planned Community Facility District the following
described property:
THAT PART OF THE SOUTHEAST QUARTER OF SECTION 23 AND PART OF THE
SOUTHWEST QUARTER OF SECTION 24,ALL IN TOWNSHIP 41 NORTH,RANGE
8 EAST OF THE THIRD PRINCIPAL MERIDIAN, DESCRIBED AS FOLLOWS:
COMMENCING AT THE INTERSECTION OF THE EASTERLY RIGHT OF WAY
LINE OF STATE ROUTE 31 AND THE SOUTH LINE OF THE NORTH 983.4 FEET
OF SECTION 26, TOWNSHIP AND RANGE AFORESAID; THENCE
NORTHEASTERLY ALONG SAID RIGHT OF WAY LINE 725.00 FEET; THENCE
SOUTHEASTERLY AT RIGHT ANGLE TO SAID RIGHT OF WAY LINE 285.00
FEET;THENCE NORTHEASTERLY AT RIGHT ANGLE TO THE LAST DESCRIBED
COURSE 373.00 FEET TO THE NORTHERLY LINE OF PROPERTY PREVIOUSLY
CONVEYED TO THE DEPARTMENT OF PUBLIC SAFETY; THENCE
NORTHWESTERLY AT RIGHT ANGLE TO THE LAST DESCRIBED COURSE,
ALONG SAID NORTHERLY LINE 285.00 FEET TO THE EASTERLY RIGHT OF
WAY LINE OF STATE ROUTE 31; THENCE NORTHEASTERLY ALONG SAID
RIGHT OF WAY LINE ON THE ARC OF A TANGENT CURVE TO THE LEFT
HAVING A RADIUS OF 8,218.16 FEET, 446.41 FEET FOR THE PLACE OF
BEGINNING; THENCE CONTINUING NORTHEASTERLY ALONG THE LAST
DESCRIBED CURVE, 232.91 FEET; THENCE NORTHEASTERLY ALONG SAID
RIGHT OF WAY LINE, TANGENT TO THE LAST DESCRIBED CURVE, 13.9 FEET;
THENCE NORTHERLY ALONG SAID RIGHT OF WAY LINE OF THE ARC OF A
TANGENT CURVE TO THE LEFT HAVING A RADIUS OF 3,307.17 FEET
THROUGH A CENTRAL ANGLE OF 15 DEGREES 53 MINUTES 16 SECONDS
917.07 FEET TO THE SOUTHERLY LINE OF PROPERTY PREVIOUSLY
CONVEYED TO THE DEPARTMENT OF PUBLIC WORKS; THENCE
SOUTHEASTERLY ALONG SAID SOUTHERLY LINE AT AN ANGLE OF 98
DEGREES 18 MINUTES 22 SECONDS MEASURED COUNTER-CLOCKWISE
FROM THE CHORD FORMED BY THE LAST DESCRIBED CURVE, 649.02 FEET;
THENCE SOUTHERLY ALONG A LINE WHICH FORMS AN ANGLE OF 9S
DEGREES 11 MINUTES 44 SECONDS TO THE RIGHT WITH THE
PROLONGATION OF THE LAST DESCRIBED COURSE, A DISTANCE OF 1113.89
FEET; THENCE WESTERLY ALONG A LINE WHICH FORMS AN ANGLE OF 85
DEGREES 51 MINUTES 54 SECONDS TO THE RIGHT WITH THE
PROLONGATION OF THE LAST DESCRIBED COURSE, A DISTANCE OF 811.09
FEET TO THE PLACE OF BEGINNING (EXCEPTING THEREFROM THE
WESTERLY 44.0 FEET THEREOF AS MEASURED PERPENDICULAR AND
- 2-
RADIAL TO THE EASTERLY RIGHT OF WAY LINE OF STATE ROUTE 31),BEING
SITUATED IN THE CITY OF ELGIN, KANE COUNTY, ILLINOIS.
(commonly known as 695 South State Street)
Section 3. That the City Council of the City of Elgin hereby grants the rezoning from CF
Community Facility District to PCF Planned Community Facility District at 695 South State Street
which shall be designed, developed, and operated subject to the following provisions:
A. Purpose and Intent. The purpose of the PCF Planned Community Facility District
is to provide a planned environment for various types of community facilities,
subject to the provisions of Chapter 19.60 "Planned Developments" of the Elgin
Municipal Code, as amended. 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.
B. Supplementary Regulations. Any word or phrase contained herein, followed by
the symbol"[SR]",shall be subject to the definitions and the additional interpretive
requirements provided in Chapter 19.90"Supplementary Regulations",of the Elgin
Municipal Code,as amended. The exclusion of such symbol shall not exempt such
word or phrase from the applicable supplementary regulation.
C. General Provisions. In this PCF Planned Community Facility District,the use and
development of land and structures shall be subject to the provisions of Chapter
19.05 "General Provisions", of the Elgin Municipal Code, as amended.
D. Zoning Districts; Generally. In this PCF Planned Community Facility District,
the use and development of land and structures shall be subject to the provisions of
Chapter 19.07"Zoning Districts", of the Elgin Municipal Code, as amended.
E. Location and Size of District. PCF Planned Community Facility Districts should
be located in substantial conformance to the official comprehensive plan. The
amount of land necessary to constitute a separate PCF Planned Community Facility
District exclusive of rights of way, but including adjoining land or land directly
opposite a right of way shall not be less than two (2)acres. No departure from the
required minimum size of a planned community facility district shall be granted by
the City Council.
F. Land Use. In this PCF Planned Community Facility District, the use and
development of land and structures shall be subject to the provisions of Chapter
19.10 "Land Use", of the Elgin Municipal Code, as amended. The following
enumerated "land uses" [SR] shall be the only land uses allowed as a "permitted
use" [SR] or as a"conditional use" [SR] in this PCF Planned Community Facility
District:
- 3 -
1. Permitted Uses. Those land uses enumerated as permitted uses within the CF
Community Facility District, Section 19.30.130 A., Land Use, of the Elgin
Municipal Code, as it may be amended from time to time.
2. Conditional Uses. Those land uses enumerated as conditional uses within the
CF Community Facility District, Section 19.30.130 B., Land Use, of the Elgin
Municipal Code, as it may be amended from time to time.
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 submitted by John
Cronin, as applicant, and Association for Individual Development (AID), as
property owner received May 17, 2022, and supporting documents including:
a. Undated 6-page Planned Development Statement of Purpose and
Conformance, received June 17, 2022;
b. ALTA/NSPS Land Title Survey,prepared by Webster,McGrath&Ahlberg
Ltd., dated July 29, 2021;
c. Final Plat of Wildwood Trace Subdivision, prepared by Webster, McGrath
&Ahlberg Ltd.,dated June 15,2022,with such further revisions as required
by the City Engineer;
d. Architectural plan set titled: "The Wildwood 695 South State Street, Elgin, .
IL 60123", prepared by North Arrow Architecture, dated June 17, 2022,
with such further revisions as required by the Community Development
Director;
e. Preliminary Engineering Plan, Sheet Cl,prepared by Webster, McGrath&
Ahlberg Ltd., dated June 17, 2022, with such further revisions as required
by the City Engineer;
f. Overall Landscape Plan, Sheet L-1, prepared by Webster, McGrath &
Ahlberg Ltd., dated June 17, 2022, with such further revisions as required
by the Community Development Director;
g. Phase 1 and 2 Landscape Plan, Sheet L-2, prepared by Webster, McGrath
&Ahlberg Ltd.,dated June 17,2022,with such further revisions as required
by the Community Development Director;
h. Tree Preservation Plan, Sheet TP-1, prepared by Webster, McGrath &
Ahlberg Ltd., dated June 17, 2022, with such further revisions as required
by the Community Development Director;
-4 -
i. Undated Alumaboard Aluminum Siding, Soffit & Battens product
specifications by RMP Metal Products, received May 12, 2022;
j. Two-page photometric plans titled: "City of Elgin, Wildwood Parking Lot,
2392-A3", prepared by Visual, dated April 6, 2022, with such further
revisions as required by the Community Development Director;
k. Undated lighting specifications by Holophane for MGLEDM Mongoose
Medium LED light fixtures, received May 12, 2022, with such further
revisions as required by the Community Development Director; and
1. Tree Survey 695 S State St Elgin, IL,prepared by Bollinger Environmental
Inc., dated April 22, 2022.
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 departure is hereby granted to allow the construction of the building on Lot
1 with the minimum building street yard setback of ten feet, and the
construction of the building on Lot 2 with the minimum building street yard
setback of 19 feet.
3. A departure is hereby granted to allow the construction of the building on Lot
2 with the maximum permitted building floor area of 56,518 square feet.
4. A departure is hereby granted to allow the construction of a canopy part of the
building on Lot 1 with the minimum setback of four feet from an interior lot
line.
5. A departure is hereby granted to allow the construction of the vehicle use area
on Lot 1 and Lot 2 with no required setback from an interior lot line.
6. A departure is hereby granted to allow the establishment of Lot 3 and Lot 4 part
of the proposed Final Plat of Wildwood Trace Subdivision without frontage
along a public right-of-way.
7. At the time of building permit review and prior to the issuance of the building
permit for Phase 1, the applicant shall submit a recorded copy of the access
easement agreement for the use of the access driveway shared with the State of
Illinois Secretary of State Driver's License Facility.
8. The proposed residential care facilities on Lot 1 and Lot 2 are 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
- 5 -
of Illinois. The facilities must, however, comply with any and all applicable
requirements of the State of Illinois.
9. A tree removal and replacement plan shall be submitted prior to the issuance of
a building permit as part of the building permit review for each new building in
conformance to Chapter 19.16 "Tree Preservation" of the Elgin Municipal
Code, as amended.
10. A cross-parking and cross-access easement shall be granted across the proposed
parking areas on all lots and all private drives part of the proposed subdivision.
11. The development on each lot shall comply with the outdoor lighting standards
of the zoning ordinance. The applicant shall submit a photometric plan at the
time of building permit review for each new building in compliance with the
zoning ordinance.
12. The proposed internal drive shall be minimum 30 feet wide from back of curb
to back of curb. The drive must include: (1)parkways on both sides of the drive
as necessary for the installation of required street trees one every 40 feet on
both sides of the drive, (2) a minimum five-foot-wide public sidewalk on both
sides of the drive, and(3) street lights on both sides of the drive.
13. The street lights to be installed along the proposed internal drive within the
subdivision shall meet City of Elgin street light specifications for Residential
Streets — LOCAL Non Intersection Locations, as approved by the City
Engineer.
14. The public sidewalk along S. State Street along the frontage of the proposed
Lot 5 shall be constructed at the time of development on Lot 5.
15. The refuse collection areas on each lot shall be six feet high and fully enclosed
with a masonry wall matching the masonry of the principal building on the same
lot.
16. Compliance with all applicable codes and ordinances.
H. Off Street Parking. In this PCF Planned Community Facility District, off-street
parking shall be subject to the provisions of Chapter 19.45 "Off Street Parking",of
the Elgin Municipal Code,as amended, except as provided within this section, and
shall be in substantial conformance with the following:
1. A departure is hereby granted to allow the construction of the proposed
development on Lot 1, Lot 2, and Lot 3,with a total of 175 parking spaces.
- 6-
I. Off Street Loading. In this PCF Planned Community Facility District, off-street
loading shall be subject to the provisions of Chapter 19.47"Off Street Loading",of
the Elgin Municipal Code, as amended.
J. Signs. In this PCF Planned Community Facility District, signs shall be subject to
the provisions of 19.50 "Street Graphics", of the Elgin Municipal Code, as
amended, except as provided within this section, and shall be in substantial
conformance with the following:
1. A departure is hereby granted to allow the construction of one wall graphic on
the south elevation of the building on Lot 1 with the maximum sign surface area
of 324 square feet,and one wall graphic on the west elevation of the building on
Lot 1 with the maximum sign surface area of 61 square feet. A departure is
hereby also granted to allow the construction of one wall graphic on the north
elevation of the building on Lot 2 with the maximum sign surface area of 168
square feet.
K. Nonconforming Uses and Structures. In this PCF Planned Community Facility
District, nonconforming uses and structures shall be subject to the provisions of
Chapter 19.52"Nonconforming Uses and Structures"of the Elgin Municipal Code,
as amended.
L. Amendments. In this PCF Planned Community Facility District, text and map
amendments shall be subject to the provisions of Chapter 19.55 "Amendments" of
the Elgin Municipal Code, as amended.
M. Planned Developments. In this PCF Planned Community Facility District,the use
and development of the land and structures shall be subject to the provisions of
Chapter 19.60"Planned Developments"of the Elgin Municipal Code,as amended.
A conditional use for a planned development may be requested by the property
owner without requiring an amendment to this PCF zoning district.
N. Conditional Uses. In this PCF Planned Community Facility District, conditional
uses shall be subject to the provisions of Chapter 19.65 "Conditional Uses", of the
Elgin Municipal Code, as amended. A conditional use may be requested by the
property owner without requiring an amendment to this PCF zoning district.
O. Variations. In this PCF Planned Community Facility District, variations shall be
subject to the provisions of Chapter 19.10.500 "Authorized Land Use Variations",
Chapter 19.12.800 "Authorized Site Design Variations", and Chapter 19.70
"Variations", of the Elgin Municipal Code, as amended. A variation may be
requested by the property owner without requiring an amendment to this PCF
zoning district.
- 7-
P. Appeals. Any requirement, determination, or interpretation associated with the
administration and enforcement of the provisions of this ordinance may be appealed
subject to the provisions of Chapter 19.75 "Appeals",of the Elgin Municipal Code,
as amended.
Section 4. That this ordinance shall be in full force and effect immediately after its passage
in the manner provided by law.
Davidrkaptfin, X6yor
Presented: August 24, 2022
Passed: August 24, 2022
Omnibus Vote: Yeas: 9 Nays: 0
Recorded: August 24, 2022
Published: August 24, 2022
At est
Kimberly Dewis, Cit rk
4
- 8 -
EXHIBIT A
July 11 2022
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 23-22,24-22, and 30-22,
an application by John Cronin, as applicant, and Association for Individual Development(AID),
as property owner,requesting approval of a preliminary and final plat of subdivision, conditional
use for two residential care facilities, and planned development as a map amendment, with
departures from the Elgin Municipal Code requirements for the number of parking spaces,building
street yard setback, canopy street yard and interior yard setbacks, vehicle use area interior yard
setbacks, maximum sign surface area for wall graphics, state license requirement for a residential
care facility, and any other departures as may be necessary or desirable to construct one two-story
permanent supportive living facility with 24 units, one three-story permanent supportive living
facility with 50 units, and a two-story office building for a community resource center, all at the
property commonly referred to as 695 S. State Street.
GENERAL INFORMATION
Petition Number: 23-22,24-22, and 30-22
Property Location: 695 S. State Street
Requested Action: Preliminary and Final Plat of Subdivision,Planned Development as
a Map Amendment, and Conditional Use
Current Zoning: CF Community Facility District and ARC Arterial Road Corridor
Overlay District
Proposed Zoning: PCF Planned Community Facility District and ARC Arterial Road
Corridor Overlay District
Existing Use: Individual and family social services
Proposed Use: Residential Care Facility and Individual and Family Social Services
Recommendation & Findings of Fact
Petitions 23-22, 24-22, and 30-22
July 11,2022
Applicant: John Cronin(architect)
Owner Association for Individual Development(AID)
Staff Coordinator: Damir Latinovic,AICP, Senior Planner
Exhibits Attached: A. Aerial
B. Zoning Map
C. Parcel Map
D. Site Location
E. Development Application and Attachments
F. Draft Ordinances and Resolution
BACKGROUND
John Cronin,as applicant,and Association for Individual Development(AID),as property owner,
are requesting approval of a preliminary and final plat of subdivision, conditional use for two
residential care facilities, and planned development as a map amendment, with departures from
the Elgin Municipal Code requirements for the number of parking spaces, building street yard
setback, canopy street yard and interior yard setbacks, vehicle use area interior yard setbacks,
maximum sign surface area for wall graphics, state license requirement for a residential care
facility, and any other departures as may be necessary or desirable to construct one two-story
permanent supportive living facility with 24 units, one three-story permanent supportive living
facility with 50 units, and a two-story office building for a community resource center, all at the
property commonly referred to as 695 S. State Street.
The 16.8-acre subject property is located on the east side of S. State Street, approximately 700
feet south of the US Highway 20 and S. State Street interchange, and immediately south of and
adjacent to the Office of the Illinois Secretary of State and Department of Motor Vehicles building
(DMV facility). S. State Street (IL Route 31) is under Illinois Department of Transportation's
(IDOT) jurisdiction. The property is improved with a one-story 3,000 square foot one-story
building home to Association for Individual Development(AID)offices,and the accessory parking
lot with 10 parking spaces. The property has its own full access driveway to S. State Street. The
existing access driveway for the Illinois DMV facility is partially located and encroaches onto the
subject property. The majority of the southern portion of the property is vacant and unimproved.
The property to the west across S. State Street is zoned PCF Planned Community Facility District
-2 -
Recommendation & Findings of Fact
Petitions 23-22,24-22, and 30-22
July 11, 2022
and is owned by the City.This property north of Middle Road was part of the Elgin Mental Health
Campus, which is located immediately to the south of this property, and is now being planned for
the Elgin Sports Complex expansion.
The properties adjacent to the north, south, and east are all zoned CF Community Facility. The
property to the south is home to Illinois State Police District Two Headquarters. The property
• ,,, adjacent to the
• `'��.,, '" east is the Elgin
• ..�" . Shores Forest
Preserve Park,
,. . which includes
four baseball
ioperIY fields, accessory
parking lots, a
playground, and a
}- boat launch. The
property adjacent
to the north is
owned by the
State of Illinois
and is improved
a with several
buildings home to
3 various State
Figure 1.Site area map with zoning overlay offices including
the Office of the
Illinois Secretary of State and Illinois Department of Children and Family Services.
Proposal
AID is proposing to demolish the existing building on site and redevelop its 16.8-acre property.
The proposed redevelopment would include a 5-lot subdivision and construction of three new
buildings.
- 3 -
Recommendation & Findings of Fact
Petitions 23-22,24-22, and 30-22
July 11,2022
I — #-
�.`..2Pq
> —_
._. x
Cr
r ^�
n
Figure 2. Proposed landscape plan
Phase 1 would include the construction of a 29,720-square foot two-story building (Wildwood
Commons)with 24 units of permanent supportive housing on the 1.67-acre Lot 1 in the.northwest
corner of the property. Lot 1 would also include 45 parking spaces. The units range from 637-918
square feet in floor area with 21 1-1313 units and 3 2-BD units. The access for Phase 1 would be
provided from the existing shared access driveway with the State of Illinois DMV facility to the
north.As part of Phase 1 construction,the applicant will construct a stormwater detention facility
on Lot 4 that will serve the entire development.
Phase 2 would include the construction of a 56,518-square foot three-story building (Wildwood
Trace) with 50 units of permanent supportive housing on the 2.41-acre Lot 2 immediately south
of Lot 1. Phase 2 would include the construction of 60 accessory parking space. The units also
range from 637-918 square feet in floor area with 34 1-1313 units and 16 2-131) units. As part of
Phase 2, the applicant would construct a new right-in-right-out access driveway approximately
500 feet south of the DMV facility driveway that would serve as private access drive through the
development with a connection to the DMV facility on the north end. This 30-foot wide roadway
would be private, but designed as a typical street with parkways, public sidewalks, street lights,
-4-
Recommendation & Findings of Fact
Petitions 23-22, 24-22, and 30-22
July 11,2022
and street trees on both sides of the drive. The applicant anticipates Phase 1 and Phase 2 would
commence and be completed at the same time.
Phase 3 would include the construction of a two-story 19,392-square foot office building with 70
parking spaces on the 1.81-acre Lot 3 in the northeast corner of the property. The building would
serve as a community resource center for mental health and AID staff offices. The building will
also serve as a co-location space for Genoa Healthcare,a closed-door pharmacy that would provide
full-service pharmacy services to the AID clientele. The building will also offer space for other
social services providers and meeting space for Book Clubs, 12-step groups,and other community
events. The services in the community resource center will be available to eligible participants
residing both on and off the AID property.
Phase 4 would include a future development(yet to be determined) on the 2.4-acre Lot 5, which
would remain vacant. The completion of the public sidewalk along S. State Street on Lot 5 would
be constructed at time of and with the development on Lot 5.
iH
lif PR[-F NI'
M m m m
MLTAL C(
COVFN-D PA'.'i m I W m
.-F.-El MEAL MlM
5NG'ALLVJu9Mi'.• SEE
'EWCR FNISH LEGENI
A C(JLOt SC.FCYJN --
107IID DICRVAL?RCM( \ m
UMNAM STOREFR„VR /
TN INSULA'CD OISS --
s- vrvr-;w u I
4N:NAA
f
Figure 3.West elevations along S.State Street of Wildwood Commons building
(top)and Wildwood Trace building(bottom)
Overall,Phase 1 and Phase 2 would include a total of 74 units and 104 parking spaces(1.42 parking
spaces/du), although the applicant states approximately 80 per cent of residents are not expected
to have cars. Each unit would have its own kitchen and bathroom facilities, with each building
having shared laundry facilities, community rooms, fitness rooms, and designated space for case-
management workers.
All units will cater to persons in need of supportive housing and support services with rents
designed to meet households earning 30 percent of Area Median Income(AMI) (30 percent AMI
- 5 -
Recommendation & Findings of Fact
Petitions 23-22, 24-22, and 30-22
July 11, 2022
for a family of four is$31,260).All support services,including but not limited to case management,
daily living and life skills training, mental and physical health services, counseling, and
employment training will be available and optional to all residents.
All three buildings would have a similar architectural style with same materials and colors. The
majority of each building would consist of brick masonry and fiber cement siding panels. Certain
portions of each building would also include metal panel siding "Alumaboard" with design and
color intended to replicate that of traditional wood siding. The refuse collection areas on each lot
would be enclosed with a six-foot high masonry wall that would match the masonry on the
buildings.
The development would result in the removal of trees on the portion of the property to be
developed, however, the applicant would install all required replacement trees, and most healthy
canopy trees on the southern portion of the site would be preserved. The development would also
include the installation of street trees along S. State Street, along the south side of the shared drive
with the DMV facility, and along both sides of the new private drive. The proposed landscaping
will meet the zoning ordinance requirements.
As required by IDOT, which has jurisdiction over any new driveways to S. State Street and any
improvements within the State Street right-of-way, the applicant has conducted a traffic study for
the proposed development. The study concludes that the existing shared access driveway with the
State of Illinois DMV facility and the proposed right-in-right-out access driveway for the subject
property will adequately serve both the proposed development and the existing State of Illinois
DMV facility.
The shared access driveway is expected to experience only small additional delay of approximately
5 seconds for westbound left-turning vehicles leaving the site during the morning and evening
peak hour. The delay for westbound left-turning vehicles is a direct result of the northbound back
up on S. State Street from the traffic light at US Highway 20 intersection. However, the study
notes that MOT will complete interchange improvements in the next 3-5 years that will allow for
both northbound and southbound traffic movements at the same time, which is currently not the
case,and which is the reason for larger than normal backups on S. State Street that extend past the
shared access driveway.
The residential buildings are classified as residential care facilities,which is listed as a conditional
use in the CF Community Facility District, because of the target population they serve and the
support services that they provide.
The proposed residential care facilities are required to provide two parking spaces per unit, while
the future community resource center office building is required to provide one parking space per
250 square feet of floor area. With 74 units and 19,392-square foot community resource center
building, the entire development is required to provide 226 parking spaces. The applicant is
proposing 105 parking spaces for the two residential care facilities and 70 parking spaces for the
- 6-
Recommendation & Findings of Fact
Petitions 23-22, 24-22, and 30-22
July 11,2022
community resource center for a total of 175 parking spaces, which does not meet the parking
requirement, and which is one of the departures requested by the applicant.
The proposed development requires several departures from the requirements of the zoning
ordinance.The required departures are listed in Table 1 below and are further described in Planned
Development Departures and Exceptions section of the staff report further below.
Table 1.Detail of Departures for 695 S. State Street
Requirement Proposal
226 for two residential care 175 for two residential care facilities
# of parking spaces facilities and the community and the community resource center
resource center
Building street yard 26 ft 10 ft. (Building 1)
setback 19 ft(Building 2)
Maximum building 54,324 sq. ft. (Building 2) 56,518 sq. ft. (Building 2)
floor area
Canopy interior 6 ft. (Building 1) 4 ft. (Building 1)
yard setback
Vehicle use area
interior yard 6 ft. 0 ft. between Lot 1 and Lot 2
setback
Building 1:
1 wall sign up to 443.5 sq. ft. Building 1:
Maximum number Sign 1: 323.4 sq. ft. on south elevation;
and sign surface Building 2: Sign 2: 60.4 sq. ft. on west elevation
area for wall 1 wall sign allowed.
graphics 95.5 sq. ft. max on north Building 2:
elevation Sign 1: 168 sq. ft. on north elevation
State of Illinois Yes No
license
Lot.frontage along
a public right-of- Yes No(Lot 3 and Lot 4)
way
The Community Development Department offers the following additional information:
- 7-
Recommendation & Findings of Fact
Petitions 23-22, 24-22, and 30-22
July 11,2022
A. Property History.The property was annexed prior to 1940.It was zoned R2 Single Family
Residence with the 1962 zoning ordinance. In 2001,the property became part of the ARC
Arterial Road Corridor Overlay District.
The existing 3,000-square foot one-story building was constructed in 1962. It is home to
AID offices.
B. Surrounding Land Use and Zoning. The property to the west across S. State Street is
zoned PCF Planned Community Facility District and is owned by the City. This property
north of Middle Road was part of the Elgin Mental Health Campus, which is located
immediately to the south of this property, and is now being planned for the Elgin Sports
Complex expansion.
The properties adjacent to the north, south, and east are all zoned CF Community Facility.
The property to the south is home to Illinois State Police District Two Headquarters. The
property adjacent to the east is the Elgin Shores Forest Preserve Park,which includes four
baseball fields, accessory parking lots, a playground, and a boat launch. The property
adjacent to the north is owned by the State of Illinois and is improved with several buildings
home to various State offices including the Office of the Illinois Secretary of State and
Illinois Department of Children and Family Services.
C. Comprehensive Plan. The subject property is designated as Public/Semi-Public by the
City's 2018 Comprehensive Plan and Design Guidelines. The public/semi-public land use
designation includes a range of uses that provide a service to the public and enhance quality
of life. This land use comprises various facilities and infrastructure belonging to federal,
state, and local government, public agencies, and service provider. 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 lands use,with Judson University and Elgin
Community College comprising more than 300 acres combined.
D. Zoning District. The purpose of the PCF Planned Community Facility District is to
provide a planned environment for various types of community facilities, subject to the
provisions of Chapter 19.60 of this Title. In general, community facilities provide
governmental, recreational, educational, health, social, religious, and transportation
services to the community on a for-profit or on a not-for-profit basis.
E. Trend of Development.The subject property is located along S. State Street south of US
Highway 20. Properties along S. State Street south of US Highway 20 have historically
been developed with public/semi-public uses. The Elgin Mental Health Center(Hospital)
first opened in 1872. Over the years, the hospital expanded, and other public and semi-
- 8 -
Recommendation & Findings of Fact
Petitions 23-22, 24-22, and 30-22
July 11,2022
public uses subsequently established on the land that was part of or adjacent to the land
originally slated for the Elgin Mental Health Center. The area today includes the Elgin
Sports Complex north of Elgin Mental Health Center, State of Illinois buildings home to
various State offices including the Office of the Illinois Secretary of State and Illinois
Department of Children and Family Services, Illinois State Police District Two
Headquarters, PACE Bus offices, and Fox River Water Reclamation District Facility. The
area is expected to continue to develop with public/ semi-public land uses which provide
various services to the public. Smaller auto-oriented commercial developments may also
develop in the future due to the proximity to the S. State Street and US Highway 20
interchange.
FINDINGS
After due notice as required by law, the Planning and Zoning Commission conducted a public
hearing in consideration of Petitions 23-22, 24-22, and 30-22 on July 11, 2022. Testimony was
presented at the public hearing in support of the application. The Community Development
Department submitted a Development Application Review and Written Findings and
Recommendation to the Planning and Zoning Commission dated July 111,2022.
The Community Development Department and the Planning and Zoning Commission have made
the following findings regarding this application against the standards for planned developments
outlined in§ 19.60.040,standards for map amendments outlined in§ 19.55.030, and standards for
conditional uses outlined within§ 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 subject property is suitable for the intended planned development with
respect to its size, shape, significant features including topography, watercourses,
vegetation, and existing improvements. The 16.8-acre property is improved with a 3,000-
square foot one-story building and an accessory parking lot with 10 parking spaces. The
vast majority of the property is unimproved vacant and largely wooded land.The applicant
is proposing a five-lot subdivision, but the construction will be concentrated along the
northern portion of the property.Trees will be removed from the property to accommodate
the three proposed buildings, vehicle use areas, and the required stormwater detention
facility,however,the larger trees located along the south property line would be preserved.
The applicant will comply with the tree preservation ordinance regarding replacement
requirements, and all proposed landscaping will meet the zoning ordinance.
- 9-
Recommendation & Findings of Fact
Petitions 23-22, 24-22, and 30-22
July 11,2022
The property does have a sloping topography. The northwest portion of the property is
approximately 26 feet higher than the southeast corner of the property. The applicant will
take advantage of the sloping topography and install the stormwater detention facility in
the southeast portion of the property.The 5.4-acre Lot 5 along S. State Street would remain
vacant for the time being.
No existing site features including topography, watercourses, vegetation, and property
improvements exist that would have a negative impact on the proposed development.
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 subject property is suitable for the intended planned development with
respect to the availability of adequate water, sanitary treatment, and storm water control
facilities. The existing building on the property is currently served by municipal water,
sanitary sewer, and stormwater systems. The applicant would remove the existing utilities
and construct new water and sewer utilities to serve the subdivision connecting to the
existing water and sewer facilities in S. State Street right-of-way. The applicant would
construct a new storm detention facility in the southeast portion of the property to serve
the entire subdivision. All existing water and sewer facilities have adequate capacity to
serve the proposed development. The proposed stormwater detention facility will meet all
requirements of the stormwater ordinance.
C. Traffic and Parking Standard. The suitability of the subject property for the planned
development 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.
Findings. The subject property is suitable for the intended planned development with
respect to the provision of safe and efficient on-site and off-site vehicular circulation
designed to minimize traffic congestion. The property has frontage along S. State Street.
- 10 -
Recommendation & Findings of Fact
Petitions 23-22,24-22, and 30-22
July 11, 2022
Phase 1 development would have access from the existing access driveway which serves
the State of Illinois DMV facility and which partially encroaches onto the subject property.
The Illinois Department of Central Management Services has submitted a letter with
preliminary agreement for the shared access. A formal ingress and egress easement
document will need to be finalized and recorded prior to the issuance of the building permit
for Phase 1.
Phase 2 development would include the construction of a new right-in-right-out access
driveway approximately 500 feet south of the existing full access driveway for the State of
Illinois DMV facility. This new restricted access driveway will be private and serve the
entire subdivision, and will function as a typical street with a 30-foot wide pavement with
curbs,gutters,parkways, sidewalks, street trees,and street lights on both sides of the drive.
The applicant has submitted a traffic study, as required by the IDOT. The study indicates
that at full buildout, the existing full access driveway, which will serve the proposed
development and the State of Illinois DMV facility,and the new restricted access driveway
will adequately serve both properties especially considering the anticipated improvements
to the S. State Street and US Highway 20 interchange, which are expected in the next 3-5
years. The proposed use will not have any negative effect on the traffic circulation in the
surrounding area.
The proposed residential care facilities are required to provide two parking spaces per unit,
while the future community resource center office building is required to provide one
parking space per 250 square feet of floor area. With 74 units and 19,392-square foot
community resource center building, the entire development is required to provide 226
parking spaces. The applicant is proposing 105 parking spaces for the two residential care
facilities and 70 parking spaces for the community resource center for a total of 175 parking
spaces, which does not meet the parking requirement, and which is one of the departures
requested by the applicant.
The applicant states that 80 per cent of residents are not expected to have personal vehicles.
As such the proposed parking arrangement will adequately serve the proposed
development.
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 property is suitable for the intended planned development with respect to
the length of time the property has remained undeveloped or unused in its current zoning
district.The property was annexed prior to 1940. It was zoned R2 Single Family Residence
with the 1962 zoning ordinance. In 2001, the property became part of the ARC Arterial
Road Corridor Overlay District.
- 11 -
Recommendation & Findings of Fact
Petitions 23-22, 24-22, and 30-22
July 11,2022
The existing 3,000-square foot one-story building was constructed in 1962. It is home to
AID offices.
E. Surrounding Land Use and Zoning Standard. The suitability of the subject property for
the planned development with respect to consistency and compatibility with surrounding
land use and zoning.
Findings. The property is suitable for the intended planned development with respect to
consistency and compatibility with surrounding land uses and zoning. The property to the
west across S. State Street is zoned PCF Planned Community Facility District and is owned
by the City. This property north of Middle Road was part of the Elgin Mental Health
Campus, which is located immediately to the south of this property, and is now being
planned for the Elgin Sports Complex expansion.
The properties adjacent to the north, south, and east are all zoned CF Community Facility.
The property to the south is home to Illinois State Police District Two Headquarters. The
property adjacent to the east is the Elgin Shores Forest Preserve Park, which includes four
baseball fields, accessory parking lots, a playground, and a boat launch. The property
adjacent to the north is owned by the State of Illinois and is improved with several buildings
home to various State offices including the Office of the Illinois Secretary of State and
Illinois Department of Children and Family Services.
F. Trend of Development Standard. The suitability of the subject property for the planned
development with respect to consistency with an existing pattern of development or an
identifiable trend of development in the area.
Findings.The subject property is suited for the intended planned development with respect
to consistency with an existing pattern of development or an identifiable trend of
development in the area. The subject property is located along S. State Street south of US
Highway 20. Properties along S. State Street south of US Highway 20 have historically
been developed with public/semi-public uses. The Elgin Mental Health Center(Hospital)
first opened in 1872. Over the years, the hospital expanded, and other public and semi-
public uses subsequently established on the land that was part of or adjacent to the land
originally slated for the Elgin Mental Health. The area today includes the Elgin Sports
Complex north of Elgin Mental Health Center, State of Illinois buildings home to various
State offices including the Office of the Illinois Secretary of State and Illinois Department
of Children and Family Services, Illinois State Police District Two Headquarters, PACE
Bus offices, and Fox River Water Reclamation District Facility. The area is expected to
continue to develop with public/ semi-public land uses which provide various services to
the public. Smaller auto-oriented commercial developments may also develop in the future
due to the proximity to the S. State Street and US Highway 20 interchange.
G. Planned Development District Standard: The suitability of the subject property for the
- 12 -
Recommendation & Findings of Fact
Petitions 23-22, 24-22, and 30-22
July 11, 2022
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 subject property is suited 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. The purpose of the PCF Planned Community Facility District is
to provide a planned environment for various types of community facilities, subject to the
provisions of Chapter 19.60 of this Title. In general, community facilities provide
governmental, recreational, educational, health, social, religious, and transportation
services to the community on a for-profit or on a not-for-profit basis.
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 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 subject property is designated as Public/Semi-Public by the City's 2018
Comprehensive Plan and Design Guidelines. The public/semi-public land use designation
includes a range of uses that provide a service to the public and enhance quality of life.
This land use comprises various facilities and infrastructure belonging to federal,state,and
local government, public agencies, and service provider. 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 lands use, with Judson University and Elgin Community College
comprising more than 300 acres combined.
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 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 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 property for the intended
planned development with respect to the preservation of all significant natural features
- 13 -
Recommendation & Findings of Fact
Petitions 23-22, 24-22, and 30-22
July 11,2022
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 vast majority of the property is unimproved
vacant and largely wooded land. The proposed development will be concentrated on the
northern half of the site.Trees will be removed from the property to accommodate the three
proposed buildings, vehicle use areas, and the required stormwater detention facility,
however,the larger canopy trees located along the south property line would be preserved.
The applicant will comply with the tree preservation ordinance regarding replacement
requirements, and all proposed landscaping will meet the zoning ordinance.
The applicant will largely preserve the existing sloping topography without any impact on
the surrounding properties. The northwest portion of the property is approximately 26 feet
higher than the southeast corner of the property. The applicant will take advantage of the
sloping topography and install the stormwater detention facility in the southeast portion of
the property.
There are no existing watercourses or property improvements that would have a negative
impact on the proposed development of the property.
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 proposing two residential care facilities with 74 residential
units of permanent supportive housing, and an approximately 19,392-square foot
community resource center building for mental health and AID staff offices.The proposed
use is a perfect fit considering the surrounding public-semi-public land uses. The
community resource center will offer space for other social services providers and meeting
space for Book Clubs, 12-step groups, and other community events. The services in the
community resource center will be available to eligible participants residing both on and
off the AID property. The building will also serve as a co-location space for Genoa
Healthcare, a closed-door pharmacy that would provide full-service pharmacy services to
the AID clientele.
The proposed development will not have any detrimental influence on the surrounding
properties.
- 14 -
Recommendation & Findings of Fact
Petitions 23-22,24-22, and 30-22
July 11, 2022
PLANNED DEVELOPMENT DEPARTURES AND EXCEPTIONS
The applicant is requesting the following departures from the requirements of the zoning
ordinance:
1. Sections 19.45.070,"Required Number of Parking Spaces".The proposed development
is required to provide a total of 226 parking spaces based on the requirement for two
parking spaces per unit for the 74 units within the two residential care facilities, and one
parking space per 250 square feet of floor area for the 19,392-square foot community
resource center building. The applicant is proposing a total of 175 parking spaces.
2. Section 19.30.135, "Site Design". The required building street yard setback is 26 feet for
the subject property. The applicant is proposing a 10-foot building street yard setback for
the proposed Wildwood Commons building in Phase 1 and a 19-foot building street yard
setback for the proposed Wildwood Trace building in Phase 2.
3. Section 19.30.135, "Site Design". The maximum permitted building floor area for a
building on Lot 2 is 54,324 square feet. The proposed building floor area of the three-story
Wildwood Trace building on Lot 2 is 56,518 square feet.
4. Section 19.12.600,"Obstructions in Yards".The building canopy is required to meet the
six-foot setback from an interior lot line. The canopy part of the proposed Wildwood
Commons building is proposed to be located four feet from the north property line.
5. Section 19.30.135, "Site Design". The required vehicle use area interior yard setback is
six feet. The applicant is proposing no vehicle use area setback between Lot 1 and Lot 2 as
the proposed parking lots for Wildwood Commons and Wildwood Trace are connected.
6. Section 19.50.020, "Wall and Integral Roof Graphics". The proposed Wildwood
Commons building is allowed one wall graphic up to 443.5 square feet in sign surface area,
and Wildwood Trace building is allowed one wall graphic,which can be up to 95.5 square
feet in sign surface area if installed on the north elevation. The applicant is proposing two
wall signs on Wildwood Commons building: a 323.4-square foot wall sign on the south
elevation and 60.4-square foot wall sign on the west elevation. The Wildwood Trace
building on Lot 2 is proposed to have one wall graphic on the north elevation with 168
square feet of sign surface area.
7. Section 19.90.015, "Supplementary Regulations". A residential care facility is required
to be licensed by the State of Illinois. The proposed residential care facilities would not be
licensed by the State of Illinois.
8. Section 18.24.060, "Lot Standards". All new lots are required to abut on a publicly
dedicated right of way. The proposed Lot 3 and Lot 4 do not abut a public right of way.
- 15 -
Recommendation & Findings of Fact
Petitions 23-22,24-22, and 30-22
July 11,2022
Staff finds the proposed departures are appropriate and necessary for a desirable redevelopment of
an existing underutilized property.
The applicant is seeking a departure from the parking requirement because the vast majority of
residents are not expected to own personal vehicles. The applicant states approximately 80 per
cent of the residents in the proposed 74-unit buildings will not own vehicles. Therefore the
proposed 105 parking spaces for the 74 units can sufficiently meet the parking demand of the
residents and visitors.
The applicant is proposing a smaller than required building street yard setback that allows for
adequate development of the parking area, internal drive, and additional building on Lot 3 all in
rear/east of the two proposed residential care buildings. The southern Wildwood Trace building
also aligns with the northern Wildwood Commons building to have a more efficient parking lot
layout with connected parking lots east of the buildings. Both buildings are still situated
approximately 60 feet (Wildwood Commons) and 76 feet (Wildwood Trace) from the existing
curb of S. State Street, which allows for potential widening of S. State Street in the future.
The maximum.permitted building floor area is based on the proposed lot size of 104,904 square
feet for Lot 2. The applicant is proposing a three-story building with a site layout that
accommodates a connected parking lot and the internal drive-aisle in rear of the building.
The proposed canopy part of Wildwood Commons building provides a roof over the proposed
outdoor patio which is adjacent to the resident's community room. The canopy is an integral part
of the building architecture and is clad in metal panels that resemble wood siding. The canopy
does not meet the required setback from the interior lot line because the building is situated as far
north as possible to maintain adequate separation between the two residential care buildings.
Similarly,the proposed parking lots on Lot 1 and Lot 2 are connected for most efficient site layout,
and because the residents of both buildings will be able to share all parking spaces.
The applicant is seeking departures from the wall sign regulations to create visual interest on the
buildings. Both buildings incorporate mural-like wall graphics that do not contain any commercial
messages. The murals are rather for aesthetic purposes to make the buildings more attractive and
unique considering their purpose and residents. The northern Wildwood Commons building also
contains a sign which reads"You are amazing"facing S. State Street with an empowering message
for its residents.Neither of the three prosed wall graphics are designed for economic advantage.
Per the zoning ordinance, a residential care facility must be licensed by the State of Illinois.
However,such registration is more appropriate for a typical residential care facility which provides
housing and services for "persons with functional disabilities" who require constant care and
supervision to perform activities of daily living. While the proposed facility meets the defmition
of a residential care facility due to the target clientele and optional services offered, the residents
will not be needing constant care and supervision to perform various activities of daily living. All
- 16-
Recommendation & Findings of Fact
Petitions 23-22, 24-22, and 30-22
July 11,2022
residents will be able to live independently and utilize any offered support services as an option.
The subdivision ordinance requires that all new lots abut on public roadways. An exception is if a
lot is part of an approved planned development.The applicant is proposing a planned development.
The location of Lot 3,where the community resource center would be located,and which does not
have frontage along a public right-of-way, is proposed to achieve a most appropriate layout with
buildings along S. State Street and the existing access roadway shared with the State of Illinois
DW facility. Similarly, Lot 4, where the stormwater detention is proposed, is situated to take
advantage of the natural topography of the site.
The proposed development will provide needed housing and services in the community and will
not have a negative impact on any surrounding properties.
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 subject property is suitable for the intended conditional use with respect to
its size, shape, significant features including topography, watercourses, vegetation, and
existing improvements. The 16.8-acre property is improved with a 3,000-square foot one-
story building and an accessory parking lot with 10 parking spaces. The vast majority of
the property is unimproved vacant and largely wooded land. The applicant is proposing a
five-lot subdivision, but the construction will be concentrated along the northern portion
of the property. Trees will be removed from the property to accommodate the three
proposed buildings, vehicle use areas, and the required stormwater detention facility,
however, the larger trees located along the south property line would be preserved. The
applicant will comply with the tree preservation ordinance regarding replacement
requirements, and all proposed landscaping will meet the zoning ordinance.
The property does have a sloping topography. The northwest portion of the property is
approximately 26 feet higher than the southeast corner of the property. The applicant will
take advantage of the sloping topography and install the stormwater detention facility in
the southeast portion of the property.The 5.4-acre Lot 5 along S. State Street would remain
vacant for the time being.
No existing site features including topography, watercourses, vegetation, and property
improvements exist that would have a negative impact on the proposed development.
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.
- 17 -
Recommendation & Findings of Fact
Petitions 23-22,24-22, and 30-22
July 11,2022
Findings. 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.
The existing building on the property is currently served by municipal water, sanitary
sewer, and stormwater systems. The applicant would remove the existing utilities and
construct new water and sewer utilities to serve the subdivision connecting to the existing
water and sewer facilities in S. State Street right-of-way. The applicant would construct a
new storm detention facility in the southeast portion of the property to serve the entire
subdivision. All existing water and sewer facilities have adequate capacity to serve the
proposed development. The proposed stormwater detention facility will meet all
requirements of the stormwater ordinance.
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 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 S. State Street. Phase 1
development would have access from the existing access driveway which serves the State
of Illinois DMV facility and which partially encroaches onto the subject property. The
Illinois Department of Central Management Services has submitted a letter with
preliminary agreement for the shared access. A formal ingress and egress easement
document will need to be finalized and recorded prior to the issuance of the building permit
for Phase 1.
Phase 2 development would include the construction of a new.right-in-right-out access
driveway approximately 500 feet south of the existing full access driveway for the State of
Illinois DMV facility. This new restricted access driveway will be private and serve the
entire subdivision, and will function as a typical street with a 30-foot-wide pavement with
curbs,gutters,parkways, sidewalks, street trees,and street lights on both sides of the drive.
The applicant has submitted a traffic study, as required by the IDOT. The study indicates
that at full buildout, the existing full access driveway, which will serve the proposed
development and the State of Illinois DMV facility,and the new restricted access driveway
will adequately serve both properties especially considering the anticipated improvements
to the S. State Street and US Highway 20 interchange, which are expected in the next 3-5
years. The proposed use will not have any negative effect on the traffic circulation in the
surrounding area.
The proposed residential care facilities are required to provide two parking spaces per unit,
while the future community resource center office building is required to provide one
parking space per 250 square feet of floor area. With 74 units and 19,392-square foot
community resource center building, the entire development is required to provide 226
- 18 -
Recommendation & Findings of Fact
Petitions 23-22, 24-22, and 30-22
July 11,2022
parking spaces. The applicant is proposing 105 parking spaces for the two residential care
facilities and 70 parking spaces for the community resource center for a total of 175 parking
spaces, which does not meet the parking requirement, and which is one of the departures
requested by the applicant.
The applicant states that 80 per cent of residents are not expected to have personal vehicles.
As such the proposed parking arrangement will adequately serve the proposed
development.
D. Location, Design, and Operation Standard. The suitability of the subject property for
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 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 applicant is proposing two residential care facilities with 74 residential units of
permanent supportive housing, and an approximately 19,392-square foot community
resource center building for mental health and AID staff offices. The proposed
development is a perfect fit considering the surrounding public-semi-public land uses. The
community resource center will offer space for other social services providers and meeting
space for Book Clubs, 12-step groups, and other community events. The services in the
community resource center will be available to eligible participants residing both on and
off the AID property. The building will also serve as a co-location space for Genoa
Healthcare, a closed-door pharmacy that would provide full-service pharmacy services to
the AID clientele.
The applicant has submitted a traffic study to demonstrate that the proposed access
arrangement with the State of Illinois DMV facility will continue to function adequately
with minimal additional traffic delays.The planned IDOT improvements to the State Street
and US Highway 20 interchange will further improve the traffic conditions in the
immediate area.
The proposed development will have a positive impact on the 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.
- 19 -
Recommendation & Findings of Fact
Petitions 23-22,24-22, and 30-22
July 11,2022
RECOMMENDATION
The Community Development Department and the Planning and Zoning Commission recommend
approval of Petitions 23-22, 24-22, and 30-22, subject to the following conditions:
1. Substantial conformance to the Development Application submitted by John Cronin, as
applicant, and Association for Individual Development(AID), as property owner received
May 17, 2022, and supporting documents including:
a. Undated 6-page Planned Development Statement of Purpose and Conformance,
received June 17, 2022;
b. ALTA/NSPS Land Title Survey,prepared by Webster,McGrath&Ahlberg Ltd.,dated
July 29,2021;
c. Final Plat of Wildwood Trace Subdivision,prepared by Webster, McGrath&Ahlberg
Ltd.,dated June 15,2022,with such further revisions as required by the City Engineer;
d. Architectural plan set titled: "The Wildwood 695 South State Street, Elgin, IL 60123",
prepared by North Arrow,Architecture,dated June 17,2022,with such further revisions
as required by the Community Development Director;
e. Preliminary Engineering Plan, Sheet CI, prepared by Webster, McGrath & Ahlberg
Ltd.,dated June 17,2022,with such further revisions as required by the City Engineer;
f. Overall Landscape Plan, Sheet L-1, prepared by Webster, McGrath & Ahlberg Ltd.,
dated June 17, 2022, with such further revisions as required by the Community
Development Director;
g. Phase 1 and 2 Landscape Plan, Sheet L-2, prepared by Webster, McGrath & Ahlberg
Ltd., dated June 17, 2022, with such further revisions as required by the Community
Development Director;
h. Tree Preservation Plan, Sheet TP-1, prepared by Webster, McGrath & Ahlberg Ltd.,
dated June 17, 2022, with such further revisions as required by the Community
Development Director;
i. Undated Alumaboard Aluminum Siding, Soffit & Battens product specifications by
RMP Metal Products, received May 12, 2022;
j. Two-page photometric plans titled: "City of Elgin, Wildwood Parking Lot, 2392-A3",
prepared by Visual, dated April 6, 2022,with such further revisions as required by the
Community Development Director;
k. Undated lighting specifications by Holophane for MGLEDM Mongoose Medium LED
light fixtures, received May 12, 2022, with such further revisions as required by the
Community Development Director; and
1. Tree Survey 695 S State St Elgin, IL,prepared by Bollinger Environmental Inc., dated
April 22, 2022.
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
-20 -
Recommendation & Findings of Fact
Petitions 23-22, 24-22, and 30-22
July 11, 2022
ordinances shall supersede and control.
2. A departure is hereby granted to allow the construction of the proposed development on
Lot 1, Lot 2, and Lot 3, with a total of 175 parking spaces.
3. A departure is hereby granted to allow the construction of the building on Lot 1 with the
minimum building street yard setback of ten feet, and the construction of the building on
Lot 2 with the minimum building street yard setback of 19 feet.
4. A departure is hereby granted to allow the construction of the building on Lot 2 with the
maximum permitted building floor area of 56,518 square feet.
5. A departure is hereby granted to allow the construction of a canopy part of the building on
Lot 1 with the minimum setback of four feet from an interior lot line.
6. A departure is hereby granted to allow the construction of the vehicle use area on Lot 1 and
Lot 2 with no required setback from an interior lot line.
7. A departure is hereby granted to allow the construction of one wall graphic on the south
elevation of the building on Lot 1 with the maximum sign surface area of 324 square feet,
and one wall graphic on the west elevation of the building on Lot 1 with the maximum sign
surface area of 61 square feet. A departure is hereby also granted to allow the construction
of one wall graphic on the north elevation of the building on Lot 2 with the maximum sign
surface area of 168 square feet.
8. A departure is hereby granted to allow the establishment of Lot 3 and Lot 4 part of the
proposed Final Plat of Wildwood Trace Subdivision without frontage along a public right-
of-way.
9. The proposed residential care facilities on Lot 1 and Lot 2 are 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 facilities must, however, comply
with any and all applicable requirements of the State of Illinois.
10. At the time of building permit review and prior to the issuance of the building permit for
Phase 1, the applicant shall submit a recorded copy of the access easement agreement for
the use of the access driveway shared with the State of Illinois Secretary of State Driver's
License Facility.
11. A tree removal and replacement plan shall be submitted prior to the issuance of a building
permit as part of the building permit review for each new building in conformance to
Chapter 19.16 "Tree Preservation"of the Elgin Municipal Code, as amended.
-21 -
Recommendation & Findings of Fact
Petitions 23-22,24-22, and 30-22
July 11,2022
12. A Certificate of Occupancy for the proposed residential care facilities shall be issued no
later than five years from the approval of this ordinance.
13. A cross-parking and cross-access easement shall be granted across the proposed parking
areas on all lots and all private drives part of the proposed subdivision.
14. The development on each lot shall comply with the outdoor lighting standards of the zoning
ordinance. The applicant shall submit a photometric plan at the time of building permit
review for each new building in compliance with the zoning ordinance.
15. The proposed internal drive shall be minimum 30 feet wide from back of curb to back of
curb. The drive must include: (1)parkways on both sides of the drive as necessary for the
installation of required street trees one every 40 feet on both sides of the drive, (2) a
minimum five-foot-wide public sidewalk on both sides of the drive, and(3) street lights on
both sides of the drive.
16. The street lights to be installed along the proposed internal drive within the subdivision
shall meet City of Elgin street light specifications for Residential Streets —LOCAL Non
Intersection Locations, as approved by the City Engineer.
17. The public sidewalk along S. State Street along the frontage of the proposed Lot 5 shall be
constructed at the time of development on Lot 5.
18. The refuse collection areas on each lot shall be six feet high and fully enclosed with a
masonry wall matching the masonry of the principal building on the same lot.
19. Compliance with all applicable codes and ordinances.
The vote of the Planning and Zoning Commission on the motion to recommend approval, subject
to the conditions outlined by the Community Development Department,was five(5)yes, zero(0)
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
-22 -
Recommendation & Findings of Fact
Petitions 23-22, 24-22, and 30-22
July 11,2022
-23 -
a��►
Ill llllll lll�l��y�_.�, � � •• .... .�.._
S' S' Robey St�
2� US 20W From 1Lr31 ,' �� �� Q--
East Rd US?d US?o�,r SousterAve7r--
F�o 02 r:
US?OE Fiom/L 31
Subject Property
y land Rd Petition 23-22>24-22 30-22
Klrk „a+ i �
�o
I
�7
r�
n
m
-
tti�
EXHIBITA Aerial/Location Map /N E
W ��S
Map prepared by City of Elgin o 100 200 400 soo 800
Feet
Department of Community Development
RC2 _ J—J
a
Rte 20W From/l 31 Rmp RC3 �
Rfe Z
East Rd Rfe?� ?��iT Souster Ave
Gi
rcle�rFro,'3�'4oia
Rte 20 E From//•31 Rmp Rfe?0
Subject Property y 20
Petition 23-22124-22,30-22
h
y
.0
C.
Legend ;
ORC1 Residence Conservation 1
QRC2 Residence Conservation 2
QRC3 Residence Conservation 3
QPRC Planned Residence Conservation
Q SFR1 Single Family Residence 1
i
QPSFR1 Planned Single Family Residence 1 ► F
O SFR2 Single Family Residence 2
QPSFR2 Planned Single Family Residence 2
OTRF Two Family Residence
QPTRF Planned Two Family Residence
QMFR Multiple Family Residence
QPMFR Planned Multiple Family Residence
QRB Residence Business 0•
QPRB Planned Residential Business
QNB Neighborhood Business
PNB Planned Neighborhood Business _-- - -- -
-AB Area Business
-PAB Planned Area Business
-CC1 Center City 1
-CC2 Center City 2
-PCC Planned Center City
-ORI Office Research Industrial Q�
-PORI Planned Office Research Industrial -- -- - - ----' J
-GI General Industrial !``L
-PGI Planned General Industrial �Q}
-Cl Commercial Industrial
EN CIF Community Facility
PCF Planned Community Facility
EXHIBIT Zoning Map IN
W+E
S
Map prepared by City of Elgin 0 80 160 320 480 640
Department of Community Development Feet
Circle Dr 16
aSt194' Rte
20 E From 31 Rmp
w
� 20
Subject Property
695 S. State St. y
Petition 23-22924-22,30-22
0624351007
0623400007
/yli4,Q,/e Ra
n
c�
a
EXHIBIT C Parcel Map N
A
City of Elgin 0 65 130 260 390 520
Department of Community Development Feet
EXHIBIT D
SITE LOCATION
695 S. State Street
Petition 23-22, 24-22, and 30-22
• _ _ KirkfandR � � �
Sub'ect property
1
e
2
e oad
Bird's eye view looking north
•
Sub ect`{pro ert,
14
Bird's eye view looking south
EXHIBIT D
SITE LOCATION
695 S. State Street
Petition 23-22, 24-22, and 30-22
1
View of the property from S. State St looking southeast
,j
Lk
t
i •t
1
View of the property from S. State St looking northeast 2