HomeMy WebLinkAboutG56-23 Ordinance No. G56-23
AN ORDINANCE
RECLASSIFYING TERRITORY IN THE CF COMMUNITY FACILITY DISTRICT TO A
PCF PLANNED COMMUNITY FACILITY DISTRICT
(1425-1435 Summit Street)
WHEREAS, written application has been made to reclassify certain property located at
1425-1435 Summit Street from CF Community Facility District to PCF Planned Community
Facility District to construct building additions on the south and east sides of the existing building
and various site improvements; and
WHEREAS,the zoning lot containing the premises at 1425-1435 Summit Street is legally
described herein(the"Subject Property"); and
WHEREAS,the Planning and Zoning Commission conducted a public hearing concerning
said application on September 11,2023, 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 September 11, 2023,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:
PARCEL 1:
THAT PART OF THE SOUTHWEST QUARTER OF SECTION 8, TOWNSHIP 41
NORTH,RANGE 9,EAST OF THE THIRD PRINCIPAL MERIDIAN,DESCRIBED AS
FOLLOWS:
COMMENCING AT THE SOUTHEAST CORNER OF SAID SOUTHWEST
QUARTER AND RUNNING THENCE SOUTH 88 DEGREES, 01 MINUTES, 00
SECONDS WEST ALONG THE SOUTH LINE OF SAID SOUTHWEST QUARTER
752.30 FEET FOR A POINT OF BEGINNING; THENCE SOUTH 88 DEGREES, 01
MINUTES, 00 SECONDS WEST ALONG SAID SOUTH LINE 459.0 FEET; THENCE
NORTH 00 DEGREES, 41 MINUTES, 00 SECONDS EAST, 361.7 FEET TO THE
SOUTH LINE OF THE PUBLIC HIGHWAY KNOWN AS STATE ROUTE 58;
THENCE NORTH 89 DEGREES, 00 MINUTES, 00 SECONDS EAST ALONG THE
SOUTH LINE OF SAID HIGHWAY,458.0 FEET;THENCE SOUTH 00 DEGREES,41
MINUTES, 00 SECONDS WEST, 353.90 FEET TO THE POINT OF BEGINNING, IN
COOK COUNTY, ILLINOIS.
PARCEL 2:
THAT PART OF THE SOUTHWEST QUARTER OF SECTION 8, TOWNSHIP 41
NORTH. RANGE 9,EAST OF THE THIRD PRINCIPAL MERIDIAN,DESCRIBED AS
FOLLOWS:
COMMENCING AT THE SOUTHEAST CORNER OF SAID SOUTHWEST
QUARTER AND RUNNING THENCE SOUTH 88 DEGREES, 01 MINUTES, 00
SECONDS WEST ALONG THE SOUTH LINE OF SAID SOUTHWEST QUARTER
752.30 FEET; THENCE SOUTH 88 DEGREES, 01 MINUTES, 00 SECONDS WEST
ALONG SAID SOUTH LINE 459.0 FEET TO THE POINT OF BEGINNING;THENCE
NORTH 00 DEGREES, 41 MINUTES, 00 SECONDS EAST, 361.7 FEET TO THE
SOUTH LINE OF THE PUBLIC HIGHWAY KNOWN AS STATE ROUTE 58;
THENCE SOUTH 89 DEGREES, 00 MINUTES, 00 SECONDS WEST ALONG THE
SOUTH LINE OF SAID HIGHWAY, 150.0 FEET; THENCE SOUTH 00 DEGREES,41
MINUTES, 00 SECONDS WEST, 361.42 FEET; THENCE NORTH 88 DEGREES, 01
MINUTES, 00 SECONDS EAST, 150.00 FEET TO THE POINT OF BEGINNING, IN
COOK COUNTY, ILLINOIS.
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(commonly known as 1425-1435 Summit 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 1425-1435 Summit
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:
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 FCL
Builders, as applicant, and Marklund, as property owner, received December
22,2022,and supporting documents including:
a. Marklund Wasmond Center Expansion Statement of Purpose, dated May
15, 2023;
b. Parking lot light fixture specifications RSX2 LED Area Luminaire by
Lithonia Lighting, dated received September 27, 2023, with such further
revisions as required by the Community Development Director;
c. Pedestrian light fixture specifications D-Series LED Bollard, by Lithonia
Lighting,dated received September 27,2023,with such further revisions as
required by the Community Development Director;
d. ALTA/NSPS Land Title Survey, prepared by Manhard Consulting Ltd.,
dated July 21, 2022, last revised July 6,2023;
e. Plat of Vacation for Roadway,prepared by Manhard Consulting Ltd.,dated
May 5, 2023, last revised November 21, 2023, with such further revisions
as required by the City Engineer;
f. Plat of Easement to the City of Elgin, prepared by Manhard Consulting,
Ltd.,dated July 21,2022,last revised November 17,2023,with such further
revisions as required by the City Engineer;
g. Overall Floor Plan, Sheet A1.01, prepared by RDL Architects, dated last
revised August 3, 2023, with such further revisions as required by the
Community Development Director;
h. Roof Plan, Sheet A 1.03, prepared by RDL Architects, dated last revised
May 19, 2023, with such further revisions as required by the Community
Development Director;
i. Marklund Wasmond Center Renovation plan,prepared by RDL Architects,
dated August 31, 2023, with such further revisions as required by the
Community Development Director;
j. Exterior Elevations, Sheets A2.01 and A2.02,prepared by RDL Architects,
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dated last revised August 3,2023,with such further revisions as required by
the Community Development Director;
k. Marklund Wasmond Center Renovation—Site Photometric (CD), prepared
by Visual, dated July 13, 2023, with such further revisions as required by
the Community Development Director;
1. Marklund Wasmond Center and Day School 1425-1435 Summit Street —
City of Elgin, Illinois Title Sheet and Landscape Details, prepared by
Manhard Consulting Ltd., dated May 15, 2023, last revised October 30,
2023, with such further revisions as required by the Community
Development Director; and
m. Site engineering plans titled Proposed Improvements for Marklund
Wasmond Center and Day School, prepared by Manhard Consulting Ltd.,
dated December 23, 2022, last revised November 17, 2023, with such
further revisions as required by the City Engineer.
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 proposed building
additions with the minimum building transition yard setback of 25 feet from the
east property line and the minimum building transition yard setback of 35 feet
from the south property line.
3. A departure is hereby granted to allow the construction of building additions
with the minimum transition landscape yard of 25 feet along the east property
line of the Subject Property.
4. A departure is hereby granted to allow the construction of the proposed building
additions with exterior vinyl siding.
5. The proposed stucco finish on the exterior of the refuse collection area shall
match the color of the existing building.
6. 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 building
additions with the minimum of 112 off-street parking spaces.
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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.
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.
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.
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Section 4. That this ordinance shall be in full force and effect immediately after its passage
in the manner provided by law.
,Altetc
vid J. Kaptairt, ay
Presented: December 20, 2023
Passed: December 20, 2023
Omnibus Vote: Yeas: 9 Nays: 0
Recorded: December 20, 2023
Published: December 20, 2023
test.
��F y'.
Kimberly Dewis, C er
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EXHIBIT A
October 11, 2023
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 52-22 and 53-22, an
application FCL Builders, as applicant, and Marklund, as property owner, requesting approval of
a conditional use for individual and family social services and job training and vocational
rehabilitation, and a planned development as a map amendment, with departures from the Elgin
Municipal Code requirements for the exterior building materials, transition setback, transition
landscape yard,minimum number of parking spaces,vehicle use area interior landscape yard,and
any other departures as may be necessary or desirable,to construct building additions with various
site improvements at the existing Marklund Wasmond Center at the property commonly referred
to as 1425-1435 Summit Street.
GENERAL INFORMATION
Petition Number: 52-22 and 53-22
Property Location: 1425-1435 Summit Street
Requested Action: Planned Development as a Map Amendment,Conditional Use,and
Plat of Vacation
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: Other School and Educational Service,Nursing and Personal Care
Facility, Individual and family social services
Proposed Use: No change. Other School and Educational Service, Nursing and
Personal Care Facility, Individual and family social services
Recommendation & Findings of Fact
Petitions 52-22 and 53-22
October 11, 2023
Applicant: FCL Builders
Owner Marklund
Staff Coordinator: Dainir Latinovic, AICP, Senior Planner
Exhibits Attached: A. Aerial
B. Zoning Map
C. Parcel Map
D. Site Location
E. Development Application and Attachments
F. Related Correspondences
G. Draft Ordinances and Resolution
BACKGROUND
FCL Builders, as applicant, and Marklund, as property owner, are requesting approval of a
conditional use for individual and family social services and job training and vocational
rehabilitation, and a planned development as a map amendment, with departures from the Elgin
Municipal Code requirements for the exterior building materials, transition setback, transition
landscape yard,minimum number of parking spaces,vehicle use area interior landscape yard,and
any other departures as may be necessary or desirable,to construct building additions with various
site improvements at the existing Marklund Wasmond Center at the property commonly referred
to as 1425-1435 Summit Street.
The approximately five-acre subject property is located on the south side of Summit Street
immediately east of Shales Parkway. The property is improved with two separate one-story
buildings connected by an interior walkway with a total of 43,650 square feet of floor area. The
property is home to Markland Wasmond Center, which provides various services for infants,
children,and adults with development disabilities.The facility provides:
1. Community Day Services, a program providing vocational training, daily living skills,
social skills and technology skills for adults over 22 years of age.
2. Day School, for students ages 3 through 21 with mid-to-complex developmental
disabilities,and
3. Residential Services, a facility with 24-hour skilled nursing for individuals (including
infants)with sever and profound developmental disabilities.
-2 -
Recommendation& Findings of Fact
Petitions 52-22 and 53-22
October 11,2023
The western building with the address 1425 Summit Street is Marklund's Day School, while the
eastern building with the address 1435 Summit Street is home to Marklund's Community Day
Services and Residential Services. The property has a surface parking lot in front of the buildings
along Summit Street with 67 parking spaces and three access driveways to Summit Street.
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Figure 1.Site area map with zoning overlay
The property adjacent to the west is ComEd's approximately 145-foot-wide right-of-way for high
power transmission lines. The properties adjacent to the south are zoned RCl Residence
Conservation District and are improved with single-family homes. The property located to the
north across Summit Street is an estate single-family home located in unincorporated Cook
County.
The property adjacent to the east is a 30-foot-wide land owned by the City of Elgin that was
dedicated for right-of-way purposes in 1989 by the previous owner of the subject property, Litle
Angeles Center for Exceptional Care, a facility for care of children with profound disabilities. In
2016, Little Angels merged with Marklund to establish the existing Marklund Wasmond Center.
Beyond the 30-foot right-of-way is a townhome subdivision known as MacKenzie Woods, zoned
PMFR Planned Multiple Family Residence District constructed in 2005.
-3 -
Recommendation & Findings of Fact
Petitions 52-22 and 53-22
October 11,2023
Proposal
The applicant is requesting approval to construct building additions on the east and south side of
the buildings to expand its services.The building additions would increase the total building floor
area from 43,460 square feet to 63,896 square feet. All building additions would be one-story to
match the existing building.
SUBJECT
PROPERTY
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Figure 2.Proposed site plan
The proposal includes the following:
1. The addition of two classrooms for the Community Day Services Program on the south
side of the existing eastern building. The Community Day Services Program would serve
up to 80 adults over 22 years of age who have a desire to recreate,socialize,volunteer,and
learn life skills that will maximize their independences. The services focus on building
-4-
Recommendation &Findings of Fact
Petitions 52-22 and 53-22
October 11, 2023
social skills to achieve the independence,and building interpersonal relationships both on
site and in the community.
2. The addition of one classroom for the Marklund Day School on the south side of the
western building. The Day School would serve up to 24 students, with staffing consisting
of special education teachers,paraprofessionals,therapists, and a nurse.
3. The addition on the east side of the eastern building to increase the number of beds in
residential services from 61 to 85 beds. In addition to the 24-hour residential service with
nursing care, this portion of the facility includes comprehensive respiratory services,
therapeutic,social,recreational and community activities.
As part of the proposal, the applicant is requesting approval to acquire the existing unimproved
30-foot right-of-way east of the property (plat of vacation included). The land was dedicated in
1989 for potential Ginger Lane(located to the southeast of the property)extension in the future to
connect to Summit Street. Those plans were abandoned when the City approved MacKenzie
Woods townhome subdivision in 2003. MacKenzie Woods subdivision did not dedicate their
portion of the land for the 60-foot-wide right-of-way, which is needed to construct Giner Lane
extension. Instead, MacKenzie Woods subdivision includes an internal private road that aligns
with Berner Drive north of Summit Street. The western portion of the subdivision includes a
detention facility where once Giner Lane extension was contemplated. With the construction of
MacKenzie Woods subdivision and the alignment of MacKenzie Lane with Berner Road, the
extension of Ginger Lane north is no longer possible.
The proposed building addition on the east side of the Marklund's building is designed to extend
onto and over the existing 30-foot right-of-way with the expectation that the City will grant the
requested right-of-way vacation. The proposed addition is located 25.5 feet from the east line of
the existing right-of-way, which if vacated, would become the east property line of the subject
property. This proposed setback of 25.5 feet does not meet the required transition setback of 58
feet,which is one of several departures from the zoning ordinance requested by the applicant.
The applicant is working on preparing and submitting a property appraisal required with all
requests for vacations of land owned by the City.The property appraisal will need to be submitted
prior to the City Council consideration of the project. Should the City Council choose not to vacant
the land, the applicant will have to redesign the proposed additions to be located outside of the
City's right-of-way.
The proposed one-story building additions are designed to match the architecture of the existing
building, which although large retains a residential character. The additions would be clad with
vinyl siding, which is another one of requested departures, to match the exterior of the existing
building.
The site improvements include the expansion of the existing on-site parking lot from 67 parking
spaces to 113 parking spaces. The three existing curb cuts to Summit Street would remain. The
applicant is proposing to construct the required stormwater detention facility underground to
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Recommendation & Findings of Fact
Petitions 52-22 and 53-22
October 11,2023
maximize the on-site parking lot. The underground stormwater detention facility is located under
the expanded parking lot. The proposed stormwater detention facility would meet all stormwater
requirements of the City.
Other site improvements include the relocation of the refuse collection area from the street yard to
a code-compliant location in-between the two buildings. The new refuse collection area would be
enclosed with a six-foot high masonry wall with stucco fmish that would match the color of the
existing building siding. The applicant is also proposing to construct a public sidewalk the full
length of the property along Summit Street. The public sidewalk currently ends at the property's
western property line and would be extended along Summit Street to the property's east property
line. The applicant would also install a walkway around the entire building for its residents and
staff.The new walkway around the building's east,south,and west sides would include 35 bollard-
type(42-inch-high)pedestrian lights to eliminate any light spillover onto the residential properties
adjacent to the south. The applicant would also install all new parking lot light fixtures north of
the building within the expanded parking lot. All new lighting would comply with the zoning
ordinance requirements.
All four single-family homes adjacent to the south already have six-foot high privacy fences along
their rear property lines shared with Marklund. Still,the applicant will preserve all existing mature
trees in the back of its property along the shared transition property line with the single-family
homes. In addition, the applicant will supplement those existing trees with 58 new shade and
evergreen trees within the rear transition landscape yard for added privacy. The new building
additions in the rear of the building would be in-line with the existing building with a 35.3-foot
setback from the south property line and would not be any closer to the single-family homes than
the existing Marklund's buildings. The applicant would also install extensive landscaping along
the east property line adjacent to the stormwater detention facility for MacKenzie Woods
townhome subdivision,and ten new street trees along Summit Street which would be installed on
the private property along the new public sidewalk due to an existing drainage ditch within Summit
Street right-of-way. The proposal will result in the loss of 19 existing trees on the property,
however, in total, the applicant is proposing to install 113 new shade, evergreen, and ornamental
trees on the property which exceeds all replacement and landscaping requirements per the zoning
ordinance.
The expanded facility is required to provide one parking space per two beds in the residential
services portion of the building, one parking space per employee during the peak shift demand,
and one parking space per ten seats in the largest assembly room of the Day School. With 85 beds
proposed, 113 employees during peak shift change, and 25 seats in the largest assembly room,the
expanded Marklund Wasmond Center is required to have 158 parking spaces. With 113 parking
spaces proposed, the facility does not meet the parking requirement, which is one of several
departures requested by the applicant.
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.
-6-
Recommendation & Findings of Fact
Petitions 52-22 and 53-22
October 11, 2023
Table 1. Detail of Departures for Marklund Wasmond Center
1425-1435 Summit Street
Requirement Proposal
Building Transition
Yard Setback (from Min. 58 ft. 25.5 ft. from east property line and
east and south 35.5 feet from the south property line
property lines)
Transition
Landscape Yard
(along east and Min. 29 ft. 25.5 ft. along east property line.
south property
lines)
Building Exterior Traditional building
Materials
materials, such as brick, Vinyl siding
stone, stucco, glass, etc.
# of Parking Spaces 158 113
The Community Development Department offers the following additional information:
A. Property History. The property was annexed to the City in 1989. Upon annexation, the
property was zoned R4 General Residence District. In 1992, the property was rezoned to
CF Community Facility 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.
The City annexed the property to accommodate the proposed redevelopment of the
property as the new home for Little Angels Center for Exceptional Care, a facility
providing care for children with profound disabilities. The approved expansion was
completed in the mid-1990s.
As part of the City's approval and annexation, Little Angels dedicated the eastern most 30
feet of its property for future extension of Ginger Lane, located to the southeast of the
property. However,when the City approved MacKenzie Woods Townhome subdivision in
2003,the remainder of the necessary right-of-way was not dedicated as part of MacKenzie
Woods subdivision. Instead, the City approved a stormwater detention in its place on the
western portion of MacKenzie Woods subdivision. As such, Ginger Lane was never
extended from its existing terminus and remains a dead end street with no cul-de-sac.
B. Surrounding Land Use and Zoning. The property adjacent to the west is ComEd's
approximately 145-foot-wide right-of-way for high power transmission lines. The
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Recommendation & Findings of Fact
Petitions 52-22 and 53-22
October 11, 2023
properties adjacent to the south are zoned RC1 Residence Conservation District and are
improved with single-family homes.The property located to the north across Summit Street
is an estate single-family home located in unincorporated Cook County.
The property adjacent to the east is a 30-foot-wide land owned by the City of Elgin that
was dedicated for right-of-way purposes in 1989 by the previous owner of the subject
property, Litle Angeles Center for Exceptional Care, a facility for care of children with
profound disabilities.In 2016,Little Angels merged with Marklund to establish the existing
Mark lund Wasmond Center. Beyond the 30-foot right-of-way is a townhome subdivision
known as MacKenzie Woods, zoned PMFR Planned Multiple Family Residence District
constructed in 2005.
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 applicant is proposing to establish a PCF Planned Community
Facility 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 in the northeast part of Elgin along
Summit Street. While the Summit Street corridor west of Shady Oaks Drive is
characterized by commercial developments, the developments east of Shady Oaks Drive,
where the subject property is located, are more residential and institutional in nature. In
addition to single-family and townhome developments,the Y2 mile stretch of Summit Street
between Shady Oaks Drive and Shales Parkway includes four churches, and Marklund's
Wasmond Center immedicably east of Shales Parkway. The developments along Summit
Street east of Shady Oaks Drive are expected to maintain the existing residential character
with intermittent institutional uses and little commercial development in the future.
-8 -
Recommendation&Findings of Fact
Petitions 52-22 and 53-22
October 11,2023
FINDINGS
After due notice as required by law, the Planning and Zoning Commission conducted a public
hearing in consideration of Petitions 52-22 and 53-22 on October 11, 2023. 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 October 11,2023.
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 approximately five-acre property is improved
with two institutional buildings connected by a covered walkway,and a surface parking lot
with 67 parking spaces.The property slopes down gently from south to north and includes
surface stormwater detention facilities between the on-site parking lot and the north
property line. The applicant plans to modify the existing surface stormwater detention
facilities to accommodate the expansion of the parking lot and the construction of the
public sidewalk along Summit Street, but will install a new underground stormwater
detention facility in compliance with the stormwater ordinance.The proposed development
would result in the loss of 31 existing trees,primarily in the street yard north of the building
to accommodate the parking lot expansion, and east of the building to accommodate the
east building addition.But the applicant would preserve all existing mature trees in the rear
of the property adjacent to the single-family homes.The applicant would also install a total
of 113 new shade,evergreen,and ornamental trees in compliance with the tree replacement
and landscaping standards. 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
-9-
Recommendation & Findings of Fact
Petitions 52-22 and 53-22
October 11,2023
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 proposed building additions require
additional water, sanitary sewer, and stormwater utilities. The existing city utilities can
adequately serve the expanded facility. The applicant will dedicate a 20-foot-wide City
Easement over the new water main serving the building. The proposed underground
stormwater detention facility will meet all requirements of the City's 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 Summit Street
with three existing curb cuts for access to the property,all of which would remain following
the facility expansion. The expanded facility is expected to have only minimal increase to
its trip generation,which does not warrant any traffic improvements to Summit Street.The
three existing driveways and the expanded parking facility can adequately serve the
proposed facility. The existing covered drop-off driveway would remain and will further
serve to facilitate on-site traffic circulation.The proposed development would not have any
negative effect on the traffic conditions in the immediate area.
The expanded facility is required to provide one parking space per two beds in the
residential services portion of the building, one parking space per employee during the
peak shift demand,and one parking space per ten seats in the largest assembly room of the
Day School.With 85 beds proposed, 113 employees during peak shift change,and 25 seats
in the largest assembly room,the expanded Marklund Wasmond Center is required to have
158 parking spaces. With 113 parking spaces proposed, the facility does not meet the
parking requirement.
10-
Recommendation&Findings of Fact
Petitions 52-22 and 53-22
October 11,2023
However, the proposed 113 parking spaces are adequate to meet the largest parking
demand anticipated at the facility at any one point during the shift change between the
morning and afternoon shifts. The facility would have 89 employees during the morning
shift and up to 29 employees during the afternoon shift (113 total). Outside of the shift
change time period,the facility would have at least 24 parking spaces available for guests
and visitors. No students or residents have personal vehicles. The facility would utilize
company vans and buses to transport the clients as needed. The proposed parking
arrangement can adequately serve the expanded facility.
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 to the City in 1989.Upon annexation,the property was
zoned R4 General Residence District.In 1992,the property was rezoned to CF Community
Facility 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.
The City annexed the property to accommodate the proposed redevelopment of the
property as the new home for Little Angels Center for Exceptional Care, a facility
providing care for children with profound disabilities. The approved expansion was
completed in the mid-1990s.
As part of the City's approval and annexation,Little Angels dedicated the eastern most 30
feet of its property for future extension of Ginger Lane, located to the southeast of the
property.However,when the City approved MacKenzie Woods Townhome subdivision in
2003,the remainder of the necessary right-of-way was not dedicated as part of MacKenzie
Woods subdivision. Instead, the City approved a stormwater detention in its place on the
western portion of MacKenzie Woods subdivision. As such, Ginger Lane was never
extended from its existing terminus and remains a dead end street with no cul-de-sac.
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
adjacent to the west is ComEd's approximately 145-foot-wide right-of-way for high power
transmission lines. The properties adjacent to the south are zoned RC 1 Residence
Conservation District and are improved with single-family homes.The property located to
- 11 -
Recommendation & Findings of Fact
Petitions 52-22 and 53-22
October 11,2023
the north across Summit Street is an estate single-family home located in unincorporated
Cook County.
The property adjacent to the east is a 30-foot-wide land owned by the City of Elgin that
was dedicated for right-of-way purposes in 1989 by the previous owner of the subject
property, Litle Angeles Center for Exceptional Care, a facility for care of children with
profound disabilities.In 2016,Little Angels merged with Marklund to establish the existing
Marklund Wasmond Center. Beyond the 30-foot right-of-way is a townhome subdivision
known as MacKenzie Woods, zoned PMFR Planned Multiple Family Residence District
constructed in 2005.
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 in the northeast part of Elgin along
Summit Street. While the Summit Street corridor west of Shady Oaks Drive is
characterized by commercial developments, the developments east of Shady Oaks Drive,
where the subject property is located, are more residential and institutional in nature. In
addition to single-family and townhome developments,the'A mile stretch of Summit Street
between Shady Oaks Drive and Shales Parkway includes four churches, and Marklund's
Wasmond Center immedicably east of Shales Parkway. The developments along Summit
Street east of Shady Oaks Drive are expected to maintain the existing residential character
with intermittent institutional uses and little commercial development in the future.
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 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 applicant is proposing to establish a PCF Planned Community
Facility 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
- 12 -
Recommendation & Findings of Fact
Petitions 52-22 and 53-22
October 11, 2023
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 fora 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
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 property slopes gently down from south to
north. The applicant will not alter the existing topography. The proposed development
would result in the loss of 31 existing trees. But the applicant would preserve all existing
mature trees in the rear of the property adjacent to the single-family homes. The applicant
would also install a total of 113 new shade,evergreen,and ornamental trees in compliance
with the tree replacement and landscaping standards.
There are no existing watercourses or wetlands on the property that would have a negative
impact on the proposed development.
- 13 -
Recommendation & Findings of Fact
Petitions 52-22 and 53-22
October 11,2023
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 property is improved with two buildings connected by a covered walkway.
The facility houses various social,educational,and healthcare services for infants,children,
and adults with development disabilities. All existing services are provided on the same
site because of the benefits of grouping such related needs and services for individuals with
development disabilities. The proposed additions would expand the existing services with
minimal impact on the surrounding properties. The applicant would expand the on-site
parking lot to accommodate the parking needs associated with the enlarged facility. All
existing trees in the south transition landscape yard would be preserved, and the applicant
would install another 113 shade, evergreen, and ornamental trees to minimize the impact
of the expanded facility on the surrounding properties. There would be no change to the
hours of operations.The proposed development will not have any detrimental influence on
the surrounding properties.
PLANNED DEVELOPMENT DEPARTURES AND EXCEPTIONS
The applicant is requesting the following departures from the requirements of the zoning
ordinance:
1. Sections 19.30.135,"Site Design".The proposed building additions are required to meet
the 58-foot minimum building transition yard setback from the east and south property
lines due to adjacent residentially zoned properties.The applicant is proposing to construct
the building additions with a 25.5-foot setback from the east property line and 35.5 feet
from the south property line.
2. Section 19.30.135, "Site Design". The institutional building is required to have a
minimum 29-foot-wide transition landscape yard along the east and south property lines.
The applicant is proposing a 25.5-foot transition landscape yard along the east property
line.
3. Section 19.14.700, "Additional architectural and exterior building material
requirements for commercial, industrial or institutional development". The
institutional building is required to have traditional exterior building materials, such as
brick,stone,stucco,glass,etc.The applicant is proposing viny exterior siding to match the
vinyl siding of the existing building.
- 14-
Recommendation&Findings of Fact
Petitions 52-22 and 53-22
October 11,2023
4. Section 19.45.080, "Table of Required Parking". The proposed facility is required to
have 158 parking spaces. The applicant is proposing 113 parking spaces on site.
Staff finds the proposed departures are appropriate and necessary for a desirable expansion of an
existing building.
The proposed development would meet the critical needs in the community by expanding the
services provided for the individuals with developmental disabilities.The proposal also represents
an investment in an existing property to meet the needs for future generations.
The requested departures from the setback and transition landscape yard requirements are a result
of existing site constraints brought on by the location of the existing building. The building is
spread out to accommodate all necessary services on the ground floor to meet the needs of clientele
with mobility challenges. The proposed additions are designed to be one-story for the same
reasons, which spreads out the building even further and into the required setbacks. To eliminate
any negative impact of the proposed development, the building additions are designed to match
the existing building in style and architecture, and the applicant is adding extensive landscaping
on the east and south sides to minimize any impact on the adjacent properties.For the same reason,
the applicant is requesting a departure to clad the new additions with vinyl siding to maintain the
same architecture on all sides of the building.
The requested departure from the parking requirement is a result of the site constraints. The
applicant is proposing an underground stormwater detention facility to maximize the number of
parking spaces. The proposed number of parking spaces can adequately serve the facility during
its peak demand at the time of shift change. During all other times,the facility is expected to have
a surplus of parking spaces because no students or residents drive due to their disabilities. The
facility will utilize company vans and buses to transport its clientele as needed.
The proposal represents a desirable investment in an existing facility to meet needs of the
community that would otherwise not be possible without the requested departures.
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 approximately five-acre property is improved with two
institutional buildings connected by a covered walkway, and a surface parking lot with 67
parking spaces. The property slopes down gently from south to north and includes surface
- 15 -
Recommendation & Findings of Fact
Petitions 52-22 and 53-22
October 11, 2023
stormwater detention facilities between the on-site parking lot and the north property line.
The applicant plans to modify the existing surface stormwater detention facilities to
accommodate the expansion of the parking lot and the construction of the public sidewalk
along Summit Street, but will install a new underground stormwater detention facility in
compliance with the stormwater ordinance.The proposed development would result in the
loss of 31 existing trees, primarily in the street yard north of the building to accommodate
the parking lot expansion, and east of the building to accommodate the east building
addition. But the applicant would preserve all existing mature trees in the rear of the
property adjacent to the single-family homes.The applicant would also install a total of 63
new shade, evergreen, and ornamental trees in compliance with the tree replacement and
landscaping standards. 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.
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 proposed building additions require additional water,
sanitary sewer,and stormwater utilities.The existing city utilities can adequately serve the
expanded facility. The applicant will dedicate a 20-foot-wide City Easement over the new
water main serving the building. The proposed underground stormwater detention facility
will meet all requirements of the City's 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 Summit Street with three
existing curb cuts for access to the property, all of which would remain following the
facility expansion. The expanded facility is expected to have only minimal increase to its
trip generation, which does not warrant any traffic improvements to Summit Street. The
three existing driveways and the expanded parking facility can adequately serve the
proposed facility. The existing covered drop-off driveway would remain and will further
serve to facilitate on-site traffic circulation.The proposed development would not have any
negative effect on the traffic conditions in the immediate area.
The expanded facility is required to provide one parking space per two beds in the
- 16-
Recommendation & Findings of Fact
Petitions 52-22 and 53-22
October 11,2023
residential services portion of the building, one parking space per employee during the
peak shift demand,and one parking space per ten seats in the largest assembly room of the
Day School. With 85 beds proposed, 113 employees during peak shift change,and 25 seats
in the largest assembly room,the expanded Maridund Wasmond Center is required to have
158 parking spaces. With 113 parking spaces proposed, the facility does not meet the
parking requirement.
However, the proposed 113 parking spaces are adequate to meet the largest parking
demand anticipated at the facility at any one point during the shift change between the
morning and afternoon shifts. The facility would have 89 employees during the morning
shift and up to 29 employees during the afternoon shift (113 total). Outside of the shift
change time period, the facility would have at least 24 parking spaces available for guests
and visitors. No students or residents have personal vehicles. The facility would utilize
company vans and buses to transport the clients as needed. The proposed parking
arrangement can adequately serve the expanded facility.
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 proposed development represents a desirable investment in an existing property to
meet the needs in the community. The proposed building additions are located and
designed to match the existing building in style and architecture while maintaining the ease
of access for the clients and residents.The applicant will preserve all existing mature trees
along the south property line and will add extensive landscaping throughout the site, but
especially along the south and east property lines to minimize any negative effect on the
surrounding properties.
The proposed development will not have any negative 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.
- 17 -
Recommendation & Findings of Fact
Petitions 52-22 and 53-22
October 11,2023
RECOMMENDATION
The Community Development Department and the Planning and Zoning Commission recommend
approval of Petitions 52-22 and 53-22, subject to the following conditions:
1. Substantial conformance to the Development Application submitted by FCL Builders, as
applicant,and Marklund, as property owner,received December 22, 2022, and supporting
documents including:
a. Marklund Wasmond Center Expansion Statement of Purpose,dated May 15, 2023;
b. Parking lot light fixture specifications RSX2 LED Area Luminaire by Lithonia
Lighting, dated received July 14, 2023, with such further revisions as required by the
Community Development Director;
c. Pedestrian light fixture specifications D-Series LED Bollard, by Lithonia Lighting,
dated received July 14,2023,with such further revisions as required by the Community
Development Director;
d. ALTA/NSPS Land Title Survey,prepared by Manhard Consulting Ltd.,dated July 21,
2022, last revised July 6,2023;
e. Plat of Vacation for Roadway, prepared by Manhard Consulting Ltd., dated May 5,
2023, last revised July 6, 2023, with such further revisions as required by the City
Engineer;
f. Plat of Easement to the City of Elgin, prepared by Manhard Consulting, Ltd., dated
July 21,2022,with such further revisions as required by the City Engineer;
g. Overall Floor Plan, Sheet A1.01,prepared by RDL Architects, dated last revised May
19, 2023, with such further revisions as required by the Community Development
Director;
h. Roof Plan,Sheet A1.03,prepared by RDL Architects,dated last revised May 19,2023,
with such further revisions as required by the Community Development Director;
i. Marklund Wasmond Center Renovation plan,prepared by RDL Architects,dated May
11, 2023, with such further revisions as required by the Community Development
Director;
j. Exterior Elevations, Sheets A2.01 and A2.02, prepared by RDL Architects, dated last
revised May 19, 2023, with such further revisions as required by the Community
Development Director;
k. Marklund Wasmond Center Renovation-Site Photometric(CD),prepared by Visual,
dated July 13, 2023, with such further revisions as required by the Community
Development Director;
1. Marklund Wasmond Center and Day School 1425-1435 Summit Street-City of Elgin,
Illinois Title Sheet and Landscape Details,prepared by Manhard Consulting Ltd.,dated
May 15,2023,last revised July 11,2023,with such further revisions as required by the
Community Development Director; and
m. Site engineering plans titled Proposed Improvements for Marklund Wasmond Center
and Day School,prepared by Manhard Consulting Ltd.,dated December 23,2022,last
- 18 -
Recommendation& Findings of Fact
Petitions 52-22 and 53-22
October 11,2023
revised July 14,2023,with such further revisions as required by the City Engineer.
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 proposed building additions with
the minimum building transition yard setback of 25 feet from the east property line and the
minimum building transition yard setback of 35 feet from the south property line.
3. A departure is hereby granted to allow the construction of building additions with the
minimum transition landscape yard of 25 feet along the east property line of the Subject
Property.
4. A departure is hereby granted to allow the construction of the proposed building additions
with exterior vinyl siding.
5. A departure is hereby granted to allow the construction of the proposed building additions
with the minimum of 113 off-street parking spaces.
6. The proposed stucco finish on the exterior of the refuse collection area shall match the
color of the existing building.
7. 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
- 19-
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Map prepared by City of Elgin 0 50 100 200 300 400
Department of Community Development Feet
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Subject Property
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Z 1425 Summit St.
o Petition 52-22 & 53-22J
SUMMIT ST ROUTE 58 SUMMIT ST
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EXHBIIT C Parcel Map N
City of Elgin 0 30 60 120 180 240
Department of Community Development Feet
EXHIBIT D
SITE LOCATION
1425-1435 Summit Street
Petition 52-22 and 53-22
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Area map with zoning overlay
EXHIBIT D
SITE LOCATION
1425-1435 Summit Street
Petition 52-22 and 53-22
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Evanston Elgin Road (IL 58)
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Bird's eye view looking south
EXHIBIT D
SITE LOCATION
1425-1435 Summit Street
Petition 52-22 and 53-22
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West building — 1425 Summit St
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East building — 1435 Summit St
Unimproved right-of-way east of the property
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