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HomeMy WebLinkAboutG57-23 Ordinance No. G57-23 AN ORDINANCE GRANTING A CONDITIONAL USE FOR AN INDIVIDUAL AND FAMILY SOCIAL SERVICE, AND JOB TRAINING AND VOCATIONAL REHABILITATION IN THE PCF PLANNED COMMUNITY FACILITY DISTRICT ESTABLISHED BY ORDINANCE NO. G56-23 AND ARC ARTERIAL ROAD CORRIDOR OVERLAY DISTRICT (1425-1435 Summit Street) WHEREAS, written application has been made requesting conditional use approval to establish an individual and family social service, and job training and vocational rehabilitation at 1425-1435 Summit Street; and WHEREAS,the zoning lot with the building containing the premises at 1425-1435 Summit Street is legally described herein (the "Subject Property"); and WHEREAS, the Subject Property is located within the PCF Planned Community Facility District established by Ordinance No. G56-23, and ARC Arterial Road Corridor Overlay District, and an individual and family social service,and job training and vocational rehabilitation are listed as conditional uses within the PCF Planned Community Facility District established by Ordinance No. G56-23; 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 conditional use in the PCF Planned Community Facility District established by Ordinance No. G56-23, 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 a conditional use to establish an individual and family social service, and job training and vocational rehabilitation,is hereby granted for the property commonly known as 1425-1435 Summit Street, property commonly identified by Cook County Property Index Numbers 06-08-302-038-0000 and 06-08-302-037-0000, and legally described as follows: 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. 2 (commonly known as 1425-1435 Summit Street) Section 3. That the conditional use for the Subject Property as authorized by this ordinance shall be subject to the following additional 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 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, 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, 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, 3 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. The proposed stucco finish on the exterior of the refuse collection area shall match the color of the existing building. 3. Compliance with all applicable codes and ordinances. Section 4. That this ordinance shall be in full force and effect upon its passage in the manner provided by law. - 2 4/7 Chi David J. Kaptai ayor Presented: December 20, 2023 Passed: December 20, 2023 Omnibus Vote: Yeas: 9 Nays: 0 Recorded: December 20, 2023 Published: December 20, 2023 At st: Tr ‘1. fir a Kimberly Dewis�lerk 4 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: Damir Latinovic, AICP, Senior Planner Exhibits Attached: A. Aerial B. Zoning Man 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. ' w ! - ril I c I ;" r Sub'ect i'ro ert '- 441644 f: P uni • •wed R(yW .: - iw 1 _ s rmmkli I _ _- :.s�ars+usa SVYYi aeC- ... 7 ,, I 1441 I . . - - r r, if, i • .4 , . ..,,i .J,, : ;, . 1 ' '. irl''''".. ....' 4 iiiiiii#41101 . , ..Y t N g1 ','.�T4bt1� i ;. a V. �,~ 8, 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 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 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 II,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. ISUBJECT - -- PROPERTY _ EXIST.30-FOOT - { .2.'tt,.r — a MUM w Num ol�n — -, Cs`.1r -— �' --— DE ROW ....,.r1n. •......r......."' .DIMS JiMJ - - - r . 'CI y •ww.ranu ;: [,-,:•• mitt r 1--- --,,,,- .. --- Nc, :_ ' . ,,,.. , , _,- , pc,- i zwr.... .... MAK 1 i[T 1- r- ..�a .iaV I III U - 'ilia _ ) /ilt}.- rLN es -J►�x L ci • • _�.1. A A I `- moPosen '1; • II �II tam ONO 1 law PROPOSED BOLDING ; �L!/ OY.el 20 f I."i ift ADDITION $. �� 60/70 + QF 796 70 . PROPOSED BUIDCG ADDITION Mil 6 t^ 1I j U / ' F.F.6021 720 jIJ7....:7 G . B0. 0 -a/G:6G - - fI kIt: ,_D a r 33/3 NI N. '"'��� ED BUILDING I I -- -F--- '411114441Pigir.' - ---1 i- I 1 6 6 TloNS 1,1 ....." 1 - 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 -5 - 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 finish 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, such as brick, Vinyl siding Materials 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 - 7 - 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 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. 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'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. - 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 RC1 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%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 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 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 Marklund 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/Jav Cox Jay Cox,Chairman Planning&Zoning Commission s/Damir Latinovic Damir Latinovic,AICP; Secretary Planning&Zoning Commission - 19 - "It �o pu m • _ "• 7RL •"• PERSIMMON a Subject Property fil Petition 52-22 & 53-22 ';;. k �'ii % . m r mo' --SUMMIT ST . , : , ..-:, SUMMIT ST' ROUTE 58 likk, : . . • !!gip„ �� a • • . — llr11-11' Or 1.i it \ MAf CKiEr fNZIE LN f l - DANCING BEAR P' • I I t I I�I I I P,.,,.. 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' 174iI 10.11 gni'', ' III ip a� 0 jim al '-- i , .IIF, Att1iIf/tA• 04t4P41*,,,,, _ 1 - I EXHIBIT Aerial/Location Map AN XV+F , 0 80 160 320 480 640 Map prepared by City of Elgin Feet Department of Community Development Cii Subject Property Z Petition 52-22 & 53-22 PMFR ra I'MFIZ1 , PMFR W 1-- tt 2 1 P ;lei jimor .._ SUMM!r S7;ROUTEROUTE 58 SUMMIT ST Legend Y@ PMFR Ire QRC1 Residence Conservation 1tQRC2 Residence Conservation 2 ,W.IQ RC3 Residence Conservation 3 w hQPRC Planned Residence ConsO SFR1 Single Family ResidenceO PSFR1 Planned Single Family - OSFR2 Single Family ResidenceD PSFR2 Planned Single Family Q TRF Two Famiy ResidenceO PTRF Planned Two Family Res t U�lQ MFR Multiple Family ResidencedireiV `ZTO 'MFR Planned Multiple FamilyO RB Residence BusinessII al a° OPRB Planned Residential Busm®NB Neighborhood BusinessMI PNB Planned Neighborhood Bu -AB Area Business )DR BRITTANY TRL -PAB Planned Area Business -CC1 Center City 1 RC1 -CC2 Center City 2 -PCC Planned Center City ' -ORI Office Research Industrial J - - CC PORI Planned Office Research Industrial ! F' IN -GI General Industrial 0 J -PGI Planned General Industrial W 04 411IPAP - -CI Commercial Industrial ��0 MICF Community Facibty _ �� -PCF Planned Community Facility �- EXHIBITS Zoning Map Ir w+E S Map prepared by City of Elgin 0 50 100 200 300 400 Feet Department of Community Development r 2 J O I Subject Property -- z 1425 Summit St. Petition 52-22 & 53-22 -1 SUMMIT ST ROUTE 58 SUMMIT ST il >- I k a y 06083020380000 06083020370000 W J Q I I 2 ft Ct ��y C� p C� N IIMIl EXHBIITC Parcel Map N A 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 x .; Subject Property . 'T_ a � - = N .- t )0-ft-wide 411t ' ` ' �_t x_- ..: ., r • unimproved ROW io ::r_f T SUMMIT 8T.e 'till., - .. . _-- ,.. . .. 5 4 f ] air MAGKFN/F t '. : ' I viitt ' -': Mil �fj .. 1� Ii_i !� ' `14 •Itiy- '.t� F f i ■t -, i Area map with zoning overlay EXHIBIT D SITE LOCATION 1425-1435 Summit Street Petition 52-22 and 53-22 . ' ......je ..., , _ . ,,/ki 44.1, .,,,,7., , ' rt ' Evanston Elgin Road (IL 58) I. 1,t4 -t 7 j ., i �.�� . �uu ro t e ‘4, '.'4I ,.... "' 4.' ,S.41.'4, y ti. Bird's eye view looking north ) iii ,,e. ; • 1 • , ...„, iiiliii: t., ,„,,, „,,,.,..... . J , ,L.. i„..- 46 ' a,_ ::klt 1. far• _zp". V. traMigid\ \ ' 4 _ -..- ..". -.:up . ,, , - ltik'''!". ,..„. :*4 . , 7 -,- -; _ . ,„ E �. x 41k, - _.... l rr_ Bird's eye view looking south EXHIBIT D SITE LOCATION 1425-1435 Summit Street Petition 52-22 and 53-22 4i.: .f _ it -1. 71-7' - ,,..., - 7-- _ i 1 r Google ,` West building — 1425 Summit St ,_ , 4 11 , ,A1 Ili . . ____. . i:11:.-***.v. East building — 1435 Summit St a, -,�' . '' I <--•- Unimproved right-of-way east of the property 3