HomeMy WebLinkAboutG57-25 Ordinance No. G57-25
AN ORDINANCE
GRANTING A CONDITIONAL USE FOR A TRANSITIONAL HOUSING FACILITY
IN THE PGI PLANNED GENERAL INDUSTRIAL DISTRICT
(890 N. State Street)
WHEREAS, written application has been made requesting conditional use approval to
establish a transitional housing facility at 890 N. State Street; and
WHEREAS, the zoning lot containing the premises at 890 N. State Street is legally
described herein(the "Subject Property"); and
WHEREAS, the Subject Property is located within the PGI Planned General Industrial
District established by Ordinance No. G72-03, as amended by Ordinance No. G56-25, and
transitional housing facility is listed as a conditional use within the PGI Planned General Industrial
District established by Ordinance No. G72-03, as amended by Ordinance No. G56-25; and
WHEREAS, the Planning and Zoning Commission conducted a public hearing concerning
said application on November 3, 2025, 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 PGI Planned General Industrial 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 November 3, 2025, 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 a transitional housing facility is hereby
granted for the property commonly known as 890 N. State Street, and commonly identified by
Kane County Property Index Number 06-11-101-008, and legally described as follows:
PARCEL l:
THAT PART OF SECTION 11, TOWNSHIP 41 NORTH, RANGE 8, EAST OF THE THIRD
PRINCIPAL MERIDIAN, DESCRIBED AS FOLLOWS:
COMMENCING AT THE INTERSECTION OF THE CENTER LINE OF STATE ROUTE 31
WITH A LINE 396.0 FEET NORTH OF AND PARALLEL WITH THE SOUTH LINE OF THE
NORTH HALF OF SECTION 11 AS AFORESAID; THENCE NORTHEASTERLY ALONG
SAID CENTER LINE OF STATE ROUTE 31 A DISTANCE OF 648.2 FEET; THENCE
PARALLEL WITH THE SAID SOUTH LINE OF THE NORTH HALF OF SECTION 11
AFORESAID NORTH 89 DEGREES 41 MINUTES 40 SECONDS WEST FOR 41.72 FEET TO
THE WESTERLY 40 FEET RIGHT OF WAY LINE OF STATE ROUTE 31; THENCE
NORTHERLY ALONG THE SAID WESTERLY RIGHT OF WAY LINE, ALONG AN ARC
OF A CURVE CONCAVE TO THE WEST HAVING A RADIUS OF 2163.89 FEET FOR 61.36
FEET WITH THE CHORD BEARING NORTH 12 DEGREES 21 MINUTES 49 SECONDS
EAST TO THE POINT ON A LINE THAT LIES 60.00 FEET NORTH OF THE LAST POINT
AND PARALLEL WITH THE SAID SOUTH LINE OF THE NORTH HALF OF SECTION 11
AFORESAID FOR THE PLACE OF BEGINNING; THENCE NORTHERLY ALONG THE
SAID WESTERLY RIGHT OF WAY LINE, ALONG AN ARC OF A CURVE CONCAVE TO
THE WEST HAVING A RADIUS OF 2163.87 FEET FOR 187.91 FEET WITH THE CHORD
BEARING NORTH 09 DEGREES 03 MINUTES 48 SECONDS EAST TO A POINT OF
TANGENCY; THENCE NORTH 06 DEGREES 34 MINUTES 32 SECONDS EAST FOR 50.11
FEET TO THE SOUTHERLY RIGHT OF WAY LINE OF THE CHICAGO, MILWAUKEE, ST.
PAUL AND PACIFIC RAILWAY (NOW METRA); THENCE NORTHWESTERLY ALONG
THE SAID SOUTHERLY RIGHT OF WAY LINE, ALONG AN ARC OF A CURVE
CONCAVE SOUTHERLY HAVING A RADIUS OF 2003.69 FEET FOR 267.20 FEET WITH
THE CHORD BEARING NORTH 35 DEGREES 50 MINUTES 43 SECONDS WEST TO A
POINT OF COMPOUND CURVATURE; THENCE CONTINUING NORTHWESTERLY
ALONG THE SAID SOUTHERLY RIGHT OF WAY LINE, ALONG AN ARC OF A CURVE
CONCAVE SOUTHERLY HAVING A RADIUS OF 1812.67 FEET FOR 64.50 FEET WITH A
CHORD BEARING NORTH 40 DEGREES 41 MINUTES 06 SECONDS WEST; THENCE
SOUTH 21 DEGREES 18 MINUTES 21 SECONDS WEST FOR 231.80 FEET; THENCE
NORTH 64 DEGREES 53 MINUTES 01 SECONDS WEST FOR 19.06 FEET; THENCE
SOUTH 23 DEGREES 09 MINUTES 10 SECONDS WEST FOR 254.26 FEET; THENCE
SOUTH 35 DEGREES 56 MINUTES 49 SECONDS EAST FOR 70.73 FEET TO A LINE
BEARING NORTH 89 DEGREES 41 MINUTES 40 SECONDS WEST DRAWN FROM THE
PLACE OF BEGINNING AND BEING PARALLEL WITH THE SAID SOUTH LINE OF THE
NORTH HALF OF SECTION 11 AFORESAID;THENCE SOUTH 89 DEGREES 41 MINUTES
40 SECONDS EAST ALONG SAID PARALLEL LINE FOR 323.00 FEET TO THE PLACE OF
BEGINNING, IN ELGIN TOWNSHIP, KANE COUNTY, ILLINOIS.
PARCEL 2:
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A NON-EXCLUSIVE EASEMENT FOR INGRESS AND EGRESS GRANTED BY RTM ST.
CHARLES GROUP, LLC, AN ILLINOIS LIMITED LIABILITY COMPANY TO
BLOOMINGDALE BANK & TRUST COMPANY BY INSTRUMENT DATED JUNE 6, 2003
RECORDED JULY 10, 2003 AS DOCUMENT NUMBER 2003K113116 AND FURTHER
DESCRIBED AS:
A PART OF THE FOLLOWING TWO DEED TRACTS OF A PART OF SECTIONS 10 AND
11, TOWNSHIP 41 NORTH, RANGE 8, EAST OF THE THIRD PRINCIPAL MERIDIAN
DESCRIBED AS FOLLOWS:
COMMENCING AT THE INTERSECTION OF THE CENTER LINE OF STATE ROUTE 31
WITH A LINE 396.0 FEET NORTH OF AND PARALLEL WITH THE SOUTH LINE OF THE
NORTH HALF OF SECTION 11 AS AFORESAID; THENCE NORTHEASTERLY ALONG
SAID CENTERLINE OF STATE ROUTE 31 A DISTANCE OF 648.2 FEET FOR THE PLACE
OF BEGINNING: THENCE CONTINUING NORTHEASTERLY ALONG SAID CENTER
LINE OF STATE ROUTE 31 A DISTANCE OF 273.2 FEET TO THE SOUTHERLY RIGHT
OF WAY LINE OF THE CHICAGO, MILWAUKEE, ST. PAUL AND PACIFIC RAILWAY;
THENCE NORTHWESTERLY AND WESTERLY ALONG THE SOUTHERLY RIGHT OF
WAY LINE OF THE CHICAGO, MILWAUKEE, ST. PAUL AND PACIFIC RAILWAY A
DISTANCE OF 2831.0 FEET TO A POINT IN A LINE 543.18 FEET WEST OF AND
PARALLEL WITH THE EAST LINE OF SECTION 10, TOWNSHIP AND RANGE
AFORESAID; THENCE SOUTHERLY ALONG SAID PARALLEL LINE A DISTANCE OF
745.5 FEET TO THE NORTHERLY RIGHT OF WAY LINE OF THE CHICAGO AND
NORTHWESTERN RAILWAY; THENCE SOUTHEASTERLY ALONG THE NORTHERLY
RIGHT OF WAY LINE OF THE CHICAGO AND NORTHWESTERN RAILWAY A
DISTANCE OF 1638 FEET MORE OR LESS TO A POINT IN A LINE DRAWN FROM THE
PLACE OF BEGINNING, AND BEING PARALLEL WITH THE SOUTH LINE OF THE
NORTH HALF OF SECTION 11 AS AFORESAID; THENCE EASTERLY PARALLEL WITH
THE SOUTH LINE OF THE NORTH HALF OF SAID SECTION 11 A DISTANCE OF 973.3
FEET TO THE PLACE OF BEGINNING. EXCEPTING THEREFROM THE RIGHT OF WAY
OF STATE ROUTE 31, BEING A STRIP OF LAND 40 FEET WIDE LYING WEST OF THE
CENTER LINE, BEING SITUATED IN ELGIN TOWNSHIP, KANE COUNTY, ILLINOIS.
TOGETHER WITH A PART OF SAID SECTIONS 10 AND 11, TOWNSHIP 41 NORTH,
RANGE 8, EAST OF THE THIRD PRINCIPAL MERIDIAN, BEING THE NORTHEASTERLY
25 FEET OF THE FORMER 75 FEET RIGHT OF WAY OF THE CHICAGO AND
NORTHWESTERN RAILWAY, LYING NORTH OF THE SOUTH LINE OF THE ABOVE
TRACT EXTENDED WEST, BEING A LINE DRAWN FROM THE PLACE OF BEGINNING
AND BEING PARALLEL WITH THE SOUTH LINE OF THE NORTH 1/2 OF SECTION 11.
AND SOUTHWESTERLY, SOUTHEASTERLY AND ADJACENT TO THE TRACT
AFORESAID, IN ELGIN TOWNSHIP, KANE COUNTY, ILLINOIS.
SAID EASEMENT PARCEL IS DESCRIBED AS FOLLOWS:
COMMENCING AT THE INTERSECTION OF THE CENTER LINE OF STATE ROUTE 31
WITH A LINE 396.0 FEET NORTH OF AND PARALLEL WITH THE SOUTH LINE OF THE
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NORTH HALF OF SECTION 11 AS AFORESAID; THENCE NORTHEASTERLY ALONG
SAID CENTER LINE OF STATE ROUTE 31 A DISTANCE OF 648.2 FEET; THENCE
PARALLEL WITH THE SAID SOUTH LINE OF THE NORTH HALF OF SECTION 11
AFORESAID NORTH 89 DEGREES 41 MINUTES 40 SECONDS WEST FOR 41.72 FEET TO
THE WESTERLY 40 FEET RIGHT OF WAY LINE OF STATE ROUTE 31 FOR THE PLACE
OF BEGINNING OF THE EASEMENT PARCEL; THENCE NORTHERLY ALONG THE
SAID WESTERLY RIGHT OF WAY LINE, ALONG AN ARC OF A CURVE CONCAVE TO
THE WEST HAVING A RADIUS OF 2163.89 FEET FOR 61.36 FEET WITH THE CHORD
BEARING NORTH 12 DEGREES 21 MINUTES 49 SECONDS EAST TO A POINT ON A LINE
THAT LIES 60.00 FEET NORTH OF THE POINT OF BEGINNING AND PARALLEL WITH
THE SAID SOUTH LINE OF THE NORTH HALF OF SECTION 11 AFORESAID; THENCE
ALONG THE LAST SAID PARALLEL LINE NORTH 89 DEGREES 41 MINUTES 40
SECONDS WEST FOR 323.00 FEET; THENCE NORTH 35 DEGREES 56 MINUTES 49
SECONDS WEST FOR 70.73 FEET; THENCE SOUTH 23 DEGREES 09 MINUTES 10
SECONDS WEST FOR 127.00 FEET TO A LINE BEARING NORTH 89 DEGREES 41
MINUTES 40 SECONDS WEST DRAWN FROM THE PLACE OF BEGINNING AND BEING
PARALLEL WITH THE SAID SOUTH LINE OF THE NORTH HALF OF SECTION 11
AFORESAID; THENCE SOUTH 89 DEGREES 41 MINUTES 40 SECONDS EAST ALONG
SAID PARALLEL LINE FOR 401.32 FEET TO THE PLACE OF BEGINNING, IN ELGIN
TOWNSHIP, KANE COUNTY ILLINOIS.
PARCEL 3:
PERMANENT NON-EXCLUSIVE EASEMENTS FOR THE BENEFIT OF PARCEL 1 AS
GRANTED IN THE CROSS EASEMENT AGREEMENT RECORDED DECEMBER 29, 2003
AS DOCUMENT NUMBER 2003K220611;
(commonly known as 890 N. State 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 Stephen
Silva Architect and James Lukos, Wayside Cross Ministries, as applicants, and
EMAAR Real Estate Elgin, LLC, as property owner received October 8, 2025,
and supporting documents including:
a. Statement of Purpose and Conformance, prepared by Silva Architects Ltd.,
received October 31, 2025:
b. Map Amendment for a Planned Development Statement of Purpose and
Conformance, prepared by Silva Architects Ltd., received October 31,
2025;
c. ALTA / ACSM Land Title Survey, prepared by Sheets Surveying &
Engineering Service, Inc., dated May 21, 2003; and
d. A 13-page architectural plan set titled WCM — Elgin Wayside Center
Zoning Review Exhibits, including sheets: Z-S1, Z-S2, Z-S3, Z-S4, Z-S5,
Z-S6,Z-S7,Z-00,Z-01.,Z-02.Z-03,Z-04,and Z-05,dated October 3,2025,
4
•
last revised October 31,2025,with such further revisions as required by the
Community Development Director.
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. Outside storage of any equipment and materials is hereby prohibited on the
Subject Property.
3. The maximum permitted number of resident beds within the proposed facility
on the Subject Property shall be one hundred twenty-six (126).
4. The owner of the Subject Property agrees to cooperate with the City of Elgin
and the Illinois Department of Transportation (IDOT), as necessary, and will
not unreasonably withhold required approvals and/or authorizations to allow
the City and/or IDOT to construct any roadway infrastructure improvements,
including but not limited to roadway widening and the construction of a public
sidewalk or multi-purpose trail along N. State Street and any associated
infrastructure. Such cooperation shall include but not be limited to: upon written
request by the City of Elgin or IDOT, the owner of the Subject Property will
dedicate the reasonable and necessary amount of land area along the west side
of N. State Street for right-of-way purposes plus a temporary construction
easement outside of the dedicated right-of-way as may be reasonably necessary
to allow for the construction of any such infrastructure improvements.
5. A certificate of occupancy for the proposed transitional housing facility hereby
authorized shall be issued no later than three years from the approval of this
ordinance.
6. 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.
David J. Kapt ' , M or
5
Presented: December 17, 2025
Passed: December 17, 2025
Omnibus Vote: Yeas: 9 Nays: 0
Recorded: December 17, 2025
Published: December 17, 2025 ,° ,19„ et4
Att t: ..
imberly Dew' , i C erk �;` Jr
•
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EXHIBIT A
November 3, 2025
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 33-25 and 34-25, an
application by Stephen Silva, Architect, and James Lukose, Wayside Cross Ministries, as
applicants, and EMAAR Real Estate Elgin, LLC, as property owner, are requesting approval of a
map amendment to PGI Planned General Industrial District Ordinance No. G72-03, with
departures from the Elgin Municipal Code requirements for the number street graphics,maximum
sign surface area of a street graphic, maximum floor area of an accessory use, and any other
departures as may be necessary or desirable, and of a conditional use for the adaptive reuse of the
existing four-story office building,for a transitional housing facility with general warehousing and
storage at the property commonly referred to as 890 N. State Street.
GENERAL INFORMATION
Petition Number: 33-25 and 34-25
Property Location: 890 N. State Street
Requested Action: Planned Development as a Map Amendment, and Conditional Use
Current Zoning: PGI Planned General Industrial District Ord.No. G72-03 and ARC
Arterial Road Corridor Overlay District
Proposed Zoning: Amendment to PGI Planned General Industrial District Ord.No.
G72-03
Existing Use: Office
Proposed Use: Transitional housing facility
Applicant: Stephen Silva Architect, and James Lukose, Wayside Cross
Recommendation & Findings of Fact
Petitions 33-25 and 34-25
November 3, 2025
Ministries
Owner: EMAAR Real Estate, LLC
Staff Coordinators: Damir Latinovic,AICP, Senior Planner
Exhibits Attached: A. Aerial/Location Map
B. Zoning Map
C. Parcel Map
D. Site Location
E. Development Application and Attachments
F. Draft Ordinances
BACKGROUND
Stephen Silva, Architect, and James Lukose, Wayside Cross Ministries, as applicants, and
EMAAR Real Estate Elgin,LLC, as property owner,are requesting approval of a map amendment
to PGI Planned General Industrial District Ordinance No. G72-03,with departures from the Elgin
Municipal Code requirements for the number street graphics, maximum sign surface area of a
street graphic, maximum floor area of an accessory use, and any other departures as may be
necessary or desirable, and of a conditional use for the adaptive reuse of the existing four-story
office building, for a transitional housing facility with general warehousing and storage at the
property commonly referred to as 890 N. State Street.
The 2.9-acre property is located on the west side of N. State Street(IL Route 31)approximately 'A
mile south of the intersection with Big Timber Road. The property is zoned PGI Planned General
Industrial District established by Ordinance No. G72-03, which granted the construction of the
existing building on the property, and ARC Arterial Road Corridor Overlay District. The existing
building on the property is a 42,344-square-foot, four-story office building with an accessory
parking lot with 156 parking spaces located north, west, and south of the building. An
approximately 3,264-square-foot, two-story accessory building is located at the northern portion
of the property. The accessory building includes four garage parking spaces on the ground level
and a 1,632-square-foot office space on the 2nd level. The main building includes drive-through
service lanes and a drive-through service window on the west side of the building, which are
covered by a canopy. Access to the property from State Street is via a shared driveway that has a
signalized intersection with N. State Street. The access driveway is shared with the property
adjacent to the west, commonly known as 900 N. State Street. The multi-tenant office building is
home to Nationwide Business Loans, which occupies the first floor. The reminder of the building
- 2 -
Recommendation & Findings of Fact
Petitions 33-25 and 34-25
November 3, 2025
— accounting for approximately 80 percent of the floor area — is vacant. The 2"d floor of the
accessory building is occupied by a watch repair company.
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Figure 1.Site area map with zoning overlay
The property adjacent to the west is zoned GI General Industrial District and is improved with an
approximately 480,000-square-foot,one-story,multi-tenant,light-industrial building.The existing
tenants include SKF,a machine manufacturer,and Premier Transportation and Warehousing,Inc.,
a trucking transportation company. The property adjacent to the south is zoned CI Commercial
Industrial District and improved with a multi-tenant commercial building and accessory parking
lot. The building is home to the Habitat for Humanity ReStore Elgin and the Fox Valley Flea
Market.
To the north, the property is adjacent to the Union Pacific railroad tracks with GI General
Industrial-zoned properties beyond the railroad tracks, which are improved with a self-storage
facility and a vacant four-story office building. The property directly to the east, beyond State
Street is improved with the same Union Pacific railroad tracks with another self-storage facility
north of the tracks, and a multi-tenant light-industrial building south of the tracks,which includes
Gerber Collision motor vehicle repair shop among others.
- 3 -
Recommendation & Findings of Fact
Petitions 33-25 and 34-25
November 3, 2025
Proposal
Wayside Cross Ministries is proposing the adaptive reuse of the existing four-story office building
at 890 N. State Street as a transitional housing facility. Since 2007, Wayside, in partnership with
PADS of Elgin, has been operating an emergency shelter for up to 60 persons at 1730 Berkley
Street. Once the new facility at 890 N. State Street is operational, Wayside would consolidate and
move its operations from the 1730 Berkley Street to the new location at 890 N. State Street.
Wayside owns the building at 1730 Berkley and would consider an agreement with PADS in which
PADS expands their homelessness services on Berkley into the former Wayside space.
The proposed transitional housing facility at 890 N.State Street would be modeled after Wayside's
existing facility in Aurora at 215 E.New York Street. The facility would initially provide housing
and compassionate services for up to 94 persons including ten resident-staff members. In the
future, the facility may be renovated to accommodate up to a maximum of 126 persons. The
resident-staff members are persons who have gone through Wayside's program and are in the later
stages of the program when they take on additional responsibilities and essentially function as
Wayside staff. The facility would also have ten regular staff members, including one security
guard.
The facility would provide shelter and a residential and recovery program for both women and
men as they transition through a five-step program. The facility would also provide housing for
the transient population based on the number of available beds. Wayside's program guides
residents through a series of activities and actions positively affecting their growth and
transformation. Dorm-style living quarters for women would be provided on the 2nd floor, while
similar dorm-style living quarters for men would be provided on the 3rd and 4th floors. The 1st
floor of the building would be used for common areas and include a variety of programmatic
support areas to facilitate skills and job training, counseling, and spiritual and motivational
support. The basement would include a shared kitchen, dining room, and laundry facilities. The
facility would have on-site staff 24/7, including a security guard, with the support of trained
resident-staff during the overnight hours.
The applicant is proposing substantial interior renovations to accommodate the proposed use. The
exterior changes are minor and consist only of new signage and a new ornamental fence. A five-
foot-high, black, ornamental fence is proposed to be installed surrounding the north parking lot.
In the future, Wayside proposes to enclose the existing drive-through service lanes on the west
side of the building, which are covered by a canopy. This approximately 3,700-square-foot
addition would accommodate a future donation center and a resale shop,also similar to Wayside's
facility in Aurora. While this addition would represent only eight percent of the overall building
area, one of the proposed departures would allow the donation and resales shop to be expanded to
up to 30 percent of the building floor area to allow for greater flexibility in facility operations.This
departure is further described in the Planned Development Departures and Exceptions section of
the report further below.
-4 -
Recommendation & Findings of Fact
Petitions 33-25 and 34-25
November 3,2025
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Parking and Traffic Considerations
The proposed development is required to have one parking spaces per two resident beds, plus one
parking space per employee. With a maximum of 126 resident beds and 10 regular staff members,
the proposed facility is required to have 73 parking spaces. With 156 parking spaces within the
surface parking lots and another four parking spaces within the accessory building, the property
will continue to meet its parking requirement.
- 5 -
Recommendation & Findings of Fact
Petitions 33-25 and 34-25
November 3, 2025
In reality, the parking demand of the proposed facility will be minimal and far less than if the
building was fully occupied by office uses. A vast majority of the residents and resident staff, if
not all of them, will not have personal vehicles. That leaves only ten regular staff members that
will generate approximately ten trips when they arrive and another ten trips when they leave the
facility. The residents generally spend most of their time in the facility attending various program
related activities.
In comparison, per the Institute of Transportation Engineers' Trip Generation Manual, if the
existing building was fully occupied with general office uses, it would generate approximately 62
vehicular trips during its peak hour and approximately 409 total trips in one day. As such, the
proposed adaptive reuse of the building as a transitional housing facility will have a positive effect
on the traffic in the immediate area.
Zoning Consideration
The proposed development requires four departures from the standard development requirements
in the zoning ordinance. The requested departures are summarized in Table 1 and are further
described in Planned Development Departures and Exceptions section of the staff report further
below.
Table 1: Proposed Departures for 890 N. State Street
Site Design Regulation Required Proposed
#of wall graphics Max. 2 9
Max. sign surface area of
wall graphics on the east 80 sq. ft. 162 sq. ft.
elevation
Max sign surface area of a Max. 60 sq. ft. Aprox. 80 sq. ft.
monument sign
Max. 10%(4,604 sq. ft.)of 30%(13,813 sq. ft.) for the
Size of accessory use building floor area donation center and
resale shop
Environmental and Sustainability Considerations
The applicant is proposing the adaptive reuse of the existing four-story office building that was
constructed in 2004. Approximately 80 percent of the building is currently vacant. The existing
tenant,Nationwide Business Loans occupies the 1st floor of the building.Their lease expires April
2026.Nationwide has indicated that they do not intend to extend the lease.
The American Institute of Architects and the National Trust for Historic Preservation estimate that
building reuse avoids between 50 to 75 percent of the embodied carbon emissions that an identical
new building would generate because renovations typically reuse the most carbon-intensive parts
-6-
Recommendation & Findings of Fact
Petitions 33-25 and 34-25
November 3, 2025
of the building —the foundation, structure, and building envelope.' (Embodied carbon emissions
are the carbons emitted by the manufacture, transport,and assembly of materials.) Adaptive reuse
also prevents construction and demolition debris from burdening area landfills.
The proposed building renovation will comply with the most-recent State of Illinois energy code
and accessibility code. The proposal does not require any modifications to the existing water or
sewer lines.
The subject property is also along two Pace Suburban Bus Routes. Route 550 provides service
from Elgin's downtown transportation center to Crystal Lake with stops along N. State Street,Big
Timber Rd and Randall Road, including at Sherman Hospital. And Route 552, which provides
service from Elgin's transportation center to Spring Hill Mall in West Dundee, with stops along
N. State Street. The Pace bus stop for both routes is located immediately to the south in front of
the Fox Valley Flea Market building at 840 N. State Street.
The Community Development Department offers the following additional information:
A. Property History.The subject property was annexed to the City in 1968.Upon annexation
the property was zoned M-2 General Industrial District. In 1992,the property was rezoned
to GI General Industrial District as part of the comprehensive amendment to the zoning
ordinance. In 2001, the property became part of ARC Arterial Road Corridor Overlay
District.
In 2003, the City approved Ordinance G72-03, which established a PGI Planned General
Industrial District on the property to allow the construction of the existing four-story,multi-
tenant office building and the accessory parking lot. The existing 42,344-square-foot
building was completed in 2004 for Bank of Elgin that occupied the ground floor. The
accessory building was constructed to be used to process and store wastepaper from the
bank located on the property and other banks affiliated with the Bank of Elgin.The building
is currently home to Nationwide Business Loans, which occupies the ground floor of the
building. The remainder of the building is vacant. The 2nd floor of the accessory building
is occupied by a watch repair company.
B. Surrounding Land Use and Zoning. The property adjacent to the west is zoned GI
General Industrial District and is improved with an approximately 480,000-square-foot,
one-story, multi-tenant, light-industrial building. The existing tenants include SKF, a
machine manufacturer, and Premier Transportation and Warehousing, Inc., a trucking
transportation company. The property adjacent to the south is zoned CI Commercial
Industrial District and is improved with a multi-tenant commercial building and accessory
parking lot. The building is home to Habitat for Humanity ReStore Elgin and Fox Valley
Flea Market.
1 American Institute of Architects and the National Trust for Histonc Preservation "Building Reuse A Proven Climate and Economic Strategy"
httas://www.aia.ondsites'default/files/2024-12/AIA NTHPfiuildina Reuse 42 0.pdf Accessed October 22,2025.
- 7 -
Recommendation & Findings of Fact
Petitions 33-25 and 34-25
November 3, 2025
To the north, the property is adjacent to the Union Pacific railroad tracks with GI General
Industrial-zoned properties beyond the railroad tracks, which are improved with a self-
storage facility and a vacant four-story office building. The property directly to the east,
beyond State Street is improved with the same Union Pacific railroad tracks with another
self-storage facility north of the tracks,and a multi-tenant light-industrial building south of
the tracks, which includes Gerber Collision motor vehicle repair shop among others.
C. Comprehensive Plan. The subject property is designated as office by the City's 2018
Comprehensive Plan. Office uses include professional services as well as medical-related
office uses. General offices, financial firms, technology companies, corporate
headquarters, clinics, and doctor and dentist offices are all included in the office land use.
This land use comprises two general types of development: 1) Large office campuses
anchored by major users, and 2) Small clusters of related users such as medical offices or
financial services often located adjacent to commercial corridors. With the exception of a
couple major office tenants, such as JP Morgan Chase, the majority of office uses are
ancillary in nature, supporting the function of nearby institutions and commercial areas.
The Comprehensive Plan also includes an adopted objective to identify opportunities for
partnerships between the City, school district, faith-based institutions, non-profit
organizations, and private providers to continue the availability of important community
services offered in the Elgin community, with attention to senior citizens, youth,
disadvantage populations, the unemployed, and the homeless, while maintaining positive
and mutually beneficial relationships with each partner organization.
D. Zoning District. The purpose of the PGI Planned General Industrial District established
by Ordinance No. G72-03 is to provide an alternate planned industrial environment for
those industrial uses that do not require the location or environment of an ORI Zoning
District. This PGI Zoning District is most similar to but departs from the standard
requirements of the GI Zoning District. The PGI District is subject to the provisions of
Chapter 19.60, Planned Developments.
E. Trend of Development. The subject property is located along N. State Street arterial road
south of Big Timber Road. Due to the proximity of railroads, the properties along this
portion of N. State Street,north of the downtown area and south of Big Timber Road,have
historically developed with manufacturing and light industrial uses. Due to the substantial
amount of traffic volume along N. State Street(approximately 21,000 vehicles travel along
this stretch of N. State Street daily per IDOT traffic counts),which provides access to 1-90
Tollway, several auto-oriented commercial uses, such as the former bank with a drive-
through service on the subject property,public self-storage facilities,a fast-food restaurant,
and automobile repair shops have developed along the corridor. The properties along this
section of N. State Street are typically narrow and also have frontage along the railroad
tracks.
-8 -
Recommendation & Findings of Fact
Petitions 33-25 and 34-25
November 3, 2025
Due to the easy access to the 1-90 tollway, staff anticipates the N. State Street corridor will
continue to be occupied with light-industrial and auto-oriented commercial uses that can
benefit from easy access to I-90 tollway.
FINDINGS
After due notice as required by law, the Planning & Zoning Commission conducted a public
hearing in consideration of Petitions 33-25 and 34-25 on November 3, 2025. Testimony was
presented at the public hearing in support of the application. The Community Development
Department submitted a Development Application Review and Written Findings &
Recommendation to the Planning& Zoning Commission dated November 3, 2025.
The Community Development Department and the Planning & Zoning Commission have made
the following findings regarding the application against the standards for map amendments
outlined in § 19.55.030, planned developments outlined in § 19.60.040, and conditional use
outlined in § 19.65.030.
STANDARDS FOR MAP AMENDMENTS AND PLANNED DEVELOPMENTS
A. Site Characteristics Standard. The suitability of the subject property for the planned
development with respect to its size, shape, significant natural features including
topography, watercourses and vegetation and existing improvements.
Findings. The 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 3.4-acre property is fully developed with a
four-story office building and accessory parking lot. The applicant is proposing adaptive
reuse of the building with primarily interior renovations. The exterior changes to the
property consist of only the new signage and a new ornamental fence surrounding the north
parking lot. There are no existing property improvements that would have a negative
impact on the proposed development of the property.
B. Sewer and Water Standard. The suitability of the subject property for the planned
development with respect to the availability of adequate Municipal water, wastewater
treatment and stormwater control facilities.
Findings. The subject property is suitable for the intended planned development with
respect to the availability of adequate water, sanitary treatment, and storm water control
facilities. The subject property and the existing building on the property are served by
municipal water and sanitary sewer utilities. While the applicant is proposing interior
renovation of the building, all existing water and sanitary sewer facilities can adequately
-9-
Recommendation & Findings of Fact
Petitions 33-25 and 34-25
November 3, 2025
serve the proposed use.
The existing property is already developed. The exterior changes to the property consist of
new signage and a new ornamental fence surrounding the north parking lot. The applicant
is not proposing any changes to the existing stormwater infrastructure on the property.
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 is fully developed. The applicant is
proposing the adaptive reuse of the property for a transitional housing facility with
primarily interior renovation. The applicant is not proposing any changes to the existing
site improvements, including the parking lots and the access to the property. The property
enjoys easy access to N. State Street via a shared driveway with the property adjacent to
the west,which has a signalized interaction with N. State Street. The proposed transitional
housing facility with only 10 staff members and up to 126 residents—who most likely will
not own their own vehicles — will generate far less traffic than the previous office uses
within the 42,344-square-foot building.The subject property will maintain efficient on-site
circulation and will not have any negative effect on the existing traffic pattern in the area.
The proposed development is required to have one parking spaces per two resident beds,
plus one parking space per employee. With a maximum of 126 resident beds and 10 regular
staff members, the proposed facility is required to have 73 parking spaces. With 156
parking spaces within the surface parking lots and another four parking spaces within the
accessory building, the property will continue to meet its parking requirement.
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
- 10 -
Recommendation & Findings of Fact
Petitions 33-25 and 34-25
November 3,2025
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 subject property was annexed to the City in 1968. Upon annexation the
property was zoned M-2 General Industrial District. In 1992, the property was rezoned to
GI General Industrial District as part of the comprehensive amendment to the zoning
ordinance. In 2001, the property became part of ARC Arterial Road Corridor Overlay
District.
In 2003, the City approved Ordinance G72-03, which established a PGI Planned General
Industrial District on the property to allow the construction of the existing four-story multi-
tenant office building and the accessory parking lot. The existing 42,344-square foot
building on site was completed in 2004 for Bank of Elgin that occupied the ground floor.
The accessory building was constructed to be used to process and store wastepaper from
the bank located on the property and other banks affiliated with the new Bank of Elgin.
The building is currently home to Nationwide Business Loans, which occupies the ground
floor of the building. The remainder of the building is vacant. The 2nd floor of the
accessory building is occupied by a watch repair company.
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 zoned GI General Industrial District and is improved with an
approximately 480,000-square-foot, one-story, multi-tenant, light-industrial building. The
existing tenants include SKF, a machine manufacturer, and Premier Transportation and
Warehousing, Inc., a trucking transportation company. The property adjacent to the south
is zoned CI Commercial Industrial District and is improved with a multi-tenant commercial
building and accessory parking lot. The building is home to Habitat for Humanity ReStore
Elgin and the Fox Valley Flea Market.
To the north, the property is adjacent to the Union Pacific railroad tracks with GI General
Industrial-zoned properties beyond the railroad tracks, which are improved with a self-
storage facility and a vacant four-story office building. The property directly to the east,
beyond State Street is improved with the same Union Pacific railroad tracks with another
self-storage facility north of the tracks,and a multi-tenant light-industrial building south of
the tracks, which includes Gerber Collision motor vehicle repair shop among others.
No residences are adjacent to the proposed transitional housing facility. The closest
residences are more than 400 feet away, well east of State Street, behind both the railroad
- 11 -
Recommendation & Findings of Fact
Petitions 33-25 and 34-25
November 3,2025
tracks and other commercial/industrial properties.
F. Trend of Development Standard. The suitability of the subject property for the planned
development with respect to consistency with an existing pattern of development or an
identifiable trend of development in the area.
Findings.The subject property is suited for the intended planned development with respect
to consistency with an existing pattern of development or an identifiable trend of
development in the area. The subject property is located along N. State Street south of Big
Timber Road. Due to the proximity of railroads, the properties along this portion of N.
State Street, north of the downtown area and south of Big Timber Road, have historically
developed with manufacturing and light industrial uses.And due to the substantial amount
of traffic volume along N. State Street (approximately 21,000 vehicles travel along this
stretch of N. State Street daily per IDOT traffic counts), which provides access to I-90
Tollway, several auto-oriented commercial uses, such as the former bank with a drive-
through service on the subject property,public self-storage facilities,a fast-food restaurant,
and automobile repair shops have developed along the corridor. The properties along this
section of N. State Street are typically narrow and also have frontage along the railroad
tracks.
Due to the easy access to the I-90 tollway, staff anticipates the N. State Street corridor will
continue to be occupied with light-industrial and auto-oriented commercial uses that can
benefit from easy access to I-90 tollway.
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 suitable for the intended planned development district
with respect to conformance to the provisions for the purpose and intent and the location
and size of a zoning district. The purpose of the PGI Planned General Industrial District
established by Ordinance No. G72-03 is to provide an alternate planned industrial
environment for those industrial uses that do not require the location or environment of an
ORI Zoning District. This PGI Zoning District is most similar to, but departs from the
standard requirements of the GI Zoning District. The PGI District is subject to the
provisions of Chapter 19.60, Planned Developments.
H. Comprehensive Plan Standard. The suitability of the subject property for the planned
development with respect to conformance to the goals, objectives, and policies of the
Official Comprehensive Plan
Findings. The subject property is suitable for the intended planned development with
respect to conformance to the goals,objectives,and policies of the Official Comprehensive
- 12 -
Recommendation & Findings of Fact
Petitions 33-25 and 34-25
November 3,2025
Plan.The subject property is designated as office by the City's 2018 Comprehensive Plan.
Office uses include professional services as well as medical-related office uses. General
offices, financial firms,technology companies, corporate headquarters, clinics, and doctor
and dentist offices are all included in the office land use. This land use comprises two
general types of development: 1) Large office campuses anchored by major users, and 2)
Small clusters of related users such as medical offices or financial services often located
adjacent to commercial corridors. With the exception of a couple major office tenants,such
as JP Morgan Chase, the majority of office uses are ancillary in nature, supporting the
function of nearby institutions and commercial areas.
The Comprehensive Plan also includes an adopted objective to identify opportunities for
partnerships between the City, school district, faith-based institutions, non-profit
organizations, and private providers to continue the availability of important community
services offered in the Elgin community, with attention to senior citizens, youth,
disadvantage populations, the unemployed, and the homeless, while maintaining positive
and mutually beneficial relationships with each partner organization.
ADDITIONAL STANDARDS FOR PLANNED DEVELOPMENTS
I. Conditional Use for a Planned Development: Where applicable, the suitability of the
subject property for the intended conditional use for a planned development with respect
to the provision for the purpose and intent of planned developments and with respect to the
provisions of section 19.65.010 of the zoning ordinance. No conditional use for a planned
development should be granted for the sole purpose of introducing a land use not otherwise
permitted on the subject property. •
Findings. This standard is not applicable. The applicant is not seeking approval of a
planned development as a conditional use.
J. Natural Preservation Standard. The suitability of the subject property for the intended
planned development with respect to the preservation of all significant natural features
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 is already developed with a four-
story building and accessory parking lots.The applicant is proposing the adaptive reuse of
the building with minimal exterior changes to the property. There are no significant natural
vegetation nor watercourses on the property.
K. Internal Land Use. The suitability of the subject property for the intended planned
development with respect to the land uses permitted within the development being located,
designed, and operated so as to exercise no undue detrimental influence on each other or
- 13 -
Recommendation & Findings of Fact
Petitions 33-25 and 34-25
November 3, 2025
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 proposed development will function as a self-contained development. The
applicant is not proposing to make any exterior changes to the property except for the
installation of new signage and a new ornamental fence to enclose the north parking lot.
All Wayside programs and activities would take place on the inside of the building. The
property adjacent to the west is a multi-tenant, light-industrial building,while the property
to the south is a multi-tenant commercial building home to Habitat for Humanity ReStore
Elgin and the indoor Fox Valley Flea Market.Railroad tracks abut the property on the north
side and essentially on the east side beyond N. State Street. While Wayside may establish
a donation center and a resale shop within the building in the future, no outdoor storage of
any kind is proposed nor would it be allowed. No residences are adjacent to the proposed
transitional housing facility. The closest residences are more than 400 feet away,well east
of State Street, behind both the railroad tracks and other commercial/industrial properties.
As such, the proposed development would not have any undue detrimental effects on
surrounding properties and uses.
PLANNED DEVELOPMENT DEPARTURES AND EXCEPTIONS
The applicant is requesting the following departures from the requirements of the PGI Planned
General Industrial District Ordinance No. G72-03 and the zoning ordinance:
1. Section 19.50.080, "Wall and integral roof graphics". The existing building on the
property is permitted to have two wall graphics. The applicant is proposing nine wall
graphics on the building.
2. Section 19.50.080,"Wall and integral roof graphics".A wall graphic or graphics located
on the east side of the building can have a maximum sign surface area of 80 square feet.
The applicant is proposing two wall graphics on the east elevation with the maximum sign
surface area of 162 square feet.
3. Section 19.50.070, "Monument graphics". The subject property is permitted to have a
ten-foot-high monument graphic with 60 square feet of sign surface area. The existing
monument graphic on the property,which the applicant plans to maintain, is eight feet high
and approximately 80 square feet in sign surface area.
4. Section 19.90.015, " Definitions and regulations". The maximum floor area of an
accessory use is 10% (4,604 square feet) of the building floor area. The proposal would
- 14 -
Recommendation & Findings of Fact
Petitions 33-25 and 34-25
November 3,2025
allow the floor area of the future donation center and the future resale shop to go up to 30%
(13,813 square feet)of the building floor area.
Staff finds the proposed departures are minimal and necessary for a desirable adaptive
reuse of an existing underutilized building that has a high-degree of visibility from three
sides.
The applicant is proposing nine wall graphics on the north, south, and east elevations. But
the proposed graphics are proposed to complement the building design. The building has
almost identical elevations on the north, south, east sides. Having the same type of signs
("cross" and "Elgin Wayside Center" or "Wayside Cross Ministries") on each elevation
complements the architecture of the building. If such signs were installed only on one
elevation (because only two signs are allowed for the building), the other two elevations
would not match, which would take away from the building's architecture and aesthetics.
The proposed signs ("Elgin Wayside Center"or"Wayside Cross Ministries")will replace
the existing "Nationwide Loans" signage, while the proposed "cross" signs will be a
prefinished metal embellishment attached to the curtain wall mullions. As such, the
proposed signs will enhance the overall appearance of the building.
While the signs on the north and south elevations are far less than the maximum sign
surface area permitted for those two sides of the building (128 square feet total proposed
on the south elevation and 88 square feet proposed on the north elevation, where a
maximum of 300 square feet is permitted on each side), the signs on the east side of the
building exceed the maximum permitted. On the east elevation, the maximum permitted
sign surface area of wall graphics is 80 square feet due to the location of the building close
to N. State Street. The total sign surface area of the two wall signs on the east elevation is
162 square feet. However, the proposed signs match the style of the signs proposed on the
north and south elevations of the building and as such complement the building's
appearance.
The applicant is proposing to upgrade the existing monument sign with a new sign panel
within the existing monument sign. The existing monument sign at approximately 80
square feet in sign surface area already exceeds the currently permitted maximum sign
surface area of 60 square feet. This extra surface area is because the existing monument
sign was designed to complement the building with a masonry base and brick masonry
surrounding the sign panel. The proposed departure would allow the applicant to upgrade
the sign panel on the property and keep the existing monument sign, which complements
the existing building and enhances the appearance of the property.
The final departure would allow the future donation center and resale shop to use up to
30% of the building floor area (13,813 square feet). The proposed plans indicate that the
future building addition, which simply encloses the drive-through service lanes, will be
used as the donation center and the resale shop,and this area would be only approximately
- 15 -
Recommendation & Findings of Fact
Petitions 33-25 and 34-25
November 3, 2025
3,700 square feet(8%of the building floor area). However,the proposed departure would
allow Wayside to design such accessory uses with more flexibility in case such accessory
uses need to be expanded within the remainder of the building to better advance their
mission.
The proposal represents an appropriate adaptive reuse of the existing building that will
meet a growing need in the community.
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 planned development with
respect to its size, shape, significant features including topography, watercourses,
vegetation, and existing improvements. The 3.4-acre property is fully developed with a
four-story office building and accessory parking lot. The applicant is proposing adaptive
reuse of the building with primarily interior renovations. The exterior changes to the
property consist of only the new signage and a new ornamental fence surrounding the north
parking lot. There are no existing property improvements that would have a negative
impact on the proposed development of the property.
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 planned development with
respect to the availability of adequate water, sanitary treatment, and storm water control
facilities. The subject property and the existing building on the property are served by
municipal water and sanitary sewer utilities. While the applicant is proposing interior
renovation of the building, all existing water and sanitary sewer facilities can adequately
serve the proposed use.
The existing property is already developed. The exterior changes to the property consist of
new signage and a new ornamental fence surrounding the north parking lot. The applicant
is not proposing any changes to the existing stormwater infrastructure on the property.
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.
- 16 -
Recommendation & Findings of Fact
Petitions 33-25 and 34-25
November 3, 2025
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 is fully developed. The applicant is
proposing adaptive reuse of the property for a transitional housing facility with primarily
interior renovation. The applicant is not proposing any changes to the existing site
improvements, including the parking lots and the access to the property. The property
enjoys easy access to N. State Street via a shared driveway with the property adjacent to
the west,which has a signalized interaction with N. State Street.The proposed transitional
housing facility with only 10 staff members and up to 126 residents who most likely will
not own their own vehicles will generate far less traffic than the previous office uses within
the 42,344-square-foot building. The subject property will maintain efficient on-site
circulation and will not have any negative effect on the existing traffic pattern in the area.
The proposed development is required to have one parking spaces per two resident beds,
plus one parking space per employee. With a maximum of 126 resident beds and 10 regular
staff members, the proposed facility is required to have 73 parking spaces. With 156
parking spaces within the surface parking lots and another four parking spaces within the
accessory building, the property will continue to meet its parking requirement.
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 subject property is fully developed. The applicant is proposing the adaptive reuse of
the exiting building as a transitional housing facility for up to 126 residents with 10 staff
members. The applicant is proposing mostly interior renovation to the building. In the
future,the applicant may construct a building addition to enclose the existing drive-through
service lanes to accommodate a donation center and a resale shop. All proposed
programing activities will be conducted on the interior of the building.No outside storage
of any kind is proposed, nor would it be allowed. The proposed facility will generate far
less traffic than the previous office uses within the subject property.
The proposal would not have any negative effect 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.
- 17 -
Recommendation & Findings of Fact
Petitions 33-25 and 34-25
November 3,2025
Findings. This standard is not applicable. The subject property is neither designated as a
local historic landmark nor is it located within a locally designated historic district.
RECOMMENDATION
The Community Development Department and the Planning & Zoning Commission recommend
approval of Petitions 33-25 and 34-25, subject to the following conditions:
1. Substantial conformance to the Development Application submitted by Stephen Silva
Architect and James Lukos, Wayside Cross Ministries, as applicants, and EMAAR Real
Estate Elgin,LLC,as property owner received October 8,2025,and supporting documents
including:
a. Statement of Purpose and Conformance, prepared by Silva Architects Ltd.,
received October 29, 2025;
b. Map Amendment for a Planned Development Statement of Purpose and
Conformance, prepared by Silva Architects Ltd., received October 29, 2025;
c. ALTA / ACSM Land Title Survey, prepared by Sheets Surveying & Engineering
Service, Inc., dated May 21,2003; and
d. A 13-page architectural plan set titled WCM — Elgin Wayside Center Zoning
Review Exhibits, including sheets: Z-S1, Z-S2, Z-S3, Z-S4, Z-S5, Z-S6, Z-S7, Z-
00, Z-01, Z-02, Z-03, Z-04, and Z-05, dated October 3, 2025, last revised October
28, 2025, with such further revisions as required by the Community Development
Director.
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 installation of nine wall graphics on the principal
building on the Subject Property.
3. A departure is hereby granted to allow the installation of two wall graphics on the east
elevation of the building with the total maximum sign surface area of 162 square feet.
4. A departure is hereby granted to allow the existing 80-square-foot monument sign to
remain on the property.The existing monument sign is hereby permitted to be modified to
reflect the new tenants in the building.The existing monument sign shall otherwise comply
with the Municipal Code, as amended.
5. A departure is hereby granted to allow the establishment of a donation center and/or a
- 18 -
Recommendation & Findings of Fact
Petitions 33-25 and 34-25
November 3,2025
resale shop accessory use within the existing building on the Subject Property with the
maximum floor area of 30 percent of the total building floor area.
6. Outside storage of any equipment and materials is prohibited on the Subject Property.
7. The maximum permitted number of resident beds within the proposed facility on the
Subject Property shall be one hundred twenty-six (126).
8. The owner of the Subject Property agrees to cooperate with the City of Elgin and the Illinois
Department of Transportation (IDOT), as necessary, and will not unreasonably withhold
required approvals and/or authorizations to allow the City and/or IDOT to construct any
roadway infrastructure improvements, including but not limited to roadway widening and
the construction of a public sidewalk or multi-purpose trail along N. State Street and any
associated infrastructure. Such cooperation shall include but not be limited to:upon written
request by the City of Elgin or IDOT, the owner of the Subject Property will dedicate the
reasonable and necessary amount of land area along the west side of N. State Street for
right-of-way purposes plus a temporary construction easement outside of the dedicated
right-of-way as may be reasonably necessary to allow for the construction of any such
infrastructure improvements.
9. Compliance with all applicable codes and ordinances.
The vote of the Planning&Zoning Commission on the motion to recommend approval, subject to
the conditions outlined by the Community Development Department,was six(6)yes,zero (0)no,
and zero(0) abstentions. All members were present.
Respectfully Submitted,
s/Jordan Wildermuth
Jordan Wildermuth, Chairman
Planning& Zoning Commission
s/Damir Latinovic
Damir Latinovic, AICP; Secretary
Planning&Zoning Commission
- 19 -
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EXHIBIT A N
Aerial / Location Map A
0 75 150
ELG
IN ' '
. THE CRY IN THE SUBURBS Feet
Subject Property
Petition#33-25"-25
Zoning
RC1 -RESIDENCE CONSERVATION 1
RC2-RESIDENCE CONSERVATION 2 PGI
RC3-RESIDENCE CONSERVATION 3
PRC-PLANNED RESIDENCE CONSERVATION
SFR1 -SINGLE FAMILY RESIDENCE 1
SFR2-SINGLE FAMILY RESIDENCE 2
PSFR1 -PLANNED SINGLE FAMILY RESIDENCE 1
aPSFR2-PLANNED SINGLE FAMILY RESIDENCE 2 PGI ..
TFR-TWO FAMILY RESIDENCE IL 31
PTFR-PLANNED TWO FAMILY RESIDENCE
QMFR-MULTIPLE FAMILY RESIDENCE
PMFR-PLANNED MULTIPLE FAMILY RESIDENCE
RB-RESIDENCE BUSINESS
PRB-PLANNED RESIDENCE BUSINESS
El NB-NEIGHBORHOOD BUSINESS
. .
aPNB-PLANNED NEIGHBORHOOD BUSINESS
EnAB-AREA BUSINESS
PAB-PLANNED AREA BUSINESS
- CC1 -CENTER CITY 1
- CC2-CENTER CITY 2
PCC-PLANNED CENTER CITY
PCC2-PLANNED CENTER CITY 2
ORI-OFFICE RESEARCH INDUSTRIAL
- PORI-PLANNED OFFICE RESEARCH INDUSTRIAL
aGI-GENERAL INDUSTRIAL
PGI-PLANNED GENERAL INDUSTRIAL
CI-COMMERCIAL INDUSTRIAL
CF-COMMUNITY FACILITY Fra2ierq _
- PCF-PLANNED COMMUNITY FACILITY C F
EXHIBIT B N
Zoning Map A
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ELGIN
Feet
THE CITY IN THE SUBURBS
i
Subject Property
Petition#33-25"-25
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44
CD
0611101008
Z
IL31
EXHIBIT C N
Parcel Map
1 0 75 150
ELGIN ' i i
THE CITY IN THE SUBURBS
Feet
EXHIBIT D
SITE LOCATION
890 N State Street
Petitions 33-25 and 34-25
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Bird's eye view looking north
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Bird's eye view looking south
EXHIBIT D
SITE LOCATION
890 N State Street
Petitions 33-25 and 34-25
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View of the property from northbound State Street
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View of the property from southbound State Street
EXHIBIT D
SITE LOCATION
890 N State Street
Petitions 33-25 and 34-25
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View of the property from southwest
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View of the property from northwest