Loading...
HomeMy WebLinkAboutG56-25 Ordinance No. G56-25 AN ORDINANCE AMENDING PGI PLANNED GENERAL INDUSTRIAL DISTRICT ORDINANCE NO. G72-03 (890 North State Street) WHEREAS, the territory herein described has been classified in the PGI Planned General Industrial District, and is subject to the requirements of Ordinance No. G72-03; and WHEREAS, written application has been made to amend certain provisions of Ordinance No. G72-03 to amend the list of permitted and conditional uses to allow for the establishment of a transitional housing facility with departures from the Elgin Municipal Code at 890 N. State Street; and WHEREAS, the zoning lot containing the premises at 890 N. State Street (the "Subject Property") is legally described in Section 2 of Ordinance G72-03; 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 an amendment to PGI Planned General Industrial District established by Ordinance No. G72-03, 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 Section 3. F. A. of Ordinance No. G72-03, which regulates "Permitted uses"in the PGI Planned General Industrial District of the Subject Property, is hereby amended to include the following additional land use: Transportation, communications and utilities division: 1. Public warehousing and storage (422). Section 3. That Section 3. F. B. of Ordinance No. G72-03, which regulates "Conditional uses"in the PGI Planned General Industrial District of the Subject Property, is hereby amended to include the following additional land use: Services division: 1. Transitional housing facility. Section 4. That Section 3. G. of Ordinance No. G72-03, which regulates"Site Design" in the PGI Planned General Industrial District of the Subject Property, is hereby amended to include the following additional conditions: 8. 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, 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. 9. A departure is hereby granted to allow the establishment of a donation center and/or a resale shop accessory use within the existing building on the Subject Property with the - 2 - maximum floor area of 30 per cent of the total building floor area. 10. Outside storage of any equipment and materials is hereby prohibited on the Subject Property. 11. The maximum permitted number of resident beds within the proposed facility on the Subject Property shall be one hundred twenty-six (126). 12. 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. 13. Compliance with all applicable codes and ordinances. Section 5. That Section 3. J. of Ordinance No. G72-03, which regulates"Signs"in the PGI Planned General Industrial District of the Subject Property, is hereby amended in its entirety to read as follows: J. Signs. In this PGI Planned General Industrial District, signs shall be subject to the provisions of 19.50 "Street Graphics", of the Elgin Municipal Code, as amended, except as provided within this section, and shall be in substantial conformance with the following: 1. A departure is hereby granted to allow the installation of nine wall graphics on the principal building on the Subject Property. 2. 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. 3. 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. Section 6. That except as amended herein, the use and development of Subject Property shall be controlled pursuant to the provisions of Ordinances No. G72-03. In the event of any - 3 - conflict between this ordinance and Ordinance No. G72-03, this ordinance and associated documents shall control and prevail. Section 7. That this ordinance shall be in full force and effect immediately after its passage in the manner provided by law. David J. ain, ayor Presented: December 17, 2025 Passed: December 17, 2025 Omnibus Vote: Yeas: 9 Nays: 0 Recorded: December 17, 2025 Published: December 17, 2025 - imberly Dewis, ity Clerk a £-. FT- -4 - 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 '/4 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 2nd floor of the accessory building is occupied by a watch repair company. _ �` ___ - -- Imo. ( cm -- -4 N.. 1 66S ig Air e a -1 9)5 927 y r.r ;e�1nii . 4 f—L .i 1i 9)1. 9)) f _ !` a)r�\^\ .?I Y ')' 995 e1 .�I7�. 55 51 ��,„ ,00-� r , 6', 7 1546 m .. * !.'_1._ T.. ,Iii,,, ��` \tr ,r ,1r �� 555,[r5/5ipueiri 'uS:L.IL) coo ~�\ `' ` �'7 vim. !}. py��y, Ay �'' i ® H.` 11,(Z.0.ts�., p .fi g '*41 • // `'keiZ:),. ok'..4 . i, b::r• - G'"""" Oil ew I �ji '€3 a • :-2 .d i eso o--,-[10 Ea Cs J `\ as i vli 5 : TT , 01 y .;3.- --lit \pitil � 637 - n 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 I st 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 txt CICI 00 00 NORTH ray, nrcn Irpy •^•. STAIR KSTtur ...... .. enu - .r U.SI r.., r.un �- W Si. ��` . -.n l �. ""I am, ram- 0 .uislco.. UMW; Y o..M ..w.o. .UTI tLw wV..r, 1 1 k. _� —Y 1 MSS i W Sr i I amn } MOWS1 I. F i Tt, UV ,.._r.._i .MY (QIIK+M ' SRAPG1 loY... •�-�rn IanSi s . I I.1 somas .�-. IKIF T SCRIMMal n IPGGyY. "WY ' rp.[16 ._••- ITa4 r/ 1T�Y 146Y i�vf ern I �^. = - I. I WS„Nil r I I STAIR m u ' w• � I... w.. CC CIO GO 0 Figure 2. Proposed 1st Floor Figure 3.Proposed 2nd Floor C SI ...i ..r IS ..1l" .•... Sl/Y 1 - [ -I Y 0 - UYM4/IV MOANS ..Sy :SOS Si rRVY1 lose TIIv i 1,• .w.r ca. .•. r .�. ).Y ilr 4..w..iwV• .AN _ ryl�Tv L GUNKr:r. INMY • ..o. .. HIS SP MTM u.r.,r r ISO SP tree Inl�. MIMIIIXIO YEIr/GW wrr....MM.M 7mY. nr ado M MONT iPHV on,, ....m. ...-.... 'u.6s.0a. tQy c.., i.'...ff.. _O w(Ow J Y Figure 4. Proposed 3nd Floor Figure 5. Proposed 401 Floor 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. I American Institute of Architects and the National Trust for Historic Preservation "Building Reuse:A Proven Climate and Economic Strategy." https.//www.aia.orvisites/default/files2024-I2/AIA NTHP Building Reuse 42 0.odf 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 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. - 8- Recommendation & Findings of Fact Petitions 33-25 and 34-25 November 3, 2025 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. 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 - I1 - Recommendation & Findings of Fact Petitions 33-25 and 34-25 No ember 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 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. 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. 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 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 buildings 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-SI, 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 - I 8 - 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- I Ld -f1/4.' / 411111141.411114:1"414414< 4.1tittit ., P c I. Subject Property • !' Petition #33-25 & #34-25 ' ; ''aa / ' .. - ,. ':. _7--___ — t_� y -a ...4 4a 40.,,,-,i . , . ; ,--,. It .r.r...) : i ' 1 ri 'f,, ' , : 0. :I.''',r-r ,_..,_.:, ' I L 31 '; f `F . kill,111.: F g r_ • J - ; V 1 •( t ® r_ 1_1 r-c rT- ti - _ r I - r EXHIBIT A N Aerial / Location Map A 1h 0 75 150 ELGIN I ' I THE CITY IN THE SUBURBS Feet Subject Property Petition#33-25&#34-25 • Zoning RC1 -RESIDENCE CONSERVATION 1 QRC2-RESIDENCE CONSERVATION 2 PGI RC3-RESIDENCE CONSERVATION 3 PRC-PLANNED RESIDENCE CONSERVATION SFR1 -SINGLE FAMILY RESIDENCE 1 SFR2-SINGLE FAMILY RESIDENCE 2 \2\4) PSFR1 -PLANNED SINGLE FAMILY RESIDENCE 1 PSFR2-PLANNED SINGLE FAMILY RESIDENCE 2 PGI TFR-TWO FAMILY RESIDENCE I 111.131 PTFR-PLANNED TWO FAMILY RESIDENCE MFR-MULTIPLE FAMILY RESIDENCE PMFR-PLANNED MULTIPLE FAMILY RESIDENCE RB-RESIDENCE BUSINESS PRB-PLANNED RESIDENCE BUSINESS NB-NEIGHBORHOOD BUSINESS PNB-PLANNED NEIGHBORHOOD BUSINESS -AB-AREA BUSINESS - PAB-PLANNED AREA BUSINESS CC1 -CENTER CITY 1 CC2-CENTER CITY 2 PCC-PLANNED CENTER CITY PCC2-PLANNED CENTER CITY 2 ORI-OFFICE RESEARCH INDUSTRIAL ElPORI-PLANNED OFFICE RESEARCH INDUSTRIAL GI-GENERAL INDUSTRIAL ® PGI-PLANNED GENERAL INDUSTRIAL © CI-COMMERCIAL INDUSTRIAL CF-COMMUNITY FACILITY 6tt® PCF-PLANNED COMMUNITY FACILITY EXHIBIT B N Zoning Map 0 150 300 ELGIN ' R IH • THE CITY IN T SUBURBS Feet ( Subject Property Petition #33-25 &#34-25 N '\ 0611101008 Z IL 31 EXHIBIT C N Parcel Map A ry 0 75 150 ELGIN i i i THE are E SUBURBS Feet IN THE EXHIBIT D SITE LOCATION 890 N State Street Petitions 33-25 and 34-25 %., W f ., ...... ` - .l �•" - . ✓ 1�1..111 ..a K f� A Genesee Av enue . 1 1 N E 4-a-E4 t4 �¢, .I t �. t .q 'r , 4e - l - ,'may. ' �. wassaAvenue~1 •1 _ � ! � - - .�. - _ _ _ s 'A .ry.tw G5.o 7J�Ike:R6:vm :'I✓ Bird's eye view looking north -94• 4r� i • 6 • r. Sub ect Prope" o S • _ �� �' • I " � *me S t „ _ /' .A.4 ,4. - , AfAM y H ' y /� 'iF —" . V . y , a. r + s '.,i'l : 4 . -r: oN)Zetal ' :Jr+ ',.s. 4?r .,..:''7"..1...L m`• Te Ave ,•'- . n t /',8 f �`1. , okkr.,jii. „..-. In:f.A nicer: '�.. _ -. '� -1'� I •ar�ro'4,23,414n:Mm !I:i:. Bird's eye view looking south EXHIBIT D SITE LOCATION 890 N State Street Petitions 33-25 and 34-25 , tom _ - . _. - -iia M .1 1 Irs , i „. , _I(_ . ._..... _ _ arri �. i. — II -- .7.4 ." PM _0 .. J.ti • .ems'.". View of the property from northbound State Street - .-- ,. ,, If• *I-. • • i—3- .. . ' ,' ---,,— Ui■ I • - -1k..,` , `ors View of the property from southbound State Street EXHIBIT D SITE LOCATION 890 N State Street Petitions 33-25 and 34-25 - R View of the property from southwest r . viri,„ \ ,. :11,1!ii iiimi,11111- , , ,, , _ , _ _.„ _ , ... , _. _ ...e. .,.;. , ! ,, iv i . • View of the property from northwest