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HomeMy WebLinkAboutG20-26 Ordinance No. G20-26 AN ORDINANCE REPEALING ORDINANCE NO. G109-06, GRANTING A CONDITIONAL USE FOR AN EMERGENCY SHELTER, TRANSITIONAL HOUSING FACILITY, AND FOR A PLANNED DEVELOPMENT IN THE GI GENERAL INDUSTRIAL DISTRICT WITH CERTAIN DEPARTURES FROM THE ELGIN ZONING ORDINANCE (1730-1740 Berkley Street) WHEREAS, by adopting Ordinance No. G109-06 on December 20,2006,the City Council granted a conditional use for a planned development to permit the establishment and operation of an emergency shelter at 1730 Berkley Street, Units A and B; and WHEREAS, written application has been made to repeal Ordinance No. G 109-06 in order to expand the existing emergency shelter, and for conditional use approval to establish a transitional housing facility and a planned development with accessory parking with certain departures from the Elgin zoning ordinance at 1730-1740 Berkley Street; and WHEREAS, the zoning lot containing the premises at 1730-1740 Berkley Street is legally described herein (the"Subject Property"); and WHEREAS, the Subject Property contains less than two (2) acres of land, and is located within the GI General Industrial District; and WHEREAS, an emergency shelter, a transitional housing facility, and a planned development on a zoning lot containing less than two(2)acres of land are all listed as a conditional use within the GI General Industrial District; and WHEREAS,the Planning and Zoning Commission conducted a public hearing concerning said application on June 1, 2026, 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 in their Findings of Fact; 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 repealing Ordinance No. G109-06 and granting a conditional use for a transitional housing facility and a planned development in the GI 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 June 1, 2026, 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 Ordinance No. G109-06 entitled "An Ordinance Granting a Conditional use for a Planned Development to Permit the Establishment and Operation of an Emergency Shelter at 1730 Berkley Street, Units A and B" passed December 20, 2006, is hereby repealed. Section 3. That a conditional use for an emergency shelter, transitional housing facility, and a planned development with certain departures from the Elgin zoning ordinance is hereby granted for the property commonly known as 1730-1740 Berkley Street, which is commonly identified by Kane County Property Index Number 06-22-151-021, and legally described as follows: THE WEST 151.69 FEET,AS MEASURED AT RIGHT ANGLES TO THE WEST LINE THEREOF, OF LOT 3 IN BLOCK B OF BURNIDGE BROS. INDUSTRIAL PARK BLOCKS A AND B OF UNIT NO. 1, ACCORDING TO THE PLAT THEREOF RECORDED DECEMBER 13, 1963 AS DOCUMENT 1014426, IN THE CITY OF ELGIN, KANE COUNTY, ILLINOIS; (commonly known as 1730-1740 Berkley Street). Section 4. 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 Wayside Cross Ministries, as applicant, and Wayside Cross Ministries Title Holding Co., as property owner received March 26, 2026, and supporting documents including: a. Statement of Purpose and Conformance (Joint), dated March 20, 2026, revised April 30, 2026; b. ALTA/NSPS Land Title Survey,prepared by Polena Engineering LLC,dated April 20, 2026; c. Four-page architectural plan set titled Wayside Cross Ministries—Proposed Facility Expansion, including sheets: Z-0, Z-1, Z-2, Z-3, dated last revised April 30, 2026, with such further revisions as required by the Community Development Director; 2 In the event of any conflict between such documents and the terms of this ordinance or other applicable city ordinances, the terms of this ordinance or other applicable city ordinances shall supersede and control. 2. A departure is hereby granted to allow the construction of the proposed building addition with a minimum 20-foot building street yard setback. 3. A departure is hereby granted to allow the installation of playground equipment within the street yard on the Subject Property. 4. A departure is hereby granted to allow the establishment of an emergency shelter and a transitional housing facility on the Subject Property, provided a minimum of 44 parking spaces are located on the Subject Property. 5. Outside storage of any equipment and materials is prohibited on the Subject Property. 6. The maximum permitted number of resident beds within the proposed combined facility including the emergency shelter and the transitional housing facility on the Subject Property shall be one hundred eighteen(118). 7. A certificate of occupancy for the proposed emergency shelter and the certificate of occupancy for the proposed transitional housing facility hereby authorized shall be obtained no later than three years from the approval of this ordinance. 8. All exterior street graphics must comply with the zoning ordinance requirements. 9. Compliance with all applicable codes and ordinances. Section 5. That this ordinance shall be in full force and effect upon its passage in the manner provided by law. avid J. Kap in, M or Presented: July 8, 2026 Passed: July 8, 2026 , Omnibus Vote: Yeas: 9 Nays: 0 Recorded: July 8, 2026 / `-''= Published: July 8, 2026 /'At7Y-// a • • Att st• �,s'; Kimberly D is, ty Clerk 3 FINDINGS OF FACT PETITION 07-26 1730-1740 Berkley Street June 1,2026 RECOMMENDATION & FINDINGS OF FACT OF THE COMMUNITY DEVELOPMENT DEPARTMENT AND THE PLANNING & ZONING COMMISSION CITY OF ELGIN, IL OVERVIEW Provided herein arc the written findings and recommendation of the Community Development Department and the Planning & Zoning Commission regarding Petition 07-26, an application by Wayside Cross Ministries, as applicant, and Wayside Cross Ministries Title Holding Co., as property owner, requesting approval of 1) a planned development as a conditional use that incorporates and amends Ordinance No. G 109-06 and grants departures from the Elgin Municipal Code requirements for the building street yard setback, location of recreational playground equipment, and any other departures as may be necessary or desirable, and 2) conditional uses to expand the existing emergency shelter and to establish a transitional housing facility, all within the existing light-industrial building commonly referred to as 1730-1740 Berkley Street. GENERAL INFORMATION Petition Number: 07-26 Property Location: 1730-1740 Berkley Street Requested Action: Planned development as a conditional use,and amendment to conditional use Ord#G 109-06 Current Zoning: GI General Industrial District Proposed Zoning: No change. GI General Industrial District Existing Use: Emergency Shelter at(1730-1732 Berkley St); Public Warehousing And Storage(1734 and 1740 Berkley Street); and Special Trade Contractor(1736 and 1738 Berkley Street) Proposed Use: Emergency Shelter(1730 and 1740 Berkley St) and Transitional Housing Facility (1732, 1734, 1736 and 1738 Berkley Street) Recommendation & Findings of Fact Petition 07-26 June 1, 2026 Applicant: Wayside Cross Ministries Owner Wayside Cross Ministries Title Holdin Corporation Staff Coordinator: Damir Latinovic, AICP, Senior Planner Exhibits Attached: A. Aerial B. Zoning Map C. Parcel Map D. Site Location E. Development Application and Attachments F. Draft Ordinance BACKGROUND Wayside Cross Ministries, as applicant, and Wayside Cross Ministries Title Holding Co., as property owner, requesting approval of 1) a planned development as a conditional use that incorporates and amends Ordinance No. G109-06 and grants departures from the Elgin Municipal Code requirements for the building street yard setback, location of recreational playground equipment, and any other departures as may be necessary or desirable, and 2)conditional uses to expand the existing emergency shelter and to establish a transitional housing facility, all within the existing light-industrial building commonly referred to as 1730-1740 Berkley Street. The 1.17-acre subject property, zoned GI General Industrial District, is located on the north side of Berkley Street approximately 675 feet east of Second Street in the southwest industrial park known as the Burnidge Bros. Industrial Park.The property is improved with a 21,175-square-foot, one-story, multi-tenant light-industrial building and an accessory parking lot with 80 parking spaces. The property has two access driveways to Berkley Street. The two-way eastern access driveway is located directly on the east property line and is shared with the light-industrial building adjacent to the east. The western driveway is only 13 feet wide and is used for one-way access to the rear of the building. The building is surrounded by various light-industrial uses. The properties to the east, west, and south are all zoned GI General Industrial District or PGI Planned General Industrial District. The property adjacent to the east is a one-story, multi-tenant light-industrial building home to several general light-industrial uses, including Courtesy Container Packaging Company, a wholesaler of packaging supplies,and FA Plastic Molding Inc.,a manufacturer of modular plastic products.The -2- Recommendation & Findings of Fact Petition 07-26 June 1, 2026 property adjacent to the west is improved with a one-story trucking distribution terminal home to R+L Carriers trucking transportation company. The property to the south across Berkley Street is improved with an approximately 246,000-square-foot warehouse home to Stamar Packaging, a wholesaler of paper products. And the properties adjacent to the north are zoned CI Commercial Industrial District and include several one-story light-industrial buildings occupied by several special trade contractors and general warehousing businesses. °. w.,o --.1.1t1 16$ 161J ti ' ' -- Ill 1 " xt6it x p _� 'I , II .rl1r 't'rT. n4 17 �Eli_z_...- _' 1 ef x 1J36.� ' 3 !I ' 'I -, 1 I 1734 _ M 4s , _ .. S" L re 1730 ,, 15.,.1,.,,E ' it ri_r_4r-'\ :1_-. :-. Il 'r 1 . :_. ,425 }/MJJROfKrtR 1I51ri""es. ' lif PI.WM 1 ,t far). t Figure 1.Site area map with zoning overlay - 3 - Recommendation & Findings of Fact . Petition 07-26 June 1, 2026 The multi-tenant building on the subject property, - \ - ;\ which is owned by Wayside Cross Ministries, is - in ;/ \ : \ 11 home to the 10,640-square-foot Emergency Shelter � `;i; 11 RI located within Units A and B (1730-1732 Berkley ..1. ?;' 4, hAithk. �\ SStreet). The shelter was established in 2007 q following the conditional use approval by Ordinance MI No. G 109-06 in 2006. The emergency shelter is + \ operated by Public Action to Deliver Shelter(PADS) �-- C and Wayside Cross Ministries (Wayside) with a tl `� ' �" I t--,, maximum capacity of 60 persons. PADS provides . — --- '4 11 and manages mostly overnight accommodations for __ i,� T-(14 i i f ) up to 30 persons, while Wayside manages the = _-= �: - , ' - daytime program for up to 30 persons experiencing ; ;~-• _ 0 _ ;, homelessness. t - ,I' In 2025, PADS and Wayside received approval for _:' o il ' i z• il Y PP `�-' the interior renovation of the emergency shelter. At • ?; 1.1. ammo 13 .) the same time PADS received approval to occupy 1,,—_ ; i.o • the 2,385-square-foot Unit F (1740 Berkley Street) ,T-1 .,;j 1 u I�_ 1 within the building for general warehousing and :-Y-.i.� storage. And Wayside received approval to occupy ;, ,,,, the 2,872-squre-foot Unit C (1734 Berkley Street) 1 - ig^ .4 A t I I also for general warehousing and storage. The 1 emergency shelter for 60 persons remains within • 1 • i- 1 t. Units A and B. The renovation work is nearing completion. — 1 i i There are two other tenant spaces within the building. The 2,197-square-foot Unit D (1736 Figure 2.1730-1740 Berkley Street existing Unit layout Berkley Street) is currently occupied by a special trade contractor Kadlec Electric. And the 3,030-square-foot Unit E is occupied by another special trade contractor Limitless DC, Inc. Proposal Wayside and PADS are now proposing to expand their services from 60 to 118 persons, and to expand and occupy the entire 21,176-squre-foot building. One of the two remining tenants has already moved out,while the last remining tenant's lease expires at the end of August 2026. The proposed emergency shelter operated by PADS would occupy the front 8,185 square feet of the building(Units A and F)with expanded services for up to 48 persons.While the existing shelter only offers overnight accommodations with limited service coordination with other area agencies, -4- Recommendation & Findings of Fact Petition 07-26 June 1,2026 the proposed expansion would allow PADS to offer daytime shelter for persons not admitted for overnight stay including day shower, laundry needs and other day-time services. On the exterior, PADS is proposing to install a small playground structure in front of the building, which is enclosed with an existing six-foot-high fence. PADS employs eight staff members including those present during overnight hours. In the future, PADS proposes to construct a 600-square foot addition at the front of the building that would provide additional showers and support areas.The proposed addition does not meet the required building street yard setback, which is one of the departures requested by the applicant, and which is described in more detail further below. Wayside is proposing to expand into the last two remaining tenant spaces and establish its transitional housing facility for up to 70 persons within the rear 12,943 square feet(Units B,C, D, and E).The transitional housing facility would be modeled on Wayside's similar facility in Aurora. The facility would provide housing and a residential and recovery program for both men and women as they transition through a five-step program. Wayside's program guides residents through a series of activities and actions positively affecting their growth and transformation. In addition to dorm-style living quarters, the facility would offer a variety of programmatic support areas to facilitate skills and job training, counseling, and spiritual and motivational support. The facility would include a commercial kitchen, dining room, and laundry facilities. The facility would have ten professional staff members plus three current resident-staff members that live on- site 24/7 and provide overnight security. In the future, Wayside is proposing to construct a 1,500-square-foot addition at the rear of the building for donation collection center and additional program support areas. -5- Recommendation & Findings of Fact Petition 07-26 June 1, 2026 ..Iwasnlwo..n --p 1 i 1+ - i I/MA ON I.MIO.... .. .p, FT:. =_T. I ., ���i I 1. ISM i I —' ESE .. ' rr�r rr ® , I � ��, _ . - I — I ' .L.•..e..uu I 1 •niHafeedi L_=--L--------- _ L-�- ------ LJ Figure 3.Proposed Phase 1 improvements(left)and future Phase 2 building additions in the front for PADS and in the rear for Wayside(right) The proposed improvements are mostly on the interior of the building. Exterior changes include facade improvements to fill in three of the five loading docks,parking lot modifications that would expand the number of parking spaces from 40 to 44 parking spaces, and construction of the six- foot-high refuse collection area enclosure in the rear of the building. The proposed refuse collection area enclosure and the infill for the loading docks would be completed with brick masonry that matches the existing masonry on the building. Zoning Considerations The proposed expansion of the emergency shelter requires the approval of an amendment to the conditional use granted by Ordinance No. G109-06. The proposed transitional housing facility requires the approval of a conditional use. And the proposed playground equipment in the street yard, future building addition for PADS, which does not meet the required building street yard setback,and the number of parking spaces proposed require the approval of a planned development with departures from the standard requirements of the zoning ordinance. - 6- Recommendation & Findings of Fact Petition 07-26 June 1, 2026 The playground equipment is only allowed in rear yard of a property. PADS is proposing to install it within the street yard.The required building street yard setback is 25 feet. The proposed building addition has a 20.7-foot street yard setback. The facility is required to provide one parking space per two beds, plus one parking space per employee. With a total of 118 beds and 18 employees, the facility is required to have 77 parking spaces. With 44 parking spaces proposed, the property does not meet it's parking requirement. The requested departures are listed in Table 1 below and are further described in Planned Development Departures and Exceptions section of this staff report also further below. Table 1. Detail of the Departures for 1730-1740 Berkley Street Requirement Proposal Building street yard 25 ft. 20.7 feet setback Location of playground In rear yard only In street yard equipment #of parking spaces 77 44 Environmental Sustainability Consideration The proposal represents an adaptive reuse of an aging multi-tenant one-story light-industrial building that was constructed in the mid-1960s. 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 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 near Pace Suburban Bus Route 549 which provides service from Elgin's downtown transportation center to Walmart and Sam's Club property on Randall Rd with intermediate stops along S. McLean Boulevard and Fleetwood Drive. The Community Development Department offers the following additional information: 1 American Institute of Architects and the National Trust for Historic Preservation."Building Reuse:A Proven Climate and Economic Strategy" hnps• "www.aia org,'sites dcfault tilcs2024-12'AIA NI I II' Budding Reuse 42 tt_xlf.Accessed October 22,2025. -7- Recommendation & Findings of Fact Petition 07-26 June 1, 2026 A. Property History. The subject property was annexed to the City in 1962. Upon annexation,the property was zoned M I Limited Manufacturing. The property is part of the industrial subdivision knowns as Burnidge Bros. Industrial Park recorded in 1963. The existing building on the property was constructed shortly thereafter in the mid-1960s. In 1992, the property was rezoned to GI General Industrial District as part of the comprehensive amendment to the zoning ordinance. In 2006, the City approved ordinance No. G109-06, which granted the approval for the establishment of an emergency shelter within Units A and B (1730-1732 Berkley St)of the existing building. B. Surrounding Land Use and Zoning. The building is surrounded by various light- industrial uses. The properties to the east, west, and south are all zoned GI General Industrial District or PGI Planned General Industrial District. The property adjacent to the east is a one-story, multi-tenant light-industrial building home to several general light- industrial uses, including Courtesy Container Packaging Company. a wholesaler of packaging supplies, and FA Plastic Molding Inc., a manufacturer of modular plastic products. The property adjacent to the west is improved with a one-story trucking distribution terminal home to R+L Carriers trucking transportation company. The property to the south across Berkley Street is improved with an approximately 246,000-square-foot warehouse home to Stamar Packaging, a wholesaler of paper products. And the properties adjacent to the north are zoned CI Commercial Industrial District and include several one- story light-industrial buildings occupied by several special trade contractors and general warehousing businesses. C. Comprehensive Plan. The subject property is designated as Light Industrial by the City's 2018 Comprehensive Plan. This land use includes light industrial uses and business parks consisting of a range of uses, such as research and development, light distribution and warehousing, light manufacturing, and service and consumer-oriented businesses. The scale and intensity of these uses should vary based on context and respect the scale and character of nearby housing when located near a residential area. When adjacent to commercial districts or residential neighborhoods, buffering and screening should be in place to appropriately mitigate potential negative impacts and nuisances. Generally speaking, light industrial uses and activities are conducted entirely indoors and area relatively low in intensity with limited impact on adjacent properties. D. Zoning District.The purpose of the GI General Industrial District is to provide an alternate industrial environment for those industrial uses that do not require the location or environment of an ORI zoning district. E. Trend of Development. The subject property is located near the center of the Burnidge Bros. Industrial Park located south of US Highway 20 and west of S. McLean Boulevard. - 8 - Recommendation & Findings of Fact Petition 07-26 June 1,2026 On the west, the industrial park borders a multi-family residential neighborhood, and on the south,the industrial park borders the Elgin Community College campus.The properties along S. McLean Boulevard have developed with general commercial auto-oriented uses and restaurants. Most recent development within the industrial park include renovations to existing properties, including the R+L Carriers facilities at 375 Second Street and 1751 Berkley Street, as well as the improvements to the 250,000-square foot building at 1600 Fleetwood Drive. Staff is noting a renewed interest in the area following the completion of the US Highway 20 and S. McLean Boulevard intersection and the improved access that this project has provided for this industrial area. FINDINGS After due notice as required by law, the Planning & Zoning Commission conducted a public hearing in consideration of Petition 07-26 on June 1,2026. 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 June 1,2026. The Community Development Department and the Planning & Zoning Commission have made the following findings regarding this application against the standards for planned developments outlined in § 19.60.040 and standards for conditional uses outlined within § 19.65.030: STANDARDS FOR 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 1.17-acre property is fully improved with an approximately 21,I76-square-foot, one-story, multi-tenant building with an accessory parking lot with 40 parking spaces and five loading docks. The building is fully occupied. The existing shelter located within Units A and B would be expanded within the entire building. The Phase 1 improvements include elimination of all but two loading docks, and modifications to the site layout as a result of that. The applicant would construct a new landscaped area in the rear of the building and a new masonry refuse collection area in the rear of the building. The number of parking spaces would increase from 40 to 44 parking -9- Recommendation & Findings of Fact Petition 07-26 June 1, 2026 spaces. The Phase 2 improvements include the construction of a 1,500-square-foot addition in the rear of the building for Wayside, and an approximately 600-square-foot building addition at the front of the building for PADS. No existing site features including topography, watercourses, vegetation, and property improvements exist that would have a negative impact on the proposed building and site improvements. B. Sewer and Water Standard. The suitability of the subject property for the planned development with respect to the availability of adequate Municipal water, wastewater treatment and stormwater control facilities. Findings. The subject property is suitable for the intended planned development with respect to the availability of adequate water, sanitary treatment, and storm water control facilities. The existing building is currently served by municipal water and sanitary sewer services. The existing infrastructure facilities can adequately serve the proposed building renovation and expansion. The applicant is not proposing a new stormwater infrastructure. The existing property is almost entirely improved and impervious. The proposed building renovation will result in the installation of an approximately 1,900-square-foot landscaped area, which will be reduced in Phase 2 to accommodate the proposed building addition. The proposed development will comply in all other ways with the requirements of the stormwater ordinance. C. Traffic and Parking Standard. The suitability of the subject property for the planned development with respect to the provision of safe and efficient on-site and off site vehicular circulation designed to minimize traffic congestion. 1. Nonresidential land uses should be located central and accessible to the area or population served without requiring traffic movements through or into a residential neighborhood. Nonresidential land uses should not be located within residential neighborhoods, but on their periphery as defined by the "arterial street"[SR]system. 2. The number of locations for vehicular access to or from a public right of way should be limited to those which are necessary for the reasonable use of the property and consistent with current traffic engineering standards. Property with two (2) street frontages should not be permitted access to or from the street with the higher degree of continuity within the overall street system or with the higher traffic volume. With the exception of residential driveways, locations for vehicular access to or from a public right of way should be aligned directly opposite existing or approved locations across the street. - 10- Recommendation & Findings of Fact Petition 07-26 June 1, 2026 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 includes an accessory parking lot with 40 parking spaces and two access driveways to Berkley Street.The eastern,full-access driveway is located directly on the east property line and is shared with the property adjacent to the east. The western access driveway is only 13 feet and serves for one-way access.The existing emergency shelter does not generate significant traffic as most persons coming to the shelter do not arrive by personal vehicles. The expanded shelter and transitional housing facility will likely generate even less traffic then the existing building with two special trade contractors. the proposed development will not have any negative effect on the existing traffic pattern in the neighborhood. The proposed emergency shelter and transitional housing facility is required to provide one parking space per two beds,plus one parking space per employee.With a total of 118 beds and 18 employees, the facility is required to have 77 parking spaces. With 44 parking spaces proposed, the property does not meet its parking requirement. This is one several departures requested by the applicant. In reality, the actual parking demand of the proposed facility is far less than the required 77 parking spaces. Most of the persons experiencing homelessness who would visit the facility will not arrive by and do not have personal vehicles. And the proposed 44 parking spaces can adequately serve the 18 employees between both PADS and Wayside facilities. As such, the proposed facility will not have any negative effect on the surrounding properties. D. Zoning History Standard. The suitability of the subject property for the planned development with respect to the length of time the property has remained undeveloped or unused in its current zoning district. Findings. The property is suitable for the intended planned development with respect to . the length of time the property has remained undeveloped or unused in its current zoning district. The subject property was annexed to the City in 1962. Upon annexation, the property was zoned M 1 Limited Manufacturing. The property is part of the industrial subdivision knowns as Burnidge Bros. Industrial Park recorded in 1963. The existing building on the property was constructed shortly thereafter in the mid-1960s. In 1992, the property was rezoned to GI General Industrial District as part of the comprehensive amendment to the zoning ordinance. In 2006, the City approved ordinance No. G109-06, which granted approval for the establishment of an emergency shelter within Units A and B (1730-1732 Berkley St)of the existing building. E. Surrounding Land Use and Zoning Standard. The suitability of the subject property for - 11 - Recommendation & Findings of Fact Petition 07-26 June 1,2026 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 building is surrounded by various light-industrial uses. The properties to the east,west,and south are all zoned GI General Industrial District or PGI Planned General Industrial District. The property adjacent to the east is a one-story, multi-tenant light-industrial building home to several general light-industrial uses, including Courtesy Container Packaging Company, a wholesaler of packaging supplies,and FA Plastic Molding Inc.,a manufacturer of modular plastic products. The property adjacent to the west is improved with a one-story trucking distribution terminal home to R+L Carriers trucking transportation company.The property to the south across Berkley Street is improved with an approximately 246,000-square-foot warehouse home to Stamar Packaging, a wholesaler of paper products. And the properties adjacent to the north are zoned CI Commercial Industrial District and include several one- story light-industrial buildings occupied by several special trade contractors and general warehousing businesses. 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 near the center of the Bumidge Bros. Industrial Park located south of US Highway 20 and west of S. McLean Boulevard. On the west, the industrial park borders a multi-family residential neighborhood, and on the south,the industrial park borders the Elgin Community College campus.The properties along S. McLean Boulevard have developed with general commercial auto-oriented uses and restaurants. Most recent development within the industrial park include renovations to existing properties, including the R+L Carriers facilities at 375 Second Street and 1751 Berkley Street, as well as the improvements to the 250,000-square foot building at 1600 Fleetwood Drive. Staff is noting a renewed interest in the area following the completion of the US Highway 20 and S. McLean Boulevard intersection and the improved access that this project has provided for this industrial area. 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. This standard is not applicable. The applicant is not seeking approval of a - 12 - Recommendation & Findings of Fact Petition 07-26 June 1, 2026 planned development district as a map amendment. H. Comprehensive Plan Standard. The suitability of the subject property for the planned development with respect to conformance to the goals, objectives, and policies of the Official Comprehensive Plan Findings. The subject property is suitable for the intended planned development with respect to conformance to the goals,objectives,and policies of the Official Comprehensive Plan. The subject property is designated as Light Industrial by the City's 2018 Comprehensive Plan. This land use includes light industrial uses and business parks consisting of a range of uses, such as research and development, light distribution and warehousing, light manufacturing, and service and consumer-oriented businesses. The scale and intensity of these uses should vary based on context and respect the scale and character of nearby housing when located near a residential area. When adjacent to commercial districts or residential neighborhoods, buffering and screening should be in place to appropriately mitigate potential negative impacts and nuisances. Generally speaking, light industrial uses and activities are conducted entirely indoors and area relatively low in intensity with limited impact on adjacent properties. 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. The subject property is suitable 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. The applicant is proposing a planned development as a conditional use to allow for three departures from the requirements of the zoning ordinance. The 1.1-acre property is less than two acres,which is necessary to establish a Planned Development District.The proposed conditional use for a planned development would allow for the proposed expansion of existing shelter and the establishment of a transitional housing facility with increased capacity serving up to 118 persons experiencing homelessness.The building and site improvements are well designed and complement the existing building and surrounding developments. The applicant will improve the building, construct additional landscaping and construct a new refuse collection area, all of which will have a positive impact on the surrounding properties. 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. - 13 - Recommendation & Findings of Fact Petition 07-26 June 1,2026 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 subject property is fully improved with a 21,176-squre-foot light-industrial building and accessory parking lot. The applicant is proposing to eliminate three loading docks which will increase the number of parking spaces on site from 40 to 44 parking spaces. The proposed property improvements will result in reduced impervious area and the addition of an approximately 2,000-square foot landscape area in the rear of the property. The site improvements will also eliminate outdoor storage of materials that are associated with the existing special-trade contractors. K. Internal Land Use. The suitability of the subject property for the intended planned development with respect to the land uses permitted within the development being located, designed, and operated so as to exercise no undue detrimental influence on each other or on surrounding property. Findings. The subject property is suitable for the intended planned development with respect to the land uses permitted within the development being located, designed, and operated so as to exercise no undue detrimental influence on each other or on surrounding properties. The existing emergency shelter has been in operation since 2007 without any negative impact on the surrounding properties.All services,programs and activities would take place on the inside of the building. No outside storage is proposed, nor would it be permitted. The proposed expansion of the existing shelter and the addition of a transitional housing facility will increase the services for persons experiencing homelessness with less impact on the community as a whole when compared to opening such a facility in a brand new location. The operations of the shelter will remain largely unchanged. There are no residential properties in close proximity to the subject property. 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 zoning ordinance: 1. Section 19.40.335, "Site Design". The minimum required building street yard setback is 25 feet. The applicant is proposing to construct a building addition at the front of the building with a 20.7-foot building street yard setback. 2. Section 19.12.600, "Obstructions in yards". A recreational equipment is only allowed within the rear yard. The applicant is proposing to install playground equipment with the - 14- Recommendation & Findings of Fact Petition 07-26 June 1, 2026 street yard. 3. Section 19.45.070, "Required number of parking spaces". The proposed emergency shelter and transitional housing facility is required to provide 77 parking spaces. The applicant is proposing 44 parking spaces on site. Staff finds the proposed departures are necessary and appropriate for the expansion of desirable community services. The proposed future addition at the front of the building for PADS will appropriately align with the existing building.The existing building does not meet the required 25-foot street yard setback. The building is located approximately 20 feet from the street property line.Therefore,the proposed addition has the same 20-foot setback from the street property line. And reduce the width of the proposed addition by five feet, so that it does meet the required 25-foot street yard setback is not possible. It would make the addition not practical and not feasible. But before the proposed addition is ever constructed, the applicant is proposing to install recreational playground equipment in the area where the addition would be constructed in the future. This area is currently enclosed with a six-foot-high privacy fence and serves as an outdoor patio/seating area for PADS clients. With PADS' desire to provide services to more families and children, there is a need to provide a small outdoor playground equipment for the children. The existing fence would remain, and the proposed playground equipment would not be very visible from the public view. As such, it will not have any negative effect on the surrounding properties. Finally,the proposed renovations will result in an increase in the number of parking spaces on site from 40 to 44 parking spaces. This still does not meet the proposed facility's parking requirement of 77 parking spaces. However,the actual parking demand of the proposed facility is far less than the required 77 parking spaces. Most of the persons experiencing homelessness who visit the facility will not arrive by car and do not have personal vehicles. The proposed 44 parking spaces can adequately serve the 18 employees between both PADS and Wayside facilities. As such, the proposed facility will not have any negative effect on the surrounding properties. The proposal represents the expansion of a desirable use with great need in the community that will have a minimal impact on the immediate area, but a far greater, positive impact on the community as a whole. STANDARDS FOR CONDITIONAL USE A. Site Characteristics Standard. The suitability of the subject property for the intended conditional use with respect to its size, shape, significant features including topography, watercourses, vegetation, and existing improvements. Findings. The subject property is suitable for the intended conditional use with respect to - 15 - Recommendation & Findings of Fact Petition 07-26 June 1, 2026 its size, shape, significant features including topography, watercourses, vegetation, and existing improvements. The 1.17-acre property is fully improved with an approximately 21,176-square-foot,one-story,multi-tenant building with an accessory parking lot with 40 parking spaces and five loading docks. The building is fully occupied. The existing shelter located within Units A and B would be expanded within the entire building. The Phase 1 improvements include elimination of all but two loading docks, and modifications to the site layout as a result of that. The applicant would construct a new landscaped area in the rear of the building and a new masonry refuse collection area in the rear of the building. The number of parking spaces would increase from 40 to 44 parking spaces. The Phase 2 improvements include the construction of a 1,500-square-foot addition in the rear of the building for Wayside, and an approximately 600-square-foot building addition at the front of the building for PADS. No existing site features including topography, watercourses, vegetation, and property improvements exist that would have a negative impact on the proposed building and site improvements. B. Sewer and Water Standard. The suitability of the subject property for the intended conditional use with respect to the availability of adequate water, sanitary treatment, and storm water control facilities. Findings. The subject property is suitable for the intended conditional use with respect to the availability of adequate water, sanitary treatment, and storm water control facilities. The existing building is currently served by municipal water and sanitary sewer services. The existing infrastructure facilities can adequately serve the proposed building renovation and expansion. The applicant is not proposing a new stormwater infrastructure. The existing property is almost entirely improved and impervious. The proposed building renovation will result in the installation of an approximately 1,900-square-foot landscaped area, which will be reduced in Phase 2 to accommodate the proposed building addition. The proposed development will comply in all other ways with the requirements of the stormwater ordinance. C. Traffic and Parking Standard. The suitability of the subject property for the intended conditional use with respect to the provision of safe and efficient on-site and off site vehicular circulation designed to minimize traffic congestion. Findings. The subject property is suitable for the intended conditional use with respect to the provision of safe and efficient on-site and off-site vehicular circulation designed to - 16- Recommendation & Findings of Fact Petition 07-26 June 1,2026 minimize traffic congestion. The property includes an accessory parking lot with 40 parking spaces and two access driveways to Berkley Street. The eastern, full-access driveway is located directly on the east property line and is shared with the property adjacent to the east. The western access driveway is only 13 feet and serves for one-way access.The existing emergency shelter does not generate significant traffic as most persons coming to the shelter do not arrive by personal vehicles. The expanded shelter and transitional housing facility will likely generate even less traffic then the existing building with two special trade contractors. the proposed development will not have any negative effect on the existing traffic pattern in the neighborhood. The proposed emergency shelter and transitional housing facility is required to provide one parking space per two beds,plus one parking space per employee. With a total of 118 beds and 18 employees, the facility is required to have 77 parking spaces. With 44 parking spaces proposed, the property does not meet it's parking requirement. This is one several departures requested by the applicant. In reality, the actual parking demand of the proposed facility is far less than the required 77 parking spaces. Most of the persons experiencing homelessness who would visit the facility will not arrive by and do not have personal vehicles. And the proposed 44 parking spaces can adequately serve the 18 employees between both PADS and Wayside facilities. As such, the proposed facility will not have any negative effect on the surrounding properties. 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 existing shelter has been in operation within the existing building since 2006 with no negative effects on the other tenants within the building, nor the surrounding properties. All services, programs, and activities would take place on the inside of the building. No outside storage is proposed, nor would it be permitted. There are no residential properties in close proximity to the subject property. As such,the proposed development would not have any undue detrimental effects on surrounding properties and uses. 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, - 17 - Recommendation & Findings of Fact Petition 07-26 June 1, 2026 and cultural values to an historic preservation plan. Findings. This standard is not applicable. The subject property is neither designated as a local historic landmark nor is it located within a locally designated historic district. RECOMMENDATION The Community Development Department and the Planning & Zoning Commission recommend approval of Petition 07-26,subject to the following conditions: 1. Substantial conformance to the Development Application submitted by Wayside Cross Ministries, as applicant, and Wayside Cross Ministries Title Holding Co., as property owner received March 26,2026, and supporting documents including: a. Statement of Purpose and Conformance (Joint), dated March 20, 2026, revised April 30, 2026; b. ALTA/ NSPS Land Title Survey, prepared by Polena Engineering LLC, dated April 20, 2026; c. Four-page architectural plan set titled Wayside Cross Ministries — Proposed Facility Expansion,including sheets:Z-0,Z-1,Z-2,Z-3,dated last revised April 30,2026,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 construction of the proposed building addition with a minimum 20-foot building street yard setback. 3. A departure is hereby granted to allow the installation of playground equipment within the street yard on the Subject Property. 4. A departure is hereby granted to allow the establishment of an emergency shelter and a transitional housing facility on the Subject Property, provided a minimum of 44 parking spaces are located on the Subject Property. 5. Outside storage of any equipment and materials is prohibited on the Subject Property. 6. The maximum permitted number of resident beds within the proposed facility on the Subject Property shall be one hundred eighteen(118). - 18 - Recommendation & Findings of Fact Petition 07-26 June 1,2026 7. A certificate of occupancy for the proposed emergency shelter and the certificate of occupancy for the proposed transitional housing facility hereby authorized shall be obtained no later than three years from the approval of this ordinance. 8. All exterior street graphics must comply with the zoning ordinance requirements. 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. One member was absent. Respectfully Submitted, s/Jordan Wildermuth Jordan Wildermuth, Chairman Planning& Zoning Commission s/Damir Latinovic Damir Latinovic,AICP; Secretary Planning&Zoning Commission - 19- W r • 1.- 1 Subject Property Petition #07-26 '.. IL 1111 1 % . ...I.,. 16, ' _ , _ , 4 k •n .x't F it 111 abo. - fF1 ' ''`.. , .. \ .. rtr�is i` , ,....., ,r_ r r T . t.:.. 0 r r r s. • It- 'IL- , . rl .., .: fi.:. :I i} ' - ' -' .- dB ant r Berkley St ___.... ii,,,,,„.„..,,,. . _ lila!IL t..././~alikaggalik 11.0011.11111111.k 7, • 110"1111.1".1.117 ___ ______--- • 1., Le— p __ _ ____ t EXHIBIT A Aerial / Location Map A I 0 50 100 ELGIN I } THE CITY IN THE Sktek.TRT35 Feet MFR d • US %e 20 °0>Q> South St %m - GI •— , `�C/ ems. Zoning . nRC1 -RESIDENCE CONSERVATION 1 - nRC2-RESIDENCE CONSERVATION 2 = RC3-RESIDENCE CONSERVATION 3 nPRC-PLANNED RESIDENCE CONSERVATION al Subject Property nSFR1 -SINGLE FAMILY RESIDENCE 1 Petition#07-26 ElSFR2-SINGLE FAMILY RESIDENCE 2 nPSFR1 -PLANNED SINGLE FAMILY RESIDENCE 1 aPSFR2-PLANNED SINGLE FAMILY RESIDENCE 2 nTFR•TWO FAMILY RESIDENCE nPTFR-PLANNED TWO FAMILY RESIDENCE EDMFR-MULTIPLE FAMILY RESIDENCE GI aPMFR-PLANNED MULTIPLE FAMILY RESIDENCE • nRB-RESIDENCE BUSINESS } - - ElPRB-PLANNED RESIDENCE BUSINESS "--i+�+"�/�" f ' _ - - = PNB-PLANNED NEIGHBORHOOD BUSINESS ® NB-NEIGHBORHOOD BUSINESS PGI .AB-AREA BUSINESS - PAB-PLANNED AREA BUSINESS CC1 -CENTER CITY 1 CC2-CENTER CITY 2 - PCC-PLANNED CENTER CITY - PCC2-PLANNED CENTER CITY 2 nORI-OFFICE RESEARCH INDUSTRIAL n PORI -PLANNED OFFICE RESEARCH INDUSTRIAL Fleetwood;Dr aGI-GENERAL INDUSTRIAL �►C ..-- - - /-► PGI-PLANNED GENERAL INDUSTRIAL PCr V I EnCI-COMMERCIAL INDUSTRIAL aCF-COMMUNITY FACILITY NDPCF-PLANNED COMMUNITY FACILITY EXHIBIT B Zoning Map A I. 0 150 300 ELGIN i ' ' $ F L'et THE CITYI►4 THE$ JR» , Subject Property Petition #07-26 0622151021 Berkley St EXHIBIT C Parcel Map A r. 0 50 100 ELGIN I ' I ' ' TM CITY IN DE w Teur+us Feet EXHIBIT D SITE LOCATION 1730-1740 Berkley Street Petitions 07-26 , /ect ,S i Ile .11 .. ,I/, ,, •d .... ... • .. if i pen ftliifai , . ' '''. `-qi::: 4 .4 444 •, ,....7 I r.r,v—t cL,,-.4 do'r ,fr4, Aka ' ; - " 4 . .4 i . 4, - . 6. . vk••• • e, ... . 77-17--ritrit ),,, ,,, b .._._ ,..4 4 • .i . , • -:., • im..................... r, 4` • • . Al, '4 • , i 1 * • ,e , r Berkle Y Street. .. 1 . 114:1' .... T - - 4„.w."---- qippieftaialow''''' •,.1. * 0 •f-, trw7agiV.4,,,....!• ,...... ._________A Bird's eye view looking north , - -- ',1"<' - •z, _ 1 . 4 ! A.", 11-1`11• 1,14111 1 L L , ... • r ..6•s.,," - :- ' . Subject property i 1 : , , i, 0.• - - .. ... i . .. -;:•,,....., ,, ,,, we IL.. . . ;,. ,. •.i... r . :* -- ii -z ' ... __ imairior i a .,-....... _... 1 14 e,,am, 4, •••••• ..,, ,.. ' - 'Ai anthillir....,... ..„..... 111 ir ..--- Bird's eye view looking west EXHIBIT D SITE LOCATION 1730-1740 Berkley Street Petitions 07-26 NO . • IMP lowitk. . ..„,.. _ :-V .• /44 111.10, '- , g # k....e irar- I Photo 1 of the existing building at 1730-1740 Berkley St .1* ^ ik.+4 • 'VTR ".�Iey '. • w ,. ter. . ... A 3. we. oi, - t _-. ` ; •� • - thy,.. it. ,,, ;_ r. �!� Photo 2 of the existing building at 1730-1740 Berkley St