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HomeMy WebLinkAboutG4-96 Ordinance No. G4-96 AN ORDINANCE AMENDING A PCF PLANNED COMMUNITY FACILITY DISTRICT FOR A MEDICAL COMPLEX (SHERMAN HOSPITAL) WHEREAS, written application has been made to amend the PCF Planned Community Facility District for a medical complex at 934 Center Street; and WHEREAS, the Planning and Development Commission conducted a public hearing after due notice in the manner required by law and has submitted its written findings and recommended approval; and WHEREAS, the City Council of the City of Elgin, Illinois, concurs with the findings and recommendation of the Planning and Development Commission. 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 made by the Planning and Development Commission, a copy of which is attached hereto and made a part hereof by reference as Exhibit A. Section 2 . That the provisions of Ordinance No. G20-95 which amended the planned unit development for a medical complex are hereby amended pursuant to the provisions of Chapter 19 . 60 Planned Developments of the Elgin Municipal Code, 1976, as amended, for the following described real estate: LOTS 1, 2, 3, 4, 5, 6, 7 , 8, 9, 10, 11, 12, 13, 14, 15, AND 16 IN BLOCK I AND LOTS 1, 2, 3, 4, 5, 6, 7, AND 8 IN BLOCK II AND THAT PART OF VACATED CENTER STREET LYING WESTERLY OF SAID ADJOINING LOTS 1 THROUGH 8 IN BLOCK II, ALL IN SLADE ' S ADDITION TO ELGIN, ALSO LOTS 1, 2, 3, 4, 5, 6, 7, AND 8 IN BLOCK IV OF CONGDON' S 2ND ADDITION TO ELGIN, ALSO LOTS 11, 12 , 13, 14, 15, 16, 17, 18, 19, AND 20 OF BLOCK I OF GROTE AND WALDRON' S 2ND ADDITION TO ELGIN, ALSO LOTS 1, 2, AND 3 IN BLOCK III OF GROTE AND WALDRON' S 2ND ADDITION TO ELGIN, ALSO LOTS 4, 5, AND 6 IN BLOCK III OF GROTE AND WALDRON'S 2ND ADDITION TO ELGIN, BEING A SUBDIVISION OF PART OF THE NORTHWEST QUARTER OF SECTION 12, TOWNSHIP 41 NORTH, RANGE 8 EAST OF THE THIRD PRINCIPAL MERIDIAN, AND THAT PART OF LOT CCVI (206 ) OF COUNTY CLERK' S SUBDIVISION LYING NORTHERLY AND WESTERLY OF A LINE DESCRIBED AS FOLLOWS: COMMENCING AT THE SOUTHWEST CORNER OF SAID LOT 206; THENCE NORTH 00 DEGREES 34 MINUTES 03 SECONDS WEST, ALONG THE WEST LINE OF SAID LOT 206, A DISTANCE OF 122 .20 FEET FOR THE POINT OF BEGINNING OF SAID DESCRIBED LINE; THENCE NORTH 88 DEGREES 57 MINUTES 43 SECONDS EAST, PARALLEL WITH THE SOUTH LINE OF SAID LOT 206, A DISTANCE OF 123 .44 FEET TO A LINE THAT IS 60 . 00 FEET, AS MEASURED ALONG THE SOUTH LINE OF SAID LOT 206, WESTERLY OF AND PARALLEL WITH THE WEST LINE OF BLOCK 2 OF CONGDON' S ADDITION TO ELGIN, BEING A SUBDIVISION OF PART OF THE NORTHWEST QUARTER OF AFORESAID SECTION 12; THENCE NORTH 00 DEGREES 34 MINUTES 31 SECONDS WEST, ALONG SAID PARALLEL LINE, A DISTANCE OF 56 . 00 FEET; THENCE NORTH 88 DEGREES 57 MINUTES 43 SECONDS EAST, PARALLEL WITH SAID SOUTH LIE OF LOT 206, A DISTANCE OF 60 . 00 FEET TO THE SAID WEST LINE OF BLOCK 2 OF CONGDON' S ADDITION FOR THE TERMINUS OF SAID DESCRIBED LINE, IN THE CITY OF ELGIN, ELGIN TOWNSHIP, KANE COUNTY, ILLINOIS. Section 3. The Sherman Hospital PCF Planned Community Facility District shall be developed, designed, and operated subject to: A. PURPOSE AND INTENT The purpose and intent of the Sherman Hospital PCF District is to provide a planned environment for a medical complex located within an established residential neighborhood, subject to the provisions of Chapter 19 . 60 Planned Developments of the Elgin Municipal Code, 1976, as amended. B. SUPPLEMENTARY REGULATIONS Any word or phrase contained within this ordinance followed by the symbol " (SR) " shall be subject to the definitions and the additional interpretative requirements provided in Chapter 19 . 90 Supplementary Regulations of the Elgin Municipal Code, 1976, as amended. The exclusion of such symbol shall not exempt such word or phrase from the applicable supplementary regulation. C. GENERAL PROVISIONS In the Sherman Hospital PCF District, the use and development of land and structures shall be subject to the provisions of Chapter 19 . 05 General Provisions of the Elgin Municipal Code, 1976, as amended. D. ZONING DISTRICTS In the Sherman Hospital PCF District, the use and development of land and structures shall be subject to the provisions of Chapter 19 . 07 Zoning Districts of the Elgin Municipal Code, 1976, as amended. E. LOCATION AND SIZE OF DISTRICT The location of the Sherman Hospital PCF District is in substantial conformance with the official comprehensive plan. The PCF District contains more than two acres of land pursuant to the provisions of Chapter 19 .30 .525 Location and Size of District of the Elgin Municipal Code, 1976, as amended. F. LAND USE In the Sherman Hospital PCF District, the use and development of land and structures shall be subject to the provisions of Chapter 19 . 10 Land Use of the Elgin Municipal Code, 1976, as amended. The following enumerated "land uses" (SR) shall be the only land uses allowed as a "permitted use" (SR) or as a "conditional use" (SR) in the Sherman Hospital PCF District. Permitted Uses . The following enumerated land uses shall be the only land uses allowed as a permitted use in the e.. Sherman Hospital PCF District: Health Services . 1 . "Offices and clinics of doctors of medicine" (801) 2 . "Offices and clinics of dentists" (802) 3 . "Offices and clinics of doctors of osteopathy" (803) 4 . "Offices and clinics of other health practitioners" (804) 5 . "Hospitals" (806) Construction Division. 1 . "Contractors office and equipment areas" (SR) Transportation, Communication, and Utilities Division. 1 . "Radio and television antennas" (SR) (UNCL) 2 . "Satellite dish antennas" (SR) (UNCL) 3 . "Treatment, transmission, and distribution facilities : poles, wires, cables, conduits, laterals, vaults, pipes, mains, and valves" (SR) (UNCL) Miscellaneous Uses . 1 . "Accessory uses" (SR) (UNCL) to the permitted uses allowed in the Sherman Hospital PCF District, subject to the provisions of Section 19 . 12 .500 Accessory Structures and Buildings of the Elgin Municipal Code, 1976, as amended 2 . "Accessory uses" (SR) (UNCL) to the permitted uses allowed in the Sherman Hospital PCF District, subject to the provisions of Section 19 . 10 .400 Component Land Uses of the Elgin Municipal Code, 1976, as amended 3 . "Fences and walls" (SR) (UNCL) 4 . "Loading facilities" (SR) (UNCL) , exclusively "accessory" (SR) , subject to the provisions of Chapter 19 .47 Off-street Loading of the Elgin Municipal Code, 1976 , as amended 5 . "Parking lots" (SR) (UNCL) , exclusively "accessory" (SR) to a use allowed in the Sherman Hospital PCF District, subject to the provisions of Chapter 19 . 45 Off-street Parking 6 . "Parking stuctures" (SR) (UNCL) , exclusively "accessory" (SR) to a use allowed in the Sherman Hospital PCF District, subject to the provisions of Chapter 19 . 45 Off-street Parking of the Elgin Municipal Code, 1976, as amended 7 . "Refuse collection area" (SR) 8. "Temporary uses" (SR) Conditional Uses . The following enumerated land uses shall be the only land uses allowed as a conditional use in the Sherman Hospital PCF District: Transportation, Communication, and Utilities Division. 1 . "Heliport" (458) Miscellaneous . 1. "Master signage plan" (SR) (UNCL) , subject to the provisions of Chapter 19 . 50 Signs of the Elgin Municipal Code, 1976 , as amended G. SITE DESIGN In the Sherman Hospital PCF District, except as otherwise provided herein, the use and development of land and structures shall be in substantial conformance with the Existing Conditions Site Plan prepared by Walker Parking Consultants/Engineers, Inc. , dated August 15, 1994 and the Center Street Lot Site Plan prepared by Walker Parking Consultants/Engineers, Inc. , dated March 15, 1995 which are attached hereto and made a part hereof by reference as Exhibit B. The heliport shall be located, designed and operated in compliance with the Planned f". Development Application and Petitioner' s Statement with attached Exhibits A through J, Submitted by Sherman Hospital, dated December 2, 1994 , which is attached hereto and made a part hereof by reference as Exhibit C. The use of the heliport shall be limited to use as a restricted landing site for emergency medical purposes only. The Sherman Hospital PCF District shall otherwise be subject to the provisions of Chapter 19 . 12 Site Design of the Elgin Municipal Code, 1976, as amended. H. OFF-STREET PARKING In the Sherman Hospital PCF District, the location and design of the off-street parking lots and structure shall be in substantial conformance with the Existing Conditions Site Plan prepared by Walker Parking Consultants/Engineers, Inc. , dated August 15, 1994 and the Center Street Lot Site Plan prepared by Walker Parking Consultants/Engineers, Inc. , dated March 15, 1995 . A minimum of 1,046 off-street parking spaces shall be maintained to serve the hospital (845 spaces, 2 . 14 spaces/bed) , medical office building ( 180, 6 spaces/physician, maximum 30 physicians) , and magnetic resonance imaging facility (21 spaces) . All off-street parking lots adjoining residential property lines shall be screened with a six foot solid wood fence. Light standards in all off-street parking lots shall not exceed 30 feet in height and shall have sharp cutoff fixtures to 'P► contain direct light rays within the parking lots . The Sherman Hospital PCF District shall otherwise be subject to the provisions of Chapter 19 .45 Off-street Parking of the Elgin Municipal Code, 1976, as amended. I . OFF-STREET LOADING In the Sherman Hospital PCF District, off-street loading facilities shall be located in substantial conformance with the Existing Conditions Site Plan prepared by Walker Parking Consultants/Engineers, Inc. , dated August 15, 1994 . Off-street loading facilities shall otherwise be subject to the provisions of Chapter 19 .47 Off-street Loading of the Elgin Municipal Code, 1976, as amended. J. SIGNS In the Sherman Hospital PCF District, signs shall be located and designed in substantial conformance with the Master Exterior Signage Plan, dated May 31, 1995 which is attached hereto and made a part hereof by reference as Exhibit D. Signs shall otherwise be subject to the provisions of Chapter 19 .50 Signs of the Elgin Municipal Code, 1976, as amended. K. PLANNED DEVELOPMENTS The Sherman Hospital PCF District shall be subject to the provisions of Chapter 19 . 60 Planned Developments of the Elgin Municipal Code, 1976, as amended. Amendments to the Sherman Hospital PCF District shall be reviewed for consistency with the Sherman Hospital Long Range Concept Plan prepared by Sherman Hospital and Schmidt, Garden & Erickson, dated July 11, 1983 which is attached hereto and made a part hereof by reference as Exhibit E. The Long Range Concept Plan is amended to indicate that Center Street will be vacated and merged into the surface parking lot in the secondary development area only after completion of all phases of construction in the primary development area. L. CONDITIONAL USES In the Sherman Hospital PCF District, the introduction or modification of any conditional use allowed shall be considered an amendment to the planned development and shall be reviewed subject to the provisions of Chapter 19 . 60 Planned Developments of the Elgin Municipal Code, 1976, as amended. M. VARIATIONS In the Sherman Hospital PCF District, any variation of the requirements of Title 19 Zoning Ordinance of the �.► Elgin Municipal Code, 1976, as amended, and any departure from the terms and conditions of the planned district shall be reviewed subject to the provisions of Chapter 19 . 60 Planned Developments of the Elgin Municipal Code, 1976, as amended. N. APPEALS Any requirement, determination, or interpretation associated with the administration and enforcement of the provisions of this ordinance may be appealed subject to the provisions of Chapter 19 . 75 Appeals of the Elgin Municipal Code, 1976, as amended. Section 4 . That Ordinance No. G59-95, entitled "An Ordinance Amending a PCF Planned Community Facility District for a Medical Complex (Sherman Hospital) " , passed August 23, 1995, be and is hereby repealed. Section 5 . That all ordinances or parts of ordinances in conflict with the provisions of this ordinance be and are hereby repealed. Section 6 . That this ordinance shall be in full force and effect from and after its passage in the manner provided by law. Kevin Kelly, May • Presented: February 28, 1996 Passed: February 28, 1996 Omnibus Vote: Yeas 7 Nays 0 Recorded: February 29 , 1996 Published: Attest: z Dolonna Mecum, City Clerk January 17 , 1996 C FINDINGS OF FACT Planning and Development Commission City of Elgin, Illinois SUBJECT Consideration of Petition 58-95 Requesting an Amendment to a PCF Planned Community Facility District (Sherman Hospital Medical Complex) ; Property Located at 934 Center Street; by Sherman Hospital, as Applicant and Owner. BACKGROUND A petition has been filed by Sherman Hospital requesting an amendment to a PCF Planned Community Facility District (Sherman Hospital medical complex) . The subject property is located at 934 Center Street. The applicant proposes to install 30 foot tall light standards with sharp cutoff fixtures in the newly constructed parking lot located east of Center Street. The proposed light standards match the light standards in the parking lot located west of Center Street. The Sherman Hospital PCF District limits the height of light standards to 15 feet. FINDINGS After due notice as required by law, the Planning and Development Commission held a public hearing to consider Petition 58-95 on December 18, 1995 . The Planning Department, applicant, and an interested party testified at the public hearing. The Planning Department submitted a Planned Development Review, dated December 12, 1995 . The Planning and Development Commission made the following findings with respect to Petition 58-95 : Site Characteristics The Sherman Hospital medical complex is located in the blocks bounded by Spring Street, Cooper Avenue, Prospect Boulevard, and Slade Avenue . The complex includes the hospital, a medical office Exhibit A Page 1 FOF58 .95/PZTEXT/3000DV.SV/3200PD.PC/3261PD.DT/3261PLAN. 95/PET58 .95 building, a parking deck, and surface parking. Additional surface parking is located in the block located to the south of Slade Avenue, along Center Street. Sewer and Water The subject property is served with municipal sewer and water services . Traffic and Parking Spring Street and Slade Avenue function as north/south and east/west collector streets, respectively. Center Street, Cooper Avenue, and Prospect Boulevard function as local streets . A total of 1,046 parking spaces are required to serve the medical complex. A total of 1, 348 spaces are currently provided. Planned building additions and a proposed restriping of the parking lot located to the south of Slade and west of Center will result in a total of 1,219 spaces provided. Zoning History 1928 A-Res 1950 A/B-Res 1960 A/B-Res 1961 A/B-Res 1962 R-2/R-3 1992 R-2/R-3 P.U.D. Present PCF Zoning Status The medical complex is a lawful use of the subject property. The property is being developed as a planned development, as amended, in accordance with a long range plan. Surrounding Land Use and Zoning The surrounding areas are zoned RC2 Residence Conservation District. The predominant land uses in the surrounding areas include single family residences and two-unit conversions . Trend of Development The subject property is located within a mature residential neighborhood. The residential properties fronting along Spring Street and Douglas Avenue are included within the boundaries of a proposed historic district. Aork Page 2 FOF58 . 95/PZTEXT/3000DV.SV/3200PD.PC/3261PD.DT/3261PLAN. 95/PET58 . 95 Comprehensive Plan The subject property is designated "community facility" . RECOMMENDATION The Planning and Development Commission recommends approval of Petition 58-95 . On a motion to recommend approval of the petition subject to the following conditions, the vote was four yes and zero no. 1. Compliance with the terms and conditions of Ordinance No. G59-95 as amended to provide for maximum 30 foot tall parking lot light standards with sharp cutoff fixtures to contain direct light rays within the boundaries of the surface parking lots . 2 . Compliance with all other applicable codes and ordinances . Therefore, the motion to recommend approval of Petition 58-95 was adopted. Robert W. Siljest om, Chairman Planning and Development Commission Veronica Bell, Secretary Planning and Development Commission p Page 3 FOF58 . 95/PZTEXT/3000DV.SV/3200PD.PC/3261PD.DT/3261PLAN. 95/PET58 . 95