HomeMy WebLinkAboutG17-18 Ordinance No. G17-18
AN ORDINANCE
RECLASSIFYING TERRITORY IN THE CI COMMERCIAL INDUSTRIAL
DISTRICT TO PCF PLANNED COMMUNITY FACILITY DISTRICT
(711 E. Chicago Street)
WHEREAS,written application has been made to reclassify certain property located at 711
E. Chicago Street and 712 Laurel Street from CI Commercial Industrial District to PCF Planned
Community Facility District; and
WHEREAS, the zoning lot containing the premises at 711 E. Chicago Street and 712
Laurel Street is legally described herein (the "Subject Property"); and
WHEREAS, the Planning & Zoning Commission conducted a public hearing concerning
said application on February 5, 2018 following due notice including by publication; and
WHEREAS, the Community Development Department and the Planning & Zoning
Commission have submitted their Findings of Fact concerning said application; and
WHEREAS, the Community Development Department and the Planning & 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 & Zoning
Commission; and
WHEREAS,the City of Elgin is a home rule unit and as a home rule unit may exercise any
power and perform any function pertaining to its government and affairs; and
WHEREAS, zoning, including, but not limited to, this ordinance granting a planned
development as a map amendment from CI Commercial Industrial District to PCF Planned
Community Facility 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 February 5, 2018, and the recommendations made by the Community Development
Department and the Planning&Zoning Commission, a copy of which is attached hereto and made
a part hereof by reference as Exhibit A.
Section 2. That Chapter 19.07 Zoning Districts, Section 19.08.020 entitled "Official
Zoning District Map"of the Elgin Municipal Code, as amended, be and the same is hereby further
amended by adding thereto the following paragraph:
The boundaries hereinafter laid out in the "Zoning District Map", as amended, be and are
hereby altered by including in the PCF Planned Community Facility District the following
described property:
THAT PART OF LOT 24 OF THE COUNTY CLERK'S SUBDIVISION OF THE UNDIVIDED
LANDS IN THE SOUTH 1/2 OF SECTION18, BEING THAT PART OF THE SOUTHWEST
1/4 OF SECTION 18, TOWNSHIP 41 NORTH, RANGE LYING NORTHERLY OF A LINE
DRAWN FROM A POINT ON THE WEST LINE OF SAID LOT THAT IS 336.0 FEET SOUTH
OF THE INTERSECTION OF SAID WEST LINE AND THE CENTER LINE OF EAST
CHICAGO STREET TO A POINT OF THE EAST LINE OF SAID LOT 24 THAT IS 256.0
FEET SOUTH OF THE INTERSECTION OF SAID EAST LINE AND THE CENTER LINE OF
EAST CHICAGO STREET IN THE CITY OF ELGIN IN COOK COUNTY, ILLINOIS.
And,
THAT PART OF LOT 24 OF THE COUNTY CLERK'S SUBDIVISION OF THE UNDIVIDED
LAND IN THE SOUTH 1/2 OF SECTION 18, TOWNSHIP 41 NORTH, RANGE 9, EAST OF
THE THIRD PRINCIPAL MERIDIAN, LYING SOUTHERLY OF A LINE DRAWN FROM A
POINT ON THE WEST LINE OF SAID LOT THAT IS 336.0 FEET SOUTH OF THE
INTERSECTION OF SAID WEST LINE AND THE CENTER LINE OF EAST CHICAGO
STREET TO A POINT ON THE EAST LINE OF SAID LOT 24 THAT IS 256.0 FEET SOUTH
OF THE INTERSECTION OF SAID EAST LINE AND THE CENTER LINE OF EAST
CHICAGO STREET, LYING NORTHERLY OF THE NORTHERLY RIGHT OF WAY LINE
OF LAUREL STREET, IN THE CITY OF ELGIN, COOK COUNTY, ILLINOIS.
PIN(s): 06-18-301-052-0000; 06-18-301-050-0000;
(commonly known as 711 E. Chicago Street and 712 Laurel Street)
Section 3. That the City Council of the City of Elgin hereby grants the rezoning from CI
Commercial Industrial District to PCF Planned Community Facility District at 711 E. Chicago
Street and 712 Laurel Street, which shall be designed, developed, and operated subject to the
following provisions:
A. Purpose and Intent. The purpose of the PCF Planned Community Facility District
is to provide a planned environment for various types of community facilities,
subject to the provisions of Chapter 19.60 "Planned Development" of the Elgin
Municipal Code, as amended. In general, community facilities provide
governmental,recreational,educational,health,social,religious,and transportation
services to the community on a for-profit or on a not-for-profit basis.
B. Supplementary Regulations. Any word or phrase contained herein, followed by the
symbol "[SRI", shall be subject to the definitions and the additional interpretive
requirements provided in Chapter 19.90"Supplementary Regulations",of the Elgin
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Municipal Code, as amended. The exclusion of such symbol shall not exempt such
word or phrase from the applicable supplementary regulation.
C. General Provisions. In this PCF Planned Community Facility 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, as amended.
D. Zoning Districts; Generally. In this PCF Planned Community Facility 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, as amended.
E. Location and Size of District. PCF Planned Community Facility Districts should
be located in substantial conformance to the official comprehensive plan. The
amount of land necessary to constitute a separate PCF Planned Community Facility
District exclusive of rights of way, but including adjoining land or land directly
opposite a right of way shall not be less than two (2) acres, unless such land is
located between any nonresidential zoning district,and any residence district or any
residence conservation district, which all have frontage on the same street and on
the same block. No departure from the required minimum size of a PCF Planned
Community Facility District shall be granted by the City Council.
F. Land Use. In this PCF Planned Community Facility 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, 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 this PCF Planned Community Facility
District:
1. Permitted Uses. Those land uses enumerated as permitted uses within the CF
Community Facility District, Section 19.30.130 A., Land Use, of the Elgin
Municipal Code, as it may be amended from time to time.
2. Conditional Uses. Those land uses enumerated as conditional uses within the
CF Community Facility District, Section 19.30.130 B., Land Use, of the Elgin
Municipal Code, as it may be amended from time to time.
G. Site Design. In this PCF Planned Community Facility District, the use and
development of land and structures shall be subject to the provisions of Section
19.12, "Site Design", of the Elgin Municipal Code, as amended, and Section
19.30.135 "Site Design" for CF Community Facility District, of the Elgin
Municipal Code, as amended, except as provided within this section, and shall be
in substantial conformance with the following:
1. Substantial conformance to the Development Application and supporting
documents submitted by UP Development, LLC, an IL LLC, as applicant, and
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German Hernandez/Luz M. Cantu-Hernandez, h/w, as property owner,
including the following materials:
a. PUD Proposal for Hanover Landing—711 E.Chicago St.and 712 E.Laurel
St. letter from Cullen J.Davis CEO UP Development,LLC,dated February
10, 2017;
b. Undated Statement of Purpose and Conformance Rider, received January
17, 2018;
c. Plat of Survey for 711 E. Chicago Street,prepared by Marchese Surveying,
Inc., dated April 26, 2004;
d. Plat of Survey for 712 Laurel Street, prepared by Lester L. Krusemeier,
Professional Land Surveyor, dated March 3, 2012;
e. First Floor Plan Sheet A1.1, prepared by Hooker De Jong Architects &
Engineers, dated January 23, 2018;
f. Second Floor Plan Sheet A1.2, prepared by Hooker De Jong Architects &
Engineers, dated January 23, 2018;
g. Third Floor Plan Sheet A1.3, prepared by Hooker De Jong Architects &
Engineers, dated January 23, 2018;
h. Exterior Elevations Sheet A4.1;prepared by Hooker De Jong Architects&
Engineers, dated January 23, 2018;
i. Exterior Renderings Sheet A4.2; prepared by Hooker De Jong Architects
& Engineers, dated January 23, 2018;
j. Undated Dumpster Enclosure Plan and Elevation Sheet A4.3; prepared by
Hooker De Jong Architects & Engineers, received January 23, 2018;
k. Preliminary Landscape Plan Sheet 1 of 3,prepared by Manhard Consulting
Ltd., dated January 17, 2018;
1. Landscape Specifications Sheet 2 of 3, prepared by Manhard Consulting
Ltd., dated January 17, 2018;
m. Landscape Plan Details Sheet 3 of 3, prepared by Manhard Consulting
Ltd., dated January 17, 2018;
n. Site Lighting Plan and Calculations, prepared by Hooker De Jong
Architects & Engineers, dated January 17, 2018;
o. Undated eleven-sheet site engineering plans titled "Proposed
Improvements for Residential Development 711 East Chicago Street City
of Elgin, Illinois", received January 17, 2018;
p. Preliminary Stormwater Management Report for 711 E. Chicago Street
City of Elgin, IL, prepared by Manhard Consulting Ltd., dated January 17,
2018;
q. Undated Exhibit F Project Overview and Operations Narrative, received
December 27, 2017; and
r. Undated Exhibit G Parking Narrative, received December 27, 2017.
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.
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2. The proposed residential care facility is hereby exempt from the supplementary
regulation for residential care uses listed in Section 19.90.015 "Definitions and
Regulations"of the Elgin Municipal Code,as amended,which states residential
care facilities shall be licensed by the State of Illinois. The facility must,
however, comply with any and all applicable requirements of the State of
Illinois.
3. The minimum building street setback from the north street line along E.
Chicago Street shall be 15.2 feet, and shall be in substantial conformance to the
undated eleven-sheet site engineering plans titled "Proposed Improvements for
Residential Development 711 East Chicago Street City of Elgin, Illinois",
received January 17, 2018.
4. A tree removal and replacement plan shall be submitted prior to the issuance of
the building permit in conformance to Chapter 19.16"Tree Preservation"of the
Elgin Municipal Code, as amended, to supplement the Preliminary Landscape
Plan Sheet 1 of 3, prepared by Manhard Consulting Ltd., dated January 17,
2018.
5. All proposed street graphics shall comply with the street graphics ordinance.
6. Compliance with all applicable codes and ordinances.
H. Off Street Parking. In this PCF Planned Community Facility District, off-street
parking shall be subject to the provisions of Chapter 19.45 "Off Street Parking", of
the Elgin Municipal Code, as amended, with the following departure:
1. A minimum of 60 parking spaces shall be provided for the proposed residential
care facility. A maximum of five community members not residing at the
facility (out-patients) are permitted to visit the facility for treatment and
professional services at any one concurrent time.
I. Off Street Loading. In this PCF Planned Community Facility District, off-street
loading shall be subject to the provisions of Chapter 19.47 "Off Street Loading",of
the Elgin Municipal Code, as amended.
J. Signs. In this PCF Planned Community Facility District, signs shall be subject to
the provisions of 19.50 "Street Graphics", of the Elgin Municipal Code, as
amended.
K. Nonconforming Uses and Structures. In this PCF Planned Community Facility
District, nonconforming uses and structures shall be subject to the provisions of
Chapter 19.52 "Nonconforming Uses and Structures"of the Elgin Municipal Code,
as amended.
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L. Amendments. In this PCF Planned Community Facility District, text and map
amendments shall be subject to the provisions of Chapter 19.55 "Amendments" of
the Elgin Municipal Code, as amended.
M. Planned Developments. In this PCF Planned Community Facility District, the use
and development of the land and structures shall be subject to the provisions of
Chapter 19.60"Planned Developments"of the Elgin Municipal Code, as amended.
A conditional use for a planned development may be requested by the property
owner without requiring an amendment to this PCF zoning district.
N. Conditional Uses. In this PCF Planned Community Facility District, conditional
uses shall be subject to the provisions of Chapter 19.65 "Conditional Uses", of the
Elgin Municipal Code, as amended. A conditional use may be requested by the
property owner without requiring an amendment to this PCF zoning district.
O. Variations. In this PCF Planned Community Facility District, variations shall be
subject to the provisions of Chapter 19.10.500 "Authorized Land Use Variations",
Chapter 19.12.800 "Authorized Site Design Variations", and Chapter 19.70
"Variations", of the Elgin Municipal Code, as amended. A variation may be
requested by the property owner without requiring an amendment to this PCF
zoning district.
P. 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,
as amended.
Section 4. That this ordinance shall be in full force and effect upon its passage in the
manner provided by law.
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Presented: March 21, 2018
Passed: March 21, 2018 ,r
Omnibus Vote: Yeas: 9 Nays: 0 ;•"�_� " "
Recorded: March 21, 2018
Published: March 23, 2018
fl uatitts.)
Kimberly Dewis, ty Clerk
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EXHIBIT A
February 5, 2018
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 Petition 32-17 and 33-17 an
application by UP Development, LLC, as applicant, and German Hernandez/Luz M. Cantu-
Hernandez,as property owner, are requesting approval of a map amendment from CI Commercial
Industrial District to PCF Planned Community Facility District, including a departure from (1)
Section 19.45.070 "Table of Required Parking" to reduce the number of parking spaces required,
and (2) Section 19.30.135 "Site Design" to reduce the building street setback, and requesting
approval of a conditional use to establish a residential care facility, all at the property commonly
referred to as 711 E. Chicago Street and 712 Laurel Street. The property is zoned CI Commercial
Industrial District and ARC Arterial Road Corridor Overlay District.
GENERAL INFORMATION
Petition Number: 32-17 and 33-17
Requested Action: Planned Development as a Map Amendment, &
Conditional Use for a Residential Care Facility
Current Zoning: CI Commercial Industrial District&
ARC Arterial Road Corridor Overlay District
Proposed Zoning: PCF Planned Community Facility District&
ARC Arterial Road Corridor Overlay District
Existing Use: Single-family Detached Dwelling
Proposed Use: Residential Care Facility
Property Location: 711 E. Chicago Street& 712 Laurel Street
Applicant: UP Development, LLC, an IL LLC
Owner German Hernandez/Luz M. Cantu-Hernandez, h/w
Recommendation & Findings of Fact
Petition 32-17 and 33-17
February 5, 2018
Staff Coordinator: Damir Latinovic, AICP, Senior Planner
LIST OF EXHIBITS ATTACHED
A. Aerial Photo/Location Map
B. Zoning Map
C. Parcel Map
D. Site Location
E. Development Application and Attachments
F. Correspondence
G. Draft Ordinances
BACKGROUND
The applicant, UP Development LLC, is proposing to construct a new three-story residential care
facility with 40 residential units and approximately 1,816 square feet of ground floor office space
at 711 E. Chicago Street.
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Figure 1:Proposed building rendering along E. Chicago Street.
The subject property is zoned CI Commercial Industrial District and is part of ARC Arterial Road
Corridor Overlay District.The property consists of two parcels: 711 E.Chicago Street,the northern
portion of the property, and 712 Laurel Street, the southern portion of the property. The southern
portion of the property, encompassing approximately one half of the site, is located within a 100-
year flood plain along Willow Creek. The 3.78 acre property is improved with a single-family
residence and a detached garage both located near E. Chicago Street. The southern portion of the
property has never been developed due to the flood plain, and it remains partially wooded.
The applicant is proposing to demolish the existing structures and construct a new three-story
residential care facility. The proposed building would be located along E. Chicago Street with a
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Recommendation & Findings of Fact
Petition 32-17 and 33-17
February 5, 2018
surface parking lot with 60 parking spaces to the east and south of the building. The proposed
building would include 32 one-bedroom units and 8 studio units for a total of 40 residential units.
The building will also include approximately 1,816 square feet of ground floor office space, of
which approximately 1,000 square feet would be occupied by the Ecker Center for Mental Health.
The offices for the Ecker Center would be located on the north side of the building along E.
Chicago Street. The remainder of the office space would be located near the main entrance to the
building for building support staff and building management.
The applicant will add new landscaping throughout the site in compliance with the zoning
ordinance including five new street trees along E. Chicago Street and 32 canopy, ornamental, and
evergreen trees along the perimeter of the site and within the parking lot. As an amenity for its
residents,the applicant is proposing to install community gardens on the south side of the parking
lot. All proposed improvements would be located outside of the existing flood plain.
The well-designed building incorporates traditional building materials, and its location on the
property and massing are considerate of several influences—most notably that adjacent properties
still contain single-family homes but those properties will most likely also redevelop with more-
intense land uses along this commercial/mixed-use corridor. The new building is appropriately
located toward the street with parking to the side and rear. The setback from the front lot line is
nearly the same as that of the existing single-family house (and still back of the existing single-
family house to the west),but the new building is moved significantly away from the west lot line
and the single-family home located thereon (the existing single-family house on the subject
property is only 3 feet from the west lot line whereas the new building would be between 25 and
37 feet away).Next, the flat-roof design is consistent with several proximate non-residential land
uses on both sides of the street,but the stepped,two-and three-story front façade provides a design
solution that respects the existing, adjacent land uses.
The first two floors of the building would include a masonry exterior while the top floor would
primarily be clad in fiber-cement panels. A short parapet wall with composite trim fascia would
conceal the building's flat roof. The ground floor office space for the Ecker Center as well as the
ground floor office space at the main entrance to the building would be distinguished with a
different (red) color masonry exterior and entrance canopies. All residential units will feature
operable double-hung windows.
- 3 -
Recommendation & Findings of Fact
Petition 32-17 and 33-17
February 5, 2018
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Figure 2: Proposed Site Plan
Facility Operation
The building will provide permanent supportive housing for people living with disabilities. The
building would include a community lounge room, a computer room, a fitness room, and common
laundry facilities. Per the applicant's operations narrative, all building residents will live
independently and retain all rights of tenancy. All tenants will be given an opportunity for optional
services. Those services would be tailored based on the needs of individual residents and will be
coordinated by Hanover Township. In partnership with the Ecker Center, the services would
include case management, life-skill training, and employment assistance.
The Ecker Center for Mental Health would occupy approximately 1,000 square feet of the ground
floor commercial space on the north side of the ground floor closest to E. Chicago Street with its
own separate entrance. The Ecker Center would provide supportive services to other community
members not residing on the property (out-patients). A maximum of four staff members would
provide services for up to five outpatients at any one concurrent time to assure adequate parking
is available on site.
Parking
Per the zoning ordinance, the proposed facility is required to provide 87 parking spaces (two
parking spaces per unit plus one parking space per 250 square feet of the office space). The
applicant is requesting a departure from the zoning ordinance to reduce the parking requirement
from 87 to 60 parking spaces.
The applicant expects that all units in the building would have single occupancy. In addition,based
on parking counts at similar supportive housing developments developed and operated by the
applicant (Myers Place in Mt. Prospect, IL and PhilHaven in Wheeling), the typical parking
occupancy rate ranges from 0.33 to 0.57 parking spaces per occupied unit. With 40 units, these
rates would require between 13 and 23 parking spaces. That being said, to ensure demand is
-4 -
Recommendation & Findings of Fact
Petition 32-17 and 33-17
February 5, 2018
accommodated, the applicant is proposing one parking space per unit(40 parking spaces total) for
the residential portion of the building.
For the office use in the building,the applicant is proposing the parking requirement be based upon
the demand for said parking: one parking space for the maximum number of proposed employees
(ten), plus two parking spaces for each out-patient, with a maximum of five out-patients during
any one concurrent time, to account for out-patient turnover (ten). As such, the parking
requirement for the office use would be 20 parking spaces, which is more than twice the typical
zoning requirement for a similar size office space(7 parking spaces).
In total,the applicant is proposing 60 parking spaces,which more than meets the parking demand.
Extra available on-site spaces will more than accommodate guests and/or deliveries.
Zoning
In addition to the departure from the parking requirement, the applicant is also requesting a
departure to reduce the building street setback. The proposed building will align with the adjacent
house to the west, but due to the angle of Chicago Street, the closest point of the building would
be 15.2 feet from the north property line along E. Chicago St. The applicant is proposing to
construct the building 15.2 feet from the north street line along E. Chicago Street. Per the zoning
ordinance, based on the average street setback on this block of E. Chicago Street, the minimum
required building street setback is 58 feet.
The proposal requires approval of a planned development as a map amendment from CI
Commercial Industrial District to PCF Planned Community Facility,and approval of a conditional
use for a residential care facility. The proposed PCF District represents an extension of the existing
CF Community Facility zoning district located adjacent to the south across Laurel Street. The
proposed zoning classification would have the same site design requirements as the typical CF
Community Facility District, except for the two departures outlined above for parking and the
building street setback. The proposed PCF District would allow the same land uses currently
allowed in all other CF Community Facility districts, including the residential care facility for
which the applicant is requesting conditional use approval.
The proposed Planned Development as a Map Amendment from CI Commercial Industrial District
to PCF Planned Community Facility District and Conditional Use for a residential care facility
requires the review and recommendation by the Planning and Zoning Commission and approval
by the City Council.
The Community Development Department offers the following additional information:
A. Property History. The 3.78-acre property is improved with a single-family residence and
a detached garage. The existing home was constructed in 1898. Due to the existing
floodplain, the southern half of the property with frontage along Laurel Street has never
been developed and remains partially wooded.
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Recommendation & Findings of Fact
Petition 32-17 and 33-17
February 5,2018
The property was initially zoned B Residential by the City's first zoning ordinance in 1927.
In 1950, the property featured a split zoning classification. The northern portion of the
property along E. Chicago Street was zoned D Commercial, while the remainder of the
property was zoned A Residential. In 1962, the property was rezoned, but maintained the
split zoning classification. The northern portion of the property along E. Chicago Street
was zoned B3 Service Business District,while the remainder of the property was zoned R2
Single-family Residence District. In 1992, the entire property was rezoned to CI,
Commercial Industrial District as part of the comprehensive amendment to the zoning
ordinance. In 2001, the property became part of the ARC Arterial Road Corridor Overlay
District due to its frontage along E. Chicago Street arterial road.
B. Surrounding Land Use and Zoning. The property adjacent to the west is zoned CI
Commercial Industrial District. The northern portion of the property with frontage along
E. Chicago Street is improved with a single-family residence. The southern portion of the
property with frontage along Laurel Street is occupied by a commercial operations yard for
a tree-removal company.
The property adjacent to the east, zoned CI Commercial Industrial District, is improved
with a single-family detached residence that is currently occupied by a real-estate company.
The properties to the north, across E. Chicago Street, are also zoned CI Commercial
Industrial District. The properties are improved with several commercial one-story
buildings home to a variety of businesses including a motor vehicle dealership and an
equipment rental facility.
The property to the south across Laurel Street is zoned CF Community Facility District.
The property is located entirely within the floodplain along Willow Creek and remains
wooded and undeveloped.
C. Comprehensive Plan. The northern portion of the property along E. Chicago Street is
designated Urban/Traditional (2.1-8.7 d.u./net acre) and Neighborhood Mixed-Use by the
City's 2005 Comprehensive Plan.
The Urban/Traditional Residential designation is suitable for any area where urban density
land use,including detached and attached single family homes,and higher density multiple
family dwellings exists or is desired. These areas generally include that part of the
community that developed between the 1850s and early 1960s,but are also recommended
around the mixed-use centers and along the transportation corridors identified on the Future
Land Use Plan. Appropriate locations offer neighborhood access to local, collector and
arterial roads, access to water and sanitary sewer systems, and proximity to public safety
services. The provision of park and open space is encouraged to provide opportunities for
recreation and access to bicycle and pedestrian trail networks. Other uses allowed in this
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Recommendation & Findings of Fact
Petition 32-17 and 33-17
February 5, 2018
category may include neighborhood commercial centers,churches,and schools in locations
deemed appropriate by the City.
Neighborhood Mixed-Use Centers are designed to meet the daily"convenience"goods and
service needs of residents in immediately adjacent neighborhoods. Their size would not
generally exceed 10-30 acres, and would include a mix of small scale retail/service uses, a
neighborhood park,and possibly an institutional use such as a church or elementary school.
Access is generally from local and collector streets. Too numerous to indicate on the Land
Use Plan Map (except for existing locations), neighborhood mixed-use centers should be
specifically located and mapped in the course of more focused planning efforts and
development review.
The southern portion of the property is designated as Parks and Open Space by the City's
2005 Comprehensive Plan. The Parks and Open Space Designation includes those areas
intended to remain in natural open space and land areas along water features, as well as,
areas designated for active and passive parks, trails, athletic fields, and golf courses.
Community and neighborhood parks are to be distributed throughout the planning area to
provide full park service coverage to all residents, subject to the service area standards
described in the Parks and Recreation Master Plan.
D. Zoning District. The applicant is proposing to rezone the property from CI Commercial
Industrial District to PCF Planned Community Facility District. The purpose and intent of
the PCF Planned Community Facility District is to provide a planned environment for
various types of community facilities, subject to the provisions of Chapter 19.60 "Planned
Developments"of the Elgin Municipal Code,as amended. In general,community facilities
provide governmental,recreational, educational,health, social,religious, and transpiration
services to the community on a for-profit or on a not-for-profit basis.
E. Trend of Development.The subject property is located in an area of the E. Chicago Street
corridor that sits between the commercial auto-oriented uses located east of Willard
Avenue, and the residential and small scale commercial uses located west of Bode Road,
which provide services to the immediate neighborhoods east of the downtown.
The character and type of development along E. Chicago Street east of Willard Avenue is
dominated by motor vehicle dealers and motor vehicle repair shops on large lots. The
properties west of Bode Road are improved with a mix of single-family homes and one-
story commercial buildings. Most single-family homes are still occupied by residential
uses, but the trend of development has been the conversion of single-family homes into
small commercial offices and retail services such as small insurance agency offices and
beauty salons.The properties west of Bode Road are zoned RB Residence Business District
to allow for the trend of neighborhood commercial mixed-use center development to
continue as designated by the City's 2005 Comprehensive Plan.
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Recommendation&Findings of Fact
Petition 32-17 and 33-17
February 5,2018
FINDINGS
After due notice as required by law, the Planning & Zoning Commission conducted a public
hearing in consideration of Petitions 32-17 and 33-17 on February 5, 2018. Testimony was
presented at the public hearing in support of and against the application. The Community
Development Department submitted a Map Amendment and Conditional Use Review and Written
Findings&Recommendation to the Planning&Zoning Commission dated February 5,2018.
The Community Development Department and the Planning & Zoning Commission have made
the following fmdings regarding this application against the standards for a map amendment
outlined within§ 19.55.030,a planned development outlined in§ 19.60.040,and a 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 intended
zoning district 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 zoning district with respect to
its size, shape, significant features including topography, watercourses, vegetation, and
existing improvements. The 3.78-acre property is affected by an existing flood plain that
negatively affects any potential development on this property. The property has been
improved with a 2.5-story single family residence and a detached garage since 1898 both
of which are located near the north property line along E. Chicago Street. The remainder
of the property is primarily located within a 100-year flood plain and remains vacant, and
primarily wooded area.As the majority of the property will remain open space,the property
is best suited for the intended Planned Community Facility District, which also
accommodates institutional uses such as the proposed residential care facility.
B. Sewer and Water Standard.The suitability of the subject property for the intended zoning
district with respect to the availability of adequate Municipal water, wastewater treatment
and stormwater control facilities.
Findings. The subject property is suitable for the intended zoning district with respect to
the availability of adequate water, sanitary treatment, and storm water control facilities.
City infrastructure for water, sanitary sewer and stormwater utilities are located within E.
Chicago Street right-of-way. The applicant will abandon the existing water service at the
main, and will install a new water service line connecting with the main in E. Chicago
Street. The applicant will also connect to the existing sanitary sewer line in E. Chicago
Street. The existing facilities have adequate capacity to accommodate the proposed
development.
- 8 -
Recommendation & Findings of Fact
Petition 32-17 and 33-17
February 5,2018
The applicant will install a new underground stormwater detention facility under the
proposed parking lot to accommodate the stormwater runoff associated with the new
development. The proposed development will not have any impact on the existing flood
plain as the proposed building and parking lot improvements will be located north of and
outside of the existing floodplain.
C. Traffic and Parking Standard. The suitability of the subject property for the intended
zoning district 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.
The subject property is suitable for the intended zoning district with respect to the provision
of safe and efficient on-site and off-site vehicular circulation designed to minimize traffic
congestion.The property has frontage along E.Chicago Street on the north side and Laurel
Street on the south side of the property. The applicant will replace the existing driveway
access with a new full driveway access to E. Chicago Street. No new access driveway is
proposed to Laurel Street.While the number anticipated trips to and from the property will
increase from the existing number of trips for the single-family residence,E.Chicago Street
experiences low volume of traffic and has adequate capacity to absorb any additional traffic
as a result of the proposed facility. The proposed use will not have any negative effects on
the existing off-site traffic circulation.
The applicant is requesting a departure from the zoning ordinance parking requirement.
The applicant is proposing to reduce the number of required parking spaces from 87 to 60
parking spaces. Per the zoning ordinance,the proposed use would be required a minimum
of two parking spaces for each dwelling unit plus one parking space per 250 square feet of
the building's office space (1,816 square feet). As such a total of 87 parking spaces are
required per code.
-9-
Recommendation & Findings of Fact
Petition 32-17 and 33-17
February 5, 2018
However, the proposed residential units will be studio or one bedroom units all of which
are expected to have single occupancy. In addition, the proposed development will
primarily provide housing for people with disabilities. Based on the applicant's parking
counts at other similar facilities for the same demographic, the car-ownership and parking
occupancy rate for this type of facility ranges from 0.33 to 0.57 parking spaces per unit. To
ensure sufficient parking is provided on site, the applicant is proposing one parking space
per unit.
The applicant is also proposing a modified parking requirement for the proposed office use
in the building. Per the zoning ordinance, the proposed 1,816-square foot office space
would be required to provide a total of 7 parking spaces. The applicant is proposing the
parking requirement for the office use be based on one parking space per maximum number
of employees, plus two parking spaces for each out-patient. With a maximum of ten
employees during the peak demand shift, and a maximum of five out-patients during any
one time, a total of 20 parking spaces would be required for the office use.
With 40 parking spaces for the residential units, and 20 parking spaces for the office use,
the applicant is proposing a total of 60 parking spaces be required for the proposed facility,
which would meet the maximum parking demand. Staff believes the proposed parking
requirement is appropriate for the proposed use. The proposed development will not have
any negative effects on the surrounding properties.
D. Zoning History Standard. The suitability of the subject property for the intended zoning
district 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 zoning district with respect to the length
of time it has remained undeveloped or unused in its current zoning district. The property
was developed with a single-family residence in 1898. Since its completion, the single-
family residence continues to occupy the 3.78 acre property despite the trend of
commercial development along E. Chicago Street. The majority of the 3.78 acre property
remains undeveloped due to the presence of the flood plain on the southern portion of the
property. As the majority of the property will remain vacant open space, the propped
Planned Community Facility District is an appropriate zoning classification for the
property.
E. Surrounding Land Use and Zoning Standard. The suitability of the subject property for
the intended zoning district with respect to consistency and compatibility with surrounding
land use and zoning.
Findings. The property is suitable for the intended zoning district with respect to
consistency and compatibility with surrounding land uses and zoning. The property
adjacent to the west is zoned CI Commercial Industrial District. The northern portion of
- 10 -
Recommendation & Findings of Fact
Petition 32-17 and 33-17
February 5, 2018
the property which front along E. Chicago Street is improved with a single-family
residence. The southern portion of the property which fronts along Laurel Street is
occupied by a commercial operations yard for a tree-removal company.
The property adjacent to the east, zoned CI Commercial Industrial District, is improved
with a single-family detached residence that is currently occupied by a real-estate company.
The properties to the north, across E. Chicago Street, are also zoned CI Commercial
Industrial District. The properties are improved with several commercial one-story
buildings home to a variety of businesses including a motor vehicle dealership and an
equipment rental facility.
The property to the south across Laurel Street is zoned CF Community Facility District.
The property is located entirely within the floodplain along Willow Creek and remains
wooded and undeveloped.
The proposed PCF zoning classification for the development of a residential care facility
with accessory office space along E. Chicago Street is compatible and consistent with
surrounding zoning classifications and land uses. The proposal will preserve the existing
flood plain as undisturbed open space consistent with the existing use south of Laurel Street
and the CF District classification.
F. Trend of Development Standard. The suitability of the subject property for the intended
zoning district 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 zoning district with respect to
consistency with an existing pattern of development or an identifiable trend of development
in the area. The subject property is located in an area of the E. Chicago Street corridor that
sits between the commercial auto-oriented uses located east of Willard Avenue, and the
residential and small scale commercial uses located west of Bode Road, which provide
services to the immediate neighborhoods east of the downtown.
The character and type of development along E. Chicago Street east of Willard Avenue is
dominated by motor vehicle dealers and motor vehicle repair shops on large lots. The
properties west of Bode Road are improved with a mix of single-family homes and one-
story commercial buildings. Most single-family homes are still occupied by residential
uses, but the trend of development has been the conversion of single-family homes into
small commercial offices and retail services such as small insurance agency offices and
beauty salons.The properties west of Bode Road are zoned RB Residence Business District
to allow for the trend of neighborhood commercial mixed-use center development to
continue as designated by the City's 2005 Comprehensive Plan.
- 11 -
Recommendation& Findings of Fact
Petition 32-17 and 33-17
February 5, 2018
The proposed one- and three-story building fits well between the single-family homes and
one-story commercial uses to the west, and the larger more intense auto-oriented
commercial uses to the east. The proposed development will also include a ground floor
office space that will provide medical and social services to the immediate neighborhood
and the patients from a larger area.
G. Zoning Districts/Planned Development Districts Standard: The suitability of the
subject property for the intended planned zoning district with respect to conformance to
the provisions for the purpose and intent, and the location and size of a planned zoning
district.
Findings. The property is suitable for the intended planned zoning district with respect to
conformance to the provisions for the purpose and intent and the location and size of the
zoning district. The purpose and intent of the proposed PCF Planned Community Facility
District is to provide a planned environment for various types of community facilities,
subject to the provisions of Chapter 19.60"Planned Developments"of the Elgin Municipal
Code, as amended. In general, community facilities provide governmental, recreational,
educational, health, social, religious, and transpiration services to the community on a for-
profit or on a not-for-profit basis.
The proposed zoning classification will allow for the construction of a residential care
facility with ground floor office space along E. Chicago Street which will provide medical
and social services to the community.At the same time,the southern portion of the property
will be maintained as open space due to the presence of the flood plain consistent with the
purpose and intent of the Community Facility district.
H. Comprehensive Plan Standard. The suitability of the subject property for the intended
zoning district with respect to conformance to the goals, objectives, and policies of the
Official Comprehensive Plan.
Findings. The subject property is suitable for the intended zoning district with respect to
conformance to the goals, objectives,and policies of the Official Comprehensive Plan.The
proposed development with a one-and three-story residential care facility along E.Chicago
Street with ground floor commercial space is consistent with the future land use
classification for the property by the 2005 Comprehensive Plan.
The northern portion of the property along E. Chicago Street is designated
Urban/Traditional (2.1-8.7 d. u. / net acre) and Neighborhood Mixed-Use by the City's
2005 Comprehensive Plan. The Urban/Traditional Residential designation is suitable for
any area where urban density land use, including detached and attached single family
homes, and higher density multiple family dwellings exists or is desired. These areas
generally include that part of the community that developed between the 1850s and early
1960s,but are also recommended around the mixed use centers and along the transportation
- 12 -
Recommendation&Findings of Fact
Petition 32-17 and 33-17
February 5,2018
corridors identified on the Future Land Use Plan.Appropriate locations offer neighborhood
access to local,collector and arterial roads,access to water and sanitary sewer systems,and
proximity to public safety services. The provision of park and open space is encouraged to
provide opportunities for recreation and access to bicycle and pedestrian trail networks.
Other uses allowed in this category may include neighborhood commercial centers,
churches, and schools in locations deemed appropriate by the City.
Neighborhood Mixed-Use Centers are designed to meet the daily"convenience"goods and
service needs of residents in immediately adjacent neighborhoods. Their size would not
generally exceed 10-30 acres, and would include a mix of small scale retail/service uses, a
neighborhood park,and possibly an institutional use such as a church or elementary school.
Access is generally from local and collector streets.Too numerous to indicate on the Lands
Use Plan Map (except for existing locations), neighborhood mixed-use centers should be
specifically located and mapped in the course of more focused planning efforts and
development review.
The southern portion of the property is designated as Parks and Open Space by the City's
2005 Comprehensive Plan. The Parks and Open Space Designation includes those areas
intended to remain in natural open space and land areas along water features, as well as,
areas designated for active and passive parks, trails, athletic fields, and golf courses.
Community and neighborhood parks are to be distributed throughout the planning area to
provide full park service coverage to all residents, subject to the service area standards
described in the Parks and Recreation Master Plan.
ADDITIONAL STANDARDS FOR PLANNED DEVELOPMENTS
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 district
with respect to the preservation of all significant natural features including topography,
watercourses,wetlands,and vegetation. By locating the proposed building along the north
property line,the applicant will not disturb the existing flood plain or trees on the southern
portion of the property. The existing flood plain area will be preserved as open space. The
applicant will also add additional trees and landscaping appropriate for the scale of the
development to provide screening from the adjacent properties to the west and east.
J. 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.
- 13 -
Recommendation & Findings of Fact
Petition 32-17 and 33-17
February 5, 2018
Findings. The subject property is suitable for the intended planned development district
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 PCF Planned Community Facility District would
allow for the construction of a new residential care facility. The ground floor office space
would occupy approximately 5% of the building area, and will function as an accessory
use to the residential care facility. A portion of the office space will be occupied by the
Ecker Center for Mental Health which will complement the facility by providing medical
and social services to the building residents and other community members at large.
PLANNED DEVELOPMENT DEPARTURES AND EXCEPTIONS
The applicant is requesting the following departures from the requirements of the zoning
ordinance:
1. Section 19.45.080,"Table of Required Parking.The applicant is proposing to reduce the
number of parking spaces required from 87 to 60 parking spaces.
Per the zoning ordinance, the proposed development would be required to provide a
minimum of two parking spaces per each dwelling unit, and a minimum of one parking
space for each 250 square feet of office space. With 40 proposed units and a total of 1,816
square feet of office space, the property is required to provide a total of 87 parking spaces.
The applicant is proposing to reduce the number of required parking spaces for the
proposed use as follows:
a. The maximum the number of parking spaces required for the residential units to be
one parking space per each unit, which equals to 40 parking spaces.
b. The maximum number of parking spaces required for the proposed office use to be
one parking space per maximum number of ten employees,plus two parking spaces
per one out-patient with a maximum of five out-patients at any one concurrent time.
As a result, the facility would be required to provide a total of 60 parking spaces, which
meets the parking demand.
2. Section 19.30.135, "Site Design". The applicant is proposing a building street setback of
15.2 feet from the north property line along E. Chicago Street. Per the zoning ordinance,
the minimum required building street setback (based on the average building setback on
this block of E. Chicago Street) is 58 feet.
Staff believes the proposed departures are appropriate and necessary to achieve a desirable in-fill
development. The unique nature of the proposed development justifies a unique approach to the
- 14 -
Recommendation& Findings of Fact
Petition 32-17 and 33-17
February 5,2018
parking requirement. A typical parking requirement for a multi-family residential building and a
typical parking requirement for an office use are not appropriate for the proposed use.All proposed
dwelling units are either studio or one-bedroom units which will most likely have only one
occupant per unit. In addition, the personal vehicle ownership rate of the building tenants is
significantly lower than that of a typical multiple-family residential building, as demonstrated by
the parking counts at other similar facilities providing permanent supportive housing for
individuals with various types of disabilities.As a result,the applicant and staff anticipate that the
actual parking demand by the residents of the facility will be much lower than the 40 parking
spaces proposed.
Similarly,the proposed office use will not function as a typical office use where vehicles associated
with the employees represent a large majority of the parking demand. In the proposed residential
care facility, the majority of the first floor office will be occupied by Ecker Center for Mental
Health that will provide services to community members not residing at the facility(out-patients).
As such, requiring additional parking to satisfy the parking demand by the out-patients is
necessary. The self-imposed limit of providing services to no more than five out-patients during
any one concurrent time would assure that adequate parking is available even during the overlap
of out-patients visiting the facility.
The proposed departure for the building street setback is largely necessitated by the presence of
the existing flood plain on the property. To keep the building and the required parking outside of
the existing flood plain, which occupies the southern portion of the property, as required by the
stormwater ordinance, the proposed building is located on the north side of the property. The
proposed building would align with the existing house adjacent to the west, but due to the angle
of E. Chicago Street,the closest point of the proposed building would be 15.2 feet from the street
lot line, less than the required 58-foot building street setback. However, the presence of the new
building along E. Chicago Street corridor will have a positive impact on the character of the
immediate neighborhood that currently features several deteriorating commercial buildings in need
of modernization and rehab.
STANDARDS FOR CONDITIONAL USES
A. Site Characteristics Standard. The suitability of the subject property for the intended
conditional use with respect to its size, shape, significant features including topography,
watercourses, vegetation, and existing improvements.
Findings.The subject property is suitable for the intended conditional use with respect to
its size,shape,significant features including topography,watercourses,and vegetation,and
existing improvements. The 3.78-acre property is affected by an existing flood plain
located on the southern portion of the property that has a negative impact on any potential
development on this property.The applicant is requesting a departure to reduce the number
of parking spaces required, and to reduce the building street setback to construct the
- 15 -
Recommendation& Findings of Fact
Petition 32-17 and 33-17
February 5,2018
building and the parking lot on the northern portion of the property along E.Chicago Street.
By placing the proposed building along E.Chicago Street,the existing flood plain and trees
would be preserved as open space. The applicant will install additional landscaping
materials appropriate for the scale of the development and in compliance with the zoning
ordinance requirements to screen the proposed facility from adjacent properties.
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.
City infrastructure for water, sanitary sewer, and stormwater utilities is located within E.
Chicago Street right-of-way. The applicant will abandon the existing water service at the
main, and will install a new water service line connecting with the main in E. Chicago
Street. The applicant will also connect to the existing sanitary sewer line in E. Chicago
Street. The existing facilities have adequate capacity to accommodate the proposed
development.
The applicant will install a new underground stormwater detention facility under the
proposed parking lot to accommodate the stormwater runoff associated with the new
development. The proposed development will not have any impact on the existing flood
plain as the proposed building and parking lot improvements will be located north of and
outside of the existing floodplain.
C. Traffic and Parking Standard. The suitability of the subject property for the intended
conditional use with respect to the provision of safe and efficient on-site and off-site
vehicular circulation designed to minimize traffic congestion.
Findings. The subject property is suitable for the intended conditional use with respect to
the provision of safe and efficient on-site and off-site vehicular circulation designed to
minimize traffic congestion. The property has frontage along E. Chicago Street on the
north side and Laurel Street on the south side of the property. The applicant will replace
the existing driveway access with a new full driveway access to E.Chicago Street.No new
access driveway is proposed to Laurel Street. While the number of anticipated trips to and
from the property will increase from the existing number of trips for the single-family
residence, E. Chicago Street has adequate capacity to absorb any additional traffic as a
result of the proposed facility. The proposed use will not have any negative effects on the
existing off-site traffic circulation.
The applicant is requesting a departure from the zoning ordinance parking requirement.As
indicated above,the applicant is proposing to reduce the number of required parking spaces
from 87 to 60 parking spaces. The proposed reduction in the parking requirement is based
- 16-
Recommendation & Findings of Fact
Petition 32-17 and 33-17
February 5, 2018
on the unique nature of the proposed use. With 60 parking spaces provided, the facility
would meet the maximum parking demand. Staff believes the proposed parking
requirement is appropriate for the proposed use. The proposed development will not have
any negative effects 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 proposed facility will provide needed, permanent supportive
housing for residents living with disabilities. Per the applicant's operations narrative, all
building residents will be able to live independently and retain all rights of tenancy similar
to any other multi-family residential building. All services offered to the tenants will be
optional, but would be tailored to meet the needs of the individual. All business activities
will be conducted on the interior during the normal business hours similar to other
commercial properties along E. Chicago Street.
The property would maintain one access driveway to E. Chicago Street and would not have
any access to Laurel Street.No evidence has been submitted or found that the proposed use
will be located or operated in a manner that will exercise undue detrimental impact on
surrounding properties.
E. Historic Preservation Standard. Where applicable, the conditional use shall make
possible an efficient contemporary use of or a compatible improvement to a designated
landmark or property located in a designated historic district while preserving those
portions and features of the property which are significant to its historic, architectural,
and cultural values to an historic preservation plan.
Findings. This standard is not applicable. The subject property is neither designated as a
local historic landmark nor is it located within a locally designated historic district.
RECOMMENDATION
The Community Development Department and the Planning & Zoning Commission recommend
approval of Petition 32-17 AND 33-17, subject to the following conditions:
1. Substantial conformance to the Development Application and supporting documents
submitted by UP Development,LLC,an IL LLC,as applicant,and German Hernandez/Luz
M. Cantu-Hernandez, h/w, as property owner, including the following materials:
- 17 -
Recommendation & Findings of Fact
Petition 32-17 and 33-17
February 5, 2018
a. PUD Proposal for Hanover Landing — 711 E. Chicago St. and 712 E. Laurel St.
letter from Cullen J. Davis CEO UP Development, LLC, dated February 10, 2017;
b. Undated Statement of Purpose and Conformance Rider,received January 17,2018;
c. Plat of Survey for 711 E. Chicago Street, prepared by Marchese Surveying, Inc.,
dated April 26, 2004;
d. Plat of Survey for 712 Laurel Street, prepared by Lester L. Krusemeier,
Professional Land Surveyor, dated March 3, 2012;
e. First Floor Plan Sheet A1.1, prepared by Hooker De Jong Architects &Engineers,
dated January 23, 2018;
f. Second Floor Plan Sheet A1.2, prepared by Hooker De Jong Architects &
Engineers, dated January 23, 2018;
g. Third Floor Plan Sheet A1.3,prepared by Hooker De Jong Architects&Engineers,
dated January 23, 2018;
h. Exterior Elevations Sheet A4.1; prepared by Hooker De Jong Architects &
Engineers, dated January 23, 2018;
i. Exterior Renderings Sheet A4.2; prepared by Hooker De Jong Architects &
Engineers, dated January 23, 2018;
j. Undated Dumpster Enclosure Plan and Elevation Sheet A4.3; prepared by Hooker
De Jong Architects& Engineers, received January 23, 2018;
k. Preliminary Landscape Plan Sheet 1 of 3, prepared by Manhard Consulting Ltd.,
dated January 17, 2018;
1. Landscape Specifications Sheet 2 of 3,prepared by Manhard Consulting Ltd.,dated
January 17, 2018;
m. Landscape Plan Details Sheet 3 of 3, prepared by Manhard Consulting Ltd., dated
January 17, 2018;
n. Site Lighting Plan and Calculations, prepared by Hooker De Jong Architects &
Engineers, dated January 17, 2018;
o. Undated eleven-sheet site engineering plans titled "Proposed Improvements for
Residential Development 711 East Chicago Street City of Elgin, Illinois",received
January 17, 2018;
p. Preliminary Stormwater Management Report for 711 E. Chicago Street City of
Elgin, IL,prepared by Manhard Consulting Ltd., dated January 17, 2018;
q. Undated Exhibit F Project Overview and Operations Narrative,received December
27, 2017; and
r. Undated Exhibit G Parking Narrative, received December 27, 2017.
In the event of any conflict between such documents and the terms of this ordinance or
other applicable city ordinances, the terms of this ordinance or other applicable city
ordinances shall supersede and control.
2. The proposed residential care facility is exempt from the supplementary regulation for
residential care uses listed in Section 19.90.15 "Definitions and Regulations" of the Elgin
Municipal Code, as amended, which states residential care facilities shall be licensed by
- 18 -
Recommendation & Findings of Fact
Petition 32-17 and 33-17
February 5, 2018
the State of Illinois. The facility must, however, comply with any and all applicable
requirements of the State of Illinois.
3. A tree removal and replacement plan shall be submitted prior to the issuance of the building
permit in conformance to Chapter 19.16 "Tree Preservation"of the Elgin Municipal Code,
as amended, to supplement the Preliminary Landscape Plan Sheet 1 of 3, prepared by
Manhard Consulting Ltd., dated January 17, 2018.
4. All proposed street graphics shall comply with the street graphics ordinance.
5. Compliance with all applicable codes and ordinances.
The vote of the Planning&Zoning Commission on the motion to recommend approval of Petition
32-17 for the map amendment from CI Commercial Industrial District to PCF Planned Community
Facility District, subject to conditions outlined above, was five (5) yes, one (1) no, and zero (0)
abstentions. One member was absent.
The vote of the Planning&Zoning Commission on the motion to recommend approval of Petition
33-17 for the conditional use for a residential care facility, subject to conditions outlined above,
was six (6)yes, zero (0) no, and zero (0) abstentions. One member was absent.
Respectfully Submitted,
s/Robert Siljestrom
Robert Siljestrom, Chairman
Planning&Zoning Commission
s/Damir Latinovic
Damir Latinovic, AICP; Secretary
Planning&Zoning Commission
- 19 -
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EXHIBITB Zoning Map N
W 50 E
S
Map prepared by City of Elgin 0 55 110 220 330 440
Department of Community Development Feet
-0,05,1c400 Subject Property
sr 711 E. Chicago St.
Petition 32-17 and 33 -17
06183010500001 Q
\, J
06183010520000
LAUREL ST
EXHBIIT C Parcel Map N
City of Elgin o 25 50 100 150 200
Department of Community Development Feet
EXHIBIT D
SITE LOCATION
711 E. Chicago Street
Petitions 32 & 33-17
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Bird's Eye View Looking North
EXHIBIT D
SITE LOCATION
711 E. Chicago Street
Petitions 32 & 33-17
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North Elevation along E. Chicago St. — Photo 1
EXHIBIT D
SITE LOCATION
711 E. Chicago Street
Petitions 32 & 33-17
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North Elevation along E. Chicago St. — Photo 2
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North Elevation along E. Chicago St. — Photo 3
EXHIBIT D
SITE LOCATION
711 E. Chicago Street
Petitions 32 & 33-17
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South elevation of the property along Laurel Street
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Adjacent property to the west along Laurel Street
EXHIBIT D
SITE LOCATION
711 E. Chicago Street
Petitions 32 & 33-17
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Motor vehicle dealership across E. Chicago St.
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Equipment rental facility across E. Chicago St.
EXHIBIT D
SITE LOCATION
711 E. Chicago Street
Petitions 32 & 33-17
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Real-estate office adjacent to the east
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Commercial strip-center at SW corner of E. Chicago St and Willard Ave