G50-94 F Ordinance No. G50-94
AN ORDINANCE
GRANTING A CONDITIONAL USE FOR A HOSPITAL, HELIPORT, AND AN
INSTITUTIONAL DAY CARE CENTER
WHEREAS, written application has been made to amend the
special use heretofore granted for a hospital, heliport, and
an institutional day care center at 77 N. Airlite Street; and
WHEREAS, the Zoning and Subdivision Hearing Board
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 in the findings and recommendations of the Zoning and
Subdivision Hearing Board.
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 Zoning and
Subdivision Hearing Board, a copy of which is attached hereto
and made a part hereof by reference as Exhibit A.
Section 2 . That the provisions of Ordinance Nos . G-1054,
G96-86, G-1633, and G4-88 which permitted the establishment of
a hospital, an institutional day care facility, and a heliport
are hereby consolidated and are amended pursuant to the
provisions of Chapter 19 . 65 of the Elgin Municipal Code, 1976 ,
as amended, for the following described real estate:
Part of Section 16, Township 41 North, Range 8
East of the Third Principal Meridian, described as
follows : Beginning at the intersection of the
center line of Airlite Street as platted in
Walter G. McIntosh and Co ' s . Fox River Farms with
the Northerly line of said Walter G. McIntosh and
Co' s . Fox River Farms; thence Easterly along said
Northerly line, a distance of 1570 .42 feet to the
Northeast corner of Block 6 in said Walter G.
McIntosh and Co ' s . Fox River Farms; thence Northerly
along a line that forms an angle of 87 degrees 30
minutes to the left with the prolongation of the
last described course, a distance of 991 . 5 feet;
thence Westerly at right angles to the last
described course, a distance of 1210 . 0 feet; thence
Southwesterly along a curve to the right having a
radius of 866 . 61 feet (the chord of said curve forms
an angle of 73 degrees 49 minutes to the left with
the prolongation of the last described course) , a
distance of 489 . 57 feet; thence Southwesterly
• r
e.. tangent to the last described curve, a distance of
259 . 81 feet; thence Southwesterly along a curve to
the left having a radius of 536 . 36 feet and being
tangent to the last described course, a distance of
292 .53 feet; thence Southerly tangent to the last
described curve, a distance of 100 . 0 feet to the
place of beginning. Containing 32 . 61 Acres more or
less and being situated in Elgin Township, Kane
County, Illinois .
and
Outlot A of Country Knolls, Unit 8, in the City
of Elgin, Kane County, Illinois .
subject to:
1 . The institutional day care center shall be
limited to operation for a maximum of twenty (20)
children between the ages of three to five years
with preference given to children of St. Joseph
Hospital employees .
2 . The institutional day care center shall
employ a minimum professional staff of two full-time
or four equivalent part-time employees and one
part-time administrator to ensure the care and
safety of children at all times .
3 . Eleven ( 11) off-street parking spaces shall
be reserved and marked for day care center use only.
4 . The location and development of the
heliport shall be in substantial conformance with
the St. Joseph Hospital site plan and the
petitioner' s statement of conformance, dated
October 11, 1987 .
5 . Maintenance of a Certificate of Approval
from the Division of Aeronautics, Illinois
Department of Transportation.
6 . The use of the heliport shall be limited to
use as a restricted landing site for emergency
medical purposes only.
7 . The physicians directory sign shall be
located and constructed in substantial conformance
with St. Joseph Hospital ' s statement of purpose and
conformance for medical office building signage.
8. The administrative offices shall be located
and developed in substantial conformance with St.
Joseph Hospital ' s statement of purpose and
conformance for the reuse of the former convent
building.
9 . Construction of the following additional
structures shall be permitted without further
amendment to the conditional use, if said structures
are in compliance with all applicable codes and
ordinances :
- accessory structures and buildings;
- off-street parking facilities;
- off-street loading facilities;
- signs;
- obstructions in yards generally.
10 . The hospital, institutional day care
center, heliport and all other related facilities
shall be developed and operated in compliance with
all applicable codes and ordinances .
Section 3 . That Ordinance No. G-1054 , entitled "An
Ordinance Authorizing a Special Use for a Hospital to be
Established on Certain Property in the City of Elgin, Pursuant
to the Provisions of Chapter 21 of the City Code of Elgin,
Illinois, Entitled the Elgin Zoning Ordinance" passed July 23,
rah' 1964 , be and is hereby repealed.
Section 4 . That Ordinance No. G96-86, entitled "An
Ordinance Amending Ordinance No. G-1054 to Permit the
Establishment of an Institutional Day Care Center" passed
December 10, 1986 , be and is hereby repealed.
Section 5 . That Ordinance No. G-1633, entitled "An
ordinance Granting a Special Use for a Heliport at St. Joseph
Hospital" passed October 24, 1973, be and is hereby repealed.
Section 6 . That Ordinance No. G4-88, entitled "An
Ordinance Amending Ordinance No. G-1633 Granting a Special Use
for a Heliport" passed January 13, 1988, be and is hereby
repealed.
Section 7 . That all ordinances or parts of ordinances in
conflict with the provisions of this ordinance be and are
hereby repealed.
Section 8 . That this ordinance shall be in full force
and effect from and after its passage in the manner provided
by law.
ALL-
GeorgelanDeVoorde, Mayor
Presented: September 28, 1994
Passed: September 28, 1994
Omnibus Vote: Yeas 6 Nays 0
Recorded: September 29, 1994
Published:
Attest:
Dolonna Mecum, City Clerk
August 17 , 1994
FINDINGS OF FACT
ZONING AND SUBDIVISION HEARING BOARD
CITY OF ELGIN
I . SUBJECT
Consideration of Petition 23-94 Requesting an Amendment to
Conditional Use Ordinances G96-86 and G-1054 to Allow for a
Physicians Directory Sign and Administrative Offices;
Property Located at 77 North Airlite Street and 1885 Lin Lor
Lane; by Saint Joseph Hospital, as Applicant and Owner.
II . CONSIDERATIONS
A petition has been filed by St. Joseph Hospital requesting
an amendment to Ordinances G96-86 and G-1054 to allow for a
physicians directory sign and administrative offices . The
subject property is located at 77 North Airlite Street.
The petitioner is requesting approval for the placement of a
physicians directory sign along Airlite Street and the
conversion of the former convent located at 1885 Lin Lor
Lane to administrative offices . No other physical changes
are proposed to the hospital grounds other than a sidewalk
connecting the proposed administrative offices with the
medical office building north parking lot.
There are four separate ordinances establishing the use of
the hospital and some of its related uses . The Planning
Department recommends that as a condition for approval,
those ordinances be repealed and the uses they established
be included in a single ordinance controlling the use of the
property. The uses that are the subject of the prior
ordinances are not the subject of this petition.
Accordingly, there shall be no consideration of deleting or
modifying any of the applicable terms or conditions of those
ordinances .
III . FINDINGS
After due notice, as required by law, the Zoning and
• Subdivision Hearing Board held a public hearing on Petition
Exhibit A
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23-94 on August 3, 1994 . The petitioner testified at the
public hearing. No other testimony was heard either for or
against the petition.
A Petition Review, dated July 26, 1994, was submitted by the
Planning Department, which neither recommended approval nor
denial of Petition 23-94 . This Petition Review, along with
the exhibits attached thereto, and the written transcription
of the proceedings of the public hearing, are attached
hereto and made a part hereof.
The Zoning and Subdivision Hearing Board has made the
following findings with respect to Petition 23-94 :
A. Site Characteristics
The subject property contains approximately 39 acres .
The property is improved with a hospital, medical
offices, off-street parking, and other related uses .
B. Sewer and Water
The subject property is served with municipal sewer and
water services .
C. Traffic and Parking
The subject property fronts along both Airlite Street
and Lin Lor Lane. North Airlite Street functions as a
minor collector street serving the adjoining properties
and Country Knolls Subdivision. Lin Lor Lane functions
as a local street serving the adjoining properties .
Hospitals generate approximately 11 weekday vehicle
trips per bed. Medical office buildings generate
approximately 55 weekday vehicle trips per 1,000 square
feet of gross floor area. Accordingly, the existing
280 bed hospital and 57,428 square foot medical office
building can be expected to generate up to 6,239
weekday vehicle trips onto the street system.
A total of 777 off-street parking spaces are required
to serve the hospital, the medical office building, and
their related uses . The existing off-street parking
lots contain approximately 878 spaces .
D. Zoning History
The subject property was annexed and zoned R-2 Single
Family Residence District in 1964 . A special use for a
hospital was granted in 1964 . A special use for a
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heliport, restricted to use for emergency medical
purposes only, was granted in 1973 and amended in 1987
to relocate the facility. A special use for an
institutional day care center was granted in 1986 .
The subject property was reclassified to CF Community
Facility District in 1992 . Pursuant to the transition
rules in the zoning ordinance, the previously approved
special uses are now considered to be conditional uses
in the CF District.
E. Zoning Status
The subject property is improved with lawful
conditional use for a hospital with an institutional
day care center, and with a conditional use for a
heliport.
F. Surrounding Land Use and Zoning
The areas located to the north, northwest, and east of
the subject property are zoned RC1 Residence
Conservation District. These areas are developed with
single family residences .
The areas located to the south and west of the subject
property are zoned CF Community Facility District and
AB Area Business District. The surrounding areas zoned
CF District are developed with a nursing home, a
school, and a municipal water plant. The area zoned AB
District is developed primarily with commercial service
and retail uses, with some nonconforming single family
residences interspersed.
G. Trend of Development
The subject property is located in a transition zone
between an established residential neighborhood and the
developing Larkin Avenue commercial corridor.
H. Comprehensive Plan
The subject property is designated "community
facilities" .
IV. RECOMMENDATIONS
On a motion to recommend approval of Petition 23-94 ,
subject to the following conditions :
r
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1 . Repeal all previously adopted ordinances relating to
the hospital and its related uses, and incorporate the
applicable provisions of said ordinances along with the
proposed amendments into one conditional use ordinance
regulating the use of the property.
2 . Substantial compliance with St. Joseph Hospital ' s
statement of purpose and conformance for medical office
building signage.
3 . Substantial compliance with St. Joseph Hospital 's
statement of purpose and conformance for the existing
convent structure.
4 . Construction of the following additional structures
shall be permitted without further amendment to the
conditional use, if said structures are in compliance
with all applicable codes and ordinances :
- accessory structures and buildings
- off-street parking facilities
- off-street loading facilities
- signs
- obstructions in yards generally
5 . Compliance with all applicable codes and ordinances .
the vote was five yes and zero no.
Therefore, the motion to recommend approval of Petition
23-94 was adopted.
Denise Harding Hopki it
Zoning and Subdivision earing Board
T omas J. Ar rong, Secretary
Zoning and Subdivision Hearing B d
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