G59-95lk-
Ordinance No. G59 -95
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
concurs with the findings and
and Development Commission.
of the City of Elgin, Illinois,
recommendation of the Planning
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
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
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
15 feet in height and shall have cutoff luminaires to
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. G20 -95, entitled "An
Ordinance Amending a PCF Planned Community Facility District
for a Medical Complex (Sherman Hospital) ", passed April 12,
1995, be and is hereby repealed.
Section 5.
conflict with t
hereby repealed.
Section 6.
and effect from
by law.
That all ordinances or parts of ordinances in
he provisions of this ordinance be and are
That this ordinance shall be in full force
and after its passage in the manner provided
;; P V -, h
Kevin Kelly, Ma' r
Presented: August 23, 1995
Passed: August 23, 1995
Omnibus Vote: Yeas 7 Nays
Recorded: August 24, 1995
Published:
Attest:
W, 0, AV,C doh.
Dolonna Mecum, City Clerk
August 7, 1995
FINDINGS OF FACT
PLANNING AND DEVELOPMENT COMMISSION
CITY OF ELGIN
I. SUBJECT
Consideration of Petition 18 -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.
II. CONSIDERATIONS
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 desires to expand the territory included within
their planned development to provide for the construction of
additional off - street parking south of Slade Avenue; and to
clarify the language in the Sherman Hospital Long Range Concept
Plan with respect to the timing of the vacation of Center
Street, between Slade Avenue and Lincoln Avenue, and completion
of full surface parking lot improvements south of Slade Avenue.
The proposed parking expansion is intended to replace and
supplement the number of parking spaces that will be displaced
by planned improvements to the medical complex. An additional
sign would be located at the south entrance of the parking lot,
indicating that the lot is reserved for parking for hospital
outpatients and doctors building patients.
III. FINDINGS
After due notice, as required by law, the Planning and
Development Commission held a public hearing on Petition 18 -95
on July 17, 1995. The applicant testified at the public
hearing.
A Petition Review, dated June 16, 1995, was submitted by the
Planning Department, which neither recommended approval nor
denial of Petition 18 -95. 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.
Page 1
EXHIBIT A
FOF18. 95/ PZTEXT/ 3000DV. SV/ 3200PD. PC /3261PD.DT /3261PLAN.95 /PET18.95
The Planning and Development Commission made the following
findings with respect to Petition 18 -95:
A. 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 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.
B. Sewer and Water
The subject property is served with municipal sewer and
water services.
C. 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 1,154 parking spaces are
currently provided. The proposed parking expansion would
increase the total number of spaces provided to 1,348.
Planned building additions and a proposed restriping of
the parking lot located to the south of Slade and west of
Center would reduce the total number of spaces provided to
1,219. This would result in a net increase of 65 parking
spaces.
D. 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
E. 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.
Page 2
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F. 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.
G. Trend of Development
The subject property is located within a mature
residential neighborhood.
H. Comprehensive Plan
The subject property is designated "community facility"
' IV. RECOMMENDATION
On a motion to recommend approval of Petition 18 -95, subject to
the following conditions:
1. Compliance with the terms and conditions of Ordinance No.
G20 -95 as amended by the petitioner's statement submitted
by Sherman Hospital, entitled "Planned Development
Amendment and Expansion" and the "Master Exterior Signage
Plan ", dated May 31, 1995.
2. Compliance with all other applicable codes and ordinances.
the vote was five yes, zero no, and one abstention.
Therefore, the motion to recommend approval of Petition 18 -95
was adopted.
Robert W. Siljes rom, Chai
Planning and Development Commission
Roglel K. Dahlstrom, Secretly
Planning and Development Commission
Page 3
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