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