G4-96 (2) 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
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
30 feet in height and shall have sharp cutoff fixtures 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. 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.
s/ Kevin Kelly
Kevin Kelly, Mayor
Presented: February 28, 1996
Passed: February 28, 1996
Omnibus Vote: Yeas 7 Nays 0
Recorded: February 29, 1996
Published:
Attest:
s/ Dolonna Mecum
Dolonna Mecum, City Clerk
January 17, 1996
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
E 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, andan
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
r
Exhibit A
Page 1
FOF58 . 95/PZTEXT/3000DV. SV/3200PD.PC/3261PD.DT/3261PLAN. 95/PET58 .95
building, a parking deck, and surface parking. Additional surface
parking is located in the block located to the south of Slade
Avenue, along Center Street.
Sewer and Water
The subject property is served with municipal sewer and water
services .
Traffic and Parking
Spring Street and Slade Avenue function as north/south and east/west
collector streets, respectively. Center Street, Cooper Avenue, and
Prospect Boulevard function as local streets .
A total of 1,046 parking spaces are required to serve the medical
complex. A total of 1, 348 spaces are currently provided. Planned
building additions and a proposed restriping of the parking lot
located to the south of Slade and west of Center will result in a
total of 1,219 spaces provided.
Zoning History
1928 A-Res
1950 A/B-Res
1960 A/B-Res
1961 A/B-Res
1962 R-2/R-3
1992 R-2/R-3 P.U.D.
Present PCF
Zoning Status
The medical complex is a lawful use of the subject property. The
property is being developed as a planned development, as amended, in
accordance with a long range plan.
Surrounding Land Use and Zoning
The surrounding areas are zoned RC2 Residence Conservation District.
The predominant land uses in the surrounding areas include single
family residences and two-unit conversions .
Trend of Development
The subject property is located within a mature residential
neighborhood. The residential properties fronting along Spring
Street and Douglas Avenue are included within the boundaries of a
proposed historic district.
Page 2
F0F58 . 95/PZTEXT/3000DV.SV/3200PD.PC/3261PD.DT/3261PLAN. 95/PET58 . 95
Comprehensive Plan
The subject property is designated "community facility" .
RECOMMENDATION
The Planning and Development Commission recommends approval of
Petition 58-95 .
On a motion to recommend approval of the petition subject to the
following conditions, the vote was four yes and zero no.
1 . Compliance with the terms and conditions of Ordinance No.
G59-95 as amended to provide for maximum 30 foot tall parking
lot light standards with sharp cutoff fixtures to contain
direct light rays within the boundaries of the surface parking
lots .
2 . Compliance with all other applicable codes and ordinances.
Therefore, the motion to recommend approval of Petition 58-95 was
adopted.
rik ZeibeP44.3 a4-
Robert W. Siljest om, Chairman`
Planning and Development Commission
Veronica Bell, Secretary
Planning and Development Commission
Page 3
FOF58 . 95/PZTEXT/3000DV.SV/3200PD.PC/3261PD.DT/3261PLAN. 95/PET58 . 95
•
`��� O ,ti Agenda Item No. 01
/ ,
894,10 PFS
February 6 , 1996
TO: Mayor and Members of the City Council
FROM: Planning and Development Commission
SUBJECT: Petition Review
PURPOSE
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 (see
Planned Development Review) .
UNRESOLVED ISSUES
None.
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 (see Findings of Fact and Transcript) .
RELATED COMMUNICATION
None.
Page 2
CCM58 . 95/PZTEXT/3000DV.SV/3200PD.PC/3261PD.DT/3261PLAN.95/PET58 .95
December 12, 1995
PLANNED DEVELOPMENT REVIEW
Planning Department 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.
GENERAL INFORMATION
Requested Action Amendment to Planned Development
Present Zoning PCF Planned Community Facility District
Proposed Zoning PCF Planned Community Facility District
Intended Use Medical Complex
Property Location 934 Center Street
Applicant/Owner Sherman Hospital
Staff Coordinator Tom Armstrong
EXHIBITS
Exhibit A - Location Map (see attached) .
Exhibit B - Zoning Map (see attached) .
Exhibit C - Petitioner' s Statement (see enclosed) .
Exhibit D - Standards Worksheet (see attached) .
Page 1
PET58 . 95/PZTEXT/3000DV.SV/3200PD.PC/3261PD.DT/3261PLAN. 95/PET58 . 95
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 (refer to attached Exhibits A and B) .
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 (refer to enclosed Exhibit C) .
FINDINGS
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.
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
Page 2
PET58 .95/PZTEXT/3000DV.SV/3200PD.PC/3261PD.DT/3261PLAN. 95/PET58 .95
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.
Comprehensive Plan
The subject property is designated "community facility" .
CONDITIONS FOR APPROVAL
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 .
Page 3
PET58 . 95/PZTEXT/3000DV.SV/3200PD.PC/3261PD.DT/3261PLAN. 95/PET58 .95
)
PLANNING DEPARTMENT
loo4.,.
4 -Aviv a) (7) 016
..• c.) 0
4C $41.
0 IA- LIAM
Z Z 0
a Tn
Sr
SUpEBTJEITCTioNPRO5P8E_R9T5Y
if CONGDON
trii: ofir i .
.1b
Riipie 0 1 SUMMIT ID
P.
"4 4 Afo !MBA I; I
• \IIV Ili
0
...
8 i ODE
IIIPI
W CHICCho
-.I .
ar.:1 Loo" AG• 0
V Civa0
2,
.. .....,
N.NM- C11:4
..\ Os BLUFF CITY
4c C,
0
Z •
4c
C CE) • -‘ 1•41/
BOWES .' ICI 0
.I( 1D I
.. . ...
to •
iI
NOPPS
( X
. 1 BARTLETT
ICOOK CO.
II
Location Map
...
• . 4.
. .
•
N
\:,;!: ?/
.1' .:
aerit
• •
•
Exhibit A
PLANNING DEPARTMENT
wooryj
. • / 451
*tit sci
el
4‘c(plil‘ - - 1 S 1
•
a.i
g...._• .....•
• _ •••=m•••••
•• • • NEER RAIFF
•
r 0 7 i
; ,
t*
. • 415E10.
NiDOU IFnrInn _". ---" ---g.g
a SUBJECT PROPERTY
4 •LI1J
/Z
rip
_.
::
,::.:,:::::::::.1.!
::.:.:.
� �.
-
7
.::ip . .: ..o V .1661 1.
i ... ir ••• •• r_.
'cii.:::::::::
t r E Ei ..... .
,..:::: :
Ili
so
s s IIAtifi
III NuI _
P6 t s I�—T
LINCOLN ' Ve ��4 `ii�PA
� �r
IP/ '.7. Ill.1 11 NI I■ 1[43W—
LOVED � _ MirOM NUM A
—
4-, C
1�110NA Ai avEil
�1'4L
•WE 0 IOM
ii
k.• EL . I R►R.SE LL�
F.,..7.:1 n �-1 � a .. nom ______
Zoning Map
LEGEND
44
RESIDENCE DISTRICTS •BUSINESS DISTRICTS NoUSTRIAL DISTRICTS
SFR1 SINGLE FAMILY RESIDENCE 1 RS RESIDENCE BUSINESS. ORI OFFICE RESEARCH INDUSTRIAL I I
SFR2 SINGLE FAMILY RESIDENCE 2 NB NEIGHBORHOOD BUSINESS 01 GENERAL INDUSTRIAL
TFR TWO FAMILY RESIDENCE AB AREA BUSINESS CI COMMERCIAL INDUSTRIAL
MFR MULTIPLE FAMILY RESIDENCE CCI CENTER CITY 1 PORI PLANNED OFFICE RESEARCH INDUSTRIAL.
PSFR1 PLANNED SINGLE FAMILY RESIDENCE 1 CO2 CENTER CITY 2 PGI PLANNED GENERAL INDUSTRIAL. ••.,.J
PSFR2 PLANNED SINGLE FAMILY RESIDENCE 2 PRS PLANNED RESIDENCE BUSINESS ���
PTFR PLANNED TWO FAMILY RESIDENCE PNS PLANNED NEIGHBORHOOD BUSINESS CONSERVATION DISTRICTS I• ^
PR PLANNED MULTIPLE FAMILY RESIDENCE PAB PLANNED AREA BUSINESS 4 ,l� ��7POOR
PCC PLANNED CENTER CITY RCI RESIDENCE CONSERVATION 1
COMMUNITY FACILITY DISTRICTS RC2 RESIDENCE CONSERVATION 2
PRESERVATION DISTRICT$ RC3 RESIDENCE CONSERVATION 3
CF ' COMMUNITY FACILITY PRC PLANNED RESIDENCE CONSERVATION
PCF PLANNED COMMUNITY FACILITY HP HISTORIC PRESERVATION 200 0 400 100
FRP FOX RNER PRESERVATION in.MI NII
SCALE IN FEET Exhibit B
•
PLANNED DEVELOPMENT
STATEMENT OF PURPOSE, CONFORMANCE AND DEPARTURES
PLANNING DEPARTMENT
CITY OF ELGIN
Planned Development Plans shall include a Statement of Purpose,
Conformance and Departures. Complete this form, attaching addi-
tional sheets as necessary.
I . Intended Land Use:
II . Intended Lot Sizes:
Minimum: Maximum: Average:
III . Intended Building Setbacks :
Minimum Maximum Average
Street
Interior
Transition
IV. Intended Vehicle Use Area Setbacks :
Minimum Maximum Average
Street
Interior
Transition
V. Intended type(s) of principal and accessory buildings:
VI . Intended Obstructions in Yards :
VII . Intended Total Floor Area of Plan:
Minumum Maximum Average
Per Dwelling
Unit
VIII . - Intended Total Building Coverage of Plan:
Minimum Maximum Average
Per Lot
Exhibit D
SPCDPLND.DPT/PZTEXT/3000DV.SV/3200PD.PC/ALL.MST.
IX. Intended Vehicle Use Area:
X. Intended Off-Street Parking:
XI . Intended Off-Street Loading:
XII . Intended Signs:
XIII . Intended Water Service:
XIV. Intended Sanitary Sewer Service:
XV. Intended Stormwater Control Provisions :
XVI . Intended Street IMprovements:
XVII . Summarize Intended Departures from the Requirements of
the Zoning Ordinance:
XVIII . Summarize Intended Departures from the Requirements of
the Subdivision Ordinance:
XIX. Address Conformance to the Standards for Planned
Developments as Follow:
A. Site Characteristics : The suitability of the
subject property for the planned development with
respect to its size, shape, and any existing
improvements .
B. Sewer and Water. The suitability of the subject
property for the planned development with respect to
the availability of adequate water, sanitary
treatment, and stormwater control facilities .
SPCDPLND.DPT/PZTEXT/3000DV.SV/3200PD.PC/ALL.MST/STATE.CFM
C. Traffic and Parking. The suitability of the subject
property for the planned development 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 . Nonresidential land
uses should be located central and accessible
to the population served without requiring
traffic movements through or into a residential
neighborhood. Nonresidential land uses should
not be located within residential nieghborhoods
but on their periphery as defined by the
arterial street system.
2 . Vehicular Access. 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 . Locations for
vehicular access to or from a public right of
way should be aligned directly opposite
existing or approved locations across the
street.
D. Zoning History. The suitability of the subject
property for the planned development with respect
to the length of time the property has remained
undeveloped or unused in its current zoning
district.
E. Surrounding Land Use and Zoning. The suitability
of the subject property for the planned development
with respect to consistency and compatibility with
surrounding land use and zoning.
F. Trend of Development. The suitability of the
subject property for the planned development with
respect to its consistency with an existing pattern
of development or an identifiable trend of
development in the area.
G. Planned Development District. Where applicable,
the suitability of the subject property for the
intended planned development district with respect
to conformance to the provisions for the purpose
and intent, and the location and size of a planned
zoning district.
H. Conditional Use for a Planned Development. Where
applicable, the suitability of the subject property
for the intended conditional use for a planned
development with respect to the provisions for
SPCDPLND.DPT/PZTEXT/3000DV.SV/3200PD.PC/ALL.MST/STATE.CFM
the purpose and intent of planned developments and
with respect to the provisions of Chapter 19 .65,
Conditional Uses, Section 19 .65 .010, Purpose and
Intent. No conditional use for a planned develop-
ment should be granted for the sole purpose of
introducing a land use not otherwise permitted on
the subject property.
I . Comprehensive Plan. The suitability of the subject
property for the planned development with respect
to conformance to the goals, objectives, and
policies of the official comprehensive plan.
J. Natural Preservation. 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.
K. 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.
Prepared By:
Date:
SPCDPLND.DPT/PZTEXT/3000DV.SV/3200PD.PC/ALL.MST/STATE.CFM
SHERMAN HOSPITAL
PLANNED DEVELOPMENT AMENDMENT
Proposal
By this application, Sherman Hospital ( "Applicant" )
proposes to amend Paragraph H of ordinance No. G59-95, relating
to Off-Street Parking, by amending the third sentence of such
Paragraph H to read as follows: "Light standards in all off-
street parking lots shall not exceed thirty feet (30) feet in
height and shall; have cutoff luminaires to contain direct light
rays within the parking lots. " Attached hereto as Exhibits "B"
through "E", both inclusive, are a (i) Walker Parking Consultants
letter relating to the proposed parking lot lighting, (ii)
lighting plan, (iii) campus site plan, and (iv) light fixture
pictures.
Current Status
Ordinance G59-95 currently limits the height of light
standards within the Sherman Hospital campus off-street parking
lots to fifteen ( 15) feet. This provision was first inserted in
the Sherman Hospital Planned Development Ordinance in 1991 when
the first phase of the surface parking lot at the southeast
corner of Center Street and Slade Avenue was authorized. The
reason for such requirement was to limit the effect of the
lighting of such parking lot on the then existing residence
immediately south of such parking lot (841 Center Street) . Such
residence has since been acquired by Sherman Hospital, razed and
incorporated into such surface parking lot along with parcels
previously owned by Sherman Hospital further south. Thus, the
reason for the fifteen ( 15) foot height limitation no longer
exists and it is believed to be in the best interests of the
health, safety, and welfare of Sherman Hospital, its patients,
visitors and staff, to increase the height limitation of the
light standards to thirty (30) feet in order to provide more even
and consistent lighting in the surface parking lot.
Criteria for Approval of Proposed Amendment
to P.U.D. Ordinance
The proposed amendment is consistent with the following
stated purposes and intent of the Planned Development chapter
(Zoning Ordinance 19 .60.010) :
A. The proposal provides an opportunity to better utilize a
development of demonstrated need.
B. The proposal provides a creative approach to the use of
land and related improvements that result in better
design and construction of aesthetic amenities.
1
Exhibit C
The remaining purpose set forth in Section 19 .60.O10C does
not apply to the subject Planned Development because it refers to
undeveloped land and is concerned with such aspects as topography,
watercourses, wetlands, and vegetation.
The proposal meets the standards of the Planned Development
chapter (Zoning Ordinance 19 .60.040) in the following manner:
A. The site is suitable for the proposed parking lot
lighting in that the size and configuration of such
parking lot is adaptable to the proposed use.
B. The proposed parking lot lighting needs no water or
sanitary treatment facility and will be designed so as
to accommodate existing storm sewer facilities.
C. 1. The proposed parking lot lighting revision will
assist in eliminating the existing and anticipated
future shortage of off-street parking spaces
currently being experienced and anticipated at the
Sherman Hospital campus.
2 . The flow of traffic will be enhanced by proposed
parking lot lighting revision at the southeastern
edge of the hospital campus, thus reducing the
amount of traffic at the core of the campus.
D. The proposed parking lot lighting is consistent with the
Long Range Concept Plan approved in 1983.
E. The general design of the proposed parking lot lighting
is consistent with the surrounding neighborhood and the
balance of the Sherman Hospital campus.
F. The proposed parking lot lighting is consistent with the
provisions of Zoning Ordinance Section 19 .65.010 as it
relates to the purpose and intent of the conditional-use
provisions of the Ordinance.
G. The construction of the proposed parking lot lighting is
consistent with the City of Elgin Comprehensive Plan.
H. There are no significant natural features on the subject
property.
I . The installation of the proposed parking lot lighting
will be located, designed, and operated so as to
exercise no undue determined influence on surrounding
property.
2
•
•
LOTS 1 THROUGH 4 IN BLOCS 3 OF GROTE AND WALDRON'S 2ND ADDITION TO ELGIN,
B EING A SUBDIVISION OT PAR? Of THE NORTHWEST QUARTER OF SECTION 12,
TOWNSHIP 41 NORTH, RANGE S EAS? OF TEE THIRD PRINCIPAL MERIDIAN, AMD
THAT PART OF LOT CCVI (206) 01 COUNTY CLERK'S SUBDIVISION LYING
NORTHERLY AND WESTERLY OF A LINE DESCRIBED AS FOLLOWS: COMMENCING AT TIE
SOUTHWEST CORNER OF SAID LOT 204; THENCE NORTH 00 DEGREES 34 MINUTES 03
S ECONDS WEST, ALONG THE •EST LINE OF SAID LOT 206, A DISTANCE OF 122.20
FEET FOR THE POINT OF BEGINNING OP SAID DESCRIBED LINE; THENCE NORTH OS
DEGREES 27 MINUTES 43 SECONDS EAST, PARALLEL WITH THE SOUTH LINE Of SAID
LOT 206, A DISTANCE OF 123.44 FEE? TO A LINE THAT IS 60.00 FEET, AS
MEASURED ALONG THE SOUTH LINE OF SAID LOT 206, WESTERLY OP AND PARALLEL
WITH TIE WEST LINE OF BLOCK 2 OF COMGDON'S ADDITION TO ELGIN, $11110 A
SUBDIVISION Of PART OF TIE NORTHWEST QUARTER OP AFORESAID SECTION 12;
THENCE NORTH 00 DEGREES 34 MINUTES 31 SECONDS WEST, ALONG SAID PARALLEL
LINE, A DISTANCE OF 56.00 FEE?; THENCE SORTIE SS DEGREES $7 MINUTES 43
S ECONDS EAST, PARALLEL WITH THE SAID SOUTH LINE OF LOT 206, A DISTANCE
OF 60.00 FEET TO TILE SAID WEST LINE OF BLOCK 2 OF CONGDON'S ADDITION FOR
TIE TERMINUS OF SAID DESCRIBED LINE. BEING SITUATED IN TIE CITY OF
ELGIN, KANE COUNTY, ILLINOIS.
EXHIBIT
wa cer
Parking Consultants/
Engineers, Inc.
October 20, 1995
Mr. William J. Suszek
SHERMIAN HOSPITAL
934 Center Street
Elgin, Illinois 60120
Re: Center Street Parking Lot Expansion
Walker #E5031.01
Dear Willie:
As you are aware the lighting for Center Street Lot expansion was designed using the same
light fixtures and mounting height as in the South Lot across the street. In our opinion it is
inadvisable to change the design to meet the Planned Development requirements and
recommend that an amendment be pursued for several reasons.
The higher mounting height (30'-0") allows the design to have a more uniform light
distribution pattern with well-lit drive aisles. This may be seen in the attached lighting
analysis which shows proposed foot candle levels throughout the lot. Limiting the mounting
height would result in a poorer quality distribution even with many more fixtures. Additional
fixtures in the north-south direction would help but the east-west spacing is fixed by the
parking bay module. To decrease the spacing in that direction would result in losing parking
spaces. The higher number of fixtures would cost more and also be more expensive to operate
and maintain. Thus, while costing more, the lighting performance would be less acceptable
for security provisions and CCTV performance, and would be perceived as being less secure
and friendly by people parking there.
As shown in the attached light distribution level plan the proposed sharp cutoff fixtures
perform very well in preventing any significant spillage of light onto the adjacent properties.
The light levels shown are at the property line at ground level. With the addition of the six-
foot high privacy fence at the property line there will be no spillage on the properties to the
east. It should also be noted that these same fixtures have been in use in the South Lot and we
are not aware of any complaints or objections from the neighbors there.
continued
505 Davis Road, Elgin, Illinois 60123 EXHIBIT
Tel: (708) 697-2640 Fax: (708) 697-7439
•
Mr. William J. Suszek
October 20, 1995
Page Two
For the safety, convenience and security of Sherman's employees and visitors, we strongly
recommend that the proposed lighting design be followed and the zoning agreement be
amended as necessary to allow a 30'-0" mounting height. Enclosed are two lighting analysis
plans and information regarding the fixtures and poles as specified. Please feel free to call
with any questions or comments in this matter.
Sincerely,
. TaJavvidirk4c,
Robert L. Teerman, P.E.
Chief Engineer
RLT:jw
K:Does:Sberman:Wilie 10.19
Enclosure
wa cer
tal
,...•«`•1p J•. •
. •
.. ,,•,,a� Agra:f 4,. 1y ;.•2'kN'Y, ft:�r.ri M. .. ,• , +1-:r�C - r3�41 `A
W .w .Y r hw 1. .r • .w w' A F3`t%r' / ! • r - / / .w .. .. 1. • .1• .r r
Z r r • e
W I.r I.N IN /w 1N • IN I• IN IN •w •w • • .w I/I I• IN I/• 1 • .f. IN tr •N •N .w IN IM IN 0 M IN III tw •N IN tN Ir Iw •Y IN /N ON IN •w IN I. 116.1 .Is
t `
��Iw .jM IN(� ••I •.. ..r •N Ir Ir Ir tN In Ir !w •V .99 •N •w •w .1112•r tM lY /Y /w •w •N •N tw •Il 1w •w •w !N 9 S /N /r /Y /w •M •tr ••I•� •r Iw / a
••1• s�N •M ••� • 1\•\I
1 w •w \ilk\\.s• w
�.�, II � w • • t w • I Y • ��}} •1 • !fr Ir r\II f1 • r\•,\•\11\\ • •• •r w •N f NI.1• t• •n •Y N • N r •N�N 1• • •r • • / / r • Yt •r r N •r •11-I I. _ 7�,•A s•I ••I •r . • Y •n .w f N Ir •w f N `r • 1• 1 •Y • • • I • • t D.O.c• r• OB. •0 • • •Ii • •• r•r • n w •w •w • • •J •n •r f N •n • f • •Ir N w •• N w r N •N • N •w • N •w_.f N • r ••�i • r r • N«•1 '47 as
•• ••• •Y •w •w •Y SOD f• •Ir f S. sr •••• ••Y •1• •I• f• •N •w f Y ••I ••• •w •It Sr ••Y •II for •r 20 •1• ••M sr •Y s•• or r •w •s N ••01 ••Y ••• 1 N ••M I Y ••SI ••N ••w •w •1• •1• •r •••■ •r /WI •w
rr Ib ••• .n I.• ♦7 7/./ •u .r I .. •n In ii. ./ • w r •w • • •n .M • I •w .• .f rr • • I I w w •NIr • • •8 •N�w Iw 1r•
Ir rr IN .Y In '11/• • f • w w • • • • • MsM • I • .r • • • • 1 n •o • • rrfylNIw N I• fY 1•r / ••I IY •l •w • .+0 Qw •• •It Iw • •• •w r rrr •1i' r' « •. / •• 'U •r.•Y •••.• • M w Its sr-•11 1w r.r . rN •N •u �•w • •N ..• fM 1 •U N .•1/• • ••• •M w •r •• 1 r •w •1 •N sr • • • Y •r• • •r •N 6N1w 1r
Y a n •w /
W
N r • Ir sgg 1'r ••r •N Ir •w •I1 •N •w Sr f1r •1• •w Or ••• •n •r •w •Y •N •N •N ••1 .64 •.1 •N ••• 1N •.r •• .so •Y fM •I• •w •N .IN •w •... •M •w •N IM ••• •Y ••• •N •N saltr •w Ir
1 •• 1•r I N I N /w •N •0 ••t •41 1 w I r /w .90 SIM 1 N I•I /N •10 SW l•• •r 110. •r •/• •r /r •w I r •• 11.• •w l r OM •w •N I w .90 IN .60 191 •r ■w 00 •N III In IN I w I•1 110 IN II. 11111 w •116
N
•
.a 1.14'. .N t• 1• I I I a w .11 r ••I I N 1 w .N 1.0. I I • I. I w .11 .w I 1. •. • r IS 1.w I. I I. I w N -w I I• P. 1 I I 1 •* !1/ iiiil a
a
•
MONO -- -SHERMAN HOSPITAL
CENTER STREET LOT LIGHTING
CENTER • STREET } mgrs.or ••r•r I•... ......... Nw 19.10.••••
pm••• •••••l•YI•Ni•VrwU1••• •1•• •••2.
• (A
w.
��' 4.or r wa cer
iM••I Iwo.. .Per ny
.r III .r C r
Isles •r••••.•••• 1.!1.1(I••
1.1
N•
• •IMM I.•
•••••••••••••••. •N ••••••••••w.w•
•••INN••••••••.Y 04 •••11•/•••••1•.1•
. ,
•
• '
.,(
. IA ',..4.... \ .
, D .•
l't c4.
• •„t.0 0 ..
4,
.. ,
., .
. .
)1,1 • [ ] 4r _I Ili 11! ,t,, di .11111:sdli L / iigiiihis
_.1
, '.',14.1.,, 1 1 .„ 1 1 ,. , ,f,,.,: I I , 1
1 Ilk I '. I -rt 1 A. I 1 *
:.
1 _ ...A",,s
III
:::
...._ „ „ ....„, ___ _ _____ _.„-,,.44...:.imaisiss ,,--Aimaimirt4aust iir,„„,:z....,,,,,,. ,-/r '; :;,S,.,..A.4.Nre.;:"AlVil.7.:70:... .111011.,liar.."" iiMarilri, e:;. . , / Air Nial4 "'*
,;,: 4;.;, ;;AdSi,:467( 4.4„) 41HAV5 ; 4 3 .,:;X:'';,!?‹r, V4W46/;:X',',,/,,,,,,,,o,P ;•%','121,•, •111/14'‘." ' ''/ ' ''''•/''''./ It '''''' ' ..1..........-/ "4'47.4;41:174.7:41;'1'''''''
, .„.. , . ,
v 4 lote:fipmemErrIAMENEWEENVP1IMMVIIIIV ........t. , 7/, fE131 Alauk.or wi 44-' '- A''•''' --/ 1-=.'---..-. ' n ,-;,'s
• •,,• ll's-
I 6' I '' I?
7..
,7$..
I L - ,,,,,,
, .., ; ,. ', ,,-,/, •,,
, , . . , , .„
. , .,..1
rill .
! ki r .,>' .:. •71=. .4 1p •••,- ,..
'-'1‘ 117;';''•':A — --- kg il II N. I I I i
/ . .
..„.,,4,,,,,,
SI , illi
v .
,,,
, In , Til , IIM , 5111LI , , , .G . :''' : . - '
-,,;7.
a _04. .,0 ;,• , ,-:, .
,17)..;.,
el „.,...: to, 1 ,1 [
.,, , „. ,,,,,,,,,, 0.
''/'":' *,=* 411 ,
11 - 0
., ___ - _ _.... . ._. __. _ _ - : " ......_„.. ' .,, 1 - ___,. . 14
. ,r,,,‹ ..,,,,,,,.. .1,,,,..., ,, .4.- .,,,,,,,,,,.- „.4 /.'' ' * 4`:: '"c$,V;/• i'r-", Id. , ,,' 1. 11
,
lii,,,,:.;.-,iiqi, 40/,',.;‘,/ tii.%,;,,; ,,,, , .., A 4"// 'f;(,,, p 2 f's,%'. / , , ,-, :. 420 imam ,/ 1
, ,',•,•,,•/ ,,,f?''.,'-',,,ly,,,kie,',.'0 ';,. /7' -,' i ., - / •'," `‘- • •,y- .,//' /.; , . .
•.•,,, - ,..; . .;;;70;,-,:y , /4.i,k,,,:x MEMO LOT WM 13PACU1 ,,, :,,...7," =, 7,, ',/e=' : „ / ' RAMO HOWITAL. ./
11
', . 13
. , 7.
1"''';212, ,-' 2//,
, , ,, ,/, , :,s,'.: y 2 r, - ',, 'P,'' 1 y, , ',',.‘,':/4/2(:- ,'r :/ •, •? .
:,4 /1, ,,,,,,A&‘!:'4',;',$, 1/ , '/0 ,,,,X, ,./',/4: ' ,''/r,, :/ / / ..• le
,,G) . -,,c.',-,:: •,',.ei.4,,,'.0." ,t;') ,''--',.;,2/-,..,/;;;`;;,;A:-/"•,;:.,,, ,c,,,' r;.%" r" e"
la ' 'i W''I 111"21114
01
/
/ . A,wi.;wa'A wxy',',Irz.vorAvarrammosorxerg.•044ur.4war,;‹ :,4131.4zur,4.1 .--.--- ‘' ,•-almo mom/
,y,';• ,.',/,/,'. •y' V-4) .•<:."'" ,/,'..rV,Xcp. ...ri -•,t.,1 ..i 4 4/ /;4',..6:,,,,' / /7:'> „,)e-, ./ .:,/ ,7, % /,'< ,./- R .",./.la,,/,' ' ,. /.// '
/
i'y,',••• .•.m:',,,,,-//,
,/
t I ,,,, ...r-- .--v. 0 111V Ow 4, 4,,
--, ; ,-- --- '''/I....-''''IMI="r A-"..... .:iimiliamid•= Ell , .... , -.....-••••1111t,,
/11U e I
....- ./ • 0 ,
- /2'' ;'' 1 ' r Itar'"...411111. ' ''. . ,, ...,
.;''' ,(:;4',.- / '-". ' , "./.....;,i/ • / / 'j IF . NORTH WERT TOWER Z,
Ak U
/ ,/ AMMON
l' 13 1'1!..fr i' ',Y. ,r. / .. ' . / ' ' /7','/ / / ;''''' ' /'' / ' '
I' ( ,,V' ,7 PARKNO LOT 200!PACER / ," /7/ ./ mac& :''....' PHASE 1-sr
•2.,,vi,.•• y-
-,' ,-4t "',i-t,.?' . •,- ,• / / , /,',' .',/.: ',. ,;, . OULDNO
64~s> '4 - 1710'
In
, e ,,, -----NA - - • - • ,2' „'c,, • , • „ , . ,' ,/ y / <\;' 1,' in
0E15 r,.-.7,-/ -..,-:7.‘r r. zz/ „ ./7 7.. ./ . /7 7 , . , •,,Y ' , ' ,.
0 - - E
/ A .-..--
--i,/,• ,,/ . ,. .,,,,,(:.<, , .
, .
r/
n
' 61' ,„..D:(Pi://:- 1-11211
. , ..
L1
171 *Q0' 0 la a 4e7 , . ,, mom. , ,,,.;% , . , , ......._-.. /,' ,'/ IOW'
1 i/ z Mil .40
,,,,,' 111 I 011 . illik t t I s im t an t II I
• s. ,,,„ `..,,,,, 0, 4116. All 0 : , , RAIRKNO LOT 103 SPACER ' ,,,//,, •,...., ,/ r
-r•.14%-assimismixtp. .,
=1 /--;',k / ---/----•--•"7eneii,l-easr" ". v"x-!•tz4/ i/. 4 4i.71-v127:-1...:7
-/-- ier-.=/r.^,//'/ / / , ......47 4/ /
/2 ' /7
,-/ ,Y t :,: / w
/- l. -=== - - % Mr •'
— . '• -- '.". -. —*
1 1
. ' a
0 Ailti,IP t
97%4, ••• i
iii OP it ps . n
1 0
,,,,,, . ,40_,,„,,,
1 1 1 Nli
.
- ,,,,,
. 0
10 110 I
. • 1 ,
, • . e. ...
.,. . _.
mAGNuFoRmoii
..,
....11,.... ___s.
441c1 ._......../. .
. i
„,,„
•
. . .
1. .
, .. t •
--.0
. • ..i. .
44 1
't ..
• •.. 1/4,-k
1111.111111111114al
• -
....
-, . - •
it• -.....-_-
- : ...:-A •te
..4. • li '4, ...---,:.,_
?..t.-
•IV - 4 . ' ii,„ ---...-: :- 1
-_ •-•-• _ _ . _
• ,
. „.2... ....40,,.. .4,‘ ...... ,
. .
. . ,. . • , ; 6 I
• , IA
• • : 1 • $ 1 •
•
I 1 1 f.
. . . . i !, t , t -' ' • 4 1
:....• -.; • \ -.. •
• • ' t ‘,1
... . 1* ••
" el%i
-- - •• -
•••,'"; ' :.- • t • %.---
t
••• • .
••
, 'Ai •-•$- . .- ....
a .
't16
Qt.
t if
. -
. -.......„
• .
., i 1 r•
t a ,.... .
P.its. ... 1 . . ..., .
...,_,,
4 A.• __________A
i r r----
_, •:11
• - -_ _,
.‘ ' .•''''.'4 5 ••
; " .•••••
.•.. .
lallia 0 _
111.1111111,r5le:` ' N.--/•-lz•-•It ;1'777 VO Fi...1,•.•.••,•• -
. -1.--'• - ......---.---- -:-3
9if, /7
V* • ••—.., 1.
...: __..........ana
. • 57, • ....1.• : •::: :; ,de/,
111111 . 1.1
. ..
.' '407
•
: HUBBELL 1 Lighting Division
A!I I I-•-••T
......k. i....0: ..........•••••••. .
January 17, 1996
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
Page 1
FOF58 . 95/PZTEXT/3000DV.SV/3200PD.PC/3261PD.DT/3261PLAN.95/PET58 .95
building, a parking deck, and surface parking. Additional surface
parking is located in the block located to the south of Slade
Avenue, along Center Street.
Sewer and Water
The subject property is served with municipal sewer and water
services .
Traffic and Parking
Spring Street and Slade Avenue function as north/south and east/west
collector streets, respectively. Center Street, Cooper Avenue, and
Prospect Boulevard function as local streets .
A total of 1,046 parking spaces are required to serve the medical
complex. A total of 1,348 spaces are currently provided. Planned
building additions and a proposed restriping of the parking lot
located to the south of Slade and west of Center will result in a
total of 1,219 spaces provided.
Zoning History
1928 A-Res
1950 A/B-Res
1960 A/B-Res
1961 A/B-Res
1962 R-2/R-3
1992 R-2/R-3 P.U.D.
Present PCF
Zoning Status
The medical complex is a lawful use of the subject property. The
property is being developed as a planned development, as amended, in
accordance with a long range plan.
Surrounding Land Use and Zoning
The surrounding areas are zoned RC2 Residence Conservation District.
The predominant land uses in the surrounding areas include single
family residences and two-unit conversions .
Trend of Development
The subject property is located within a mature residential
neighborhood. The residential properties fronting along Spring
Street and Douglas Avenue are included within the boundaries of a
proposed historic district.
Page 2
FOF58. 95/PZTEXT/3000DV.SV/3200PD.PC/3261PD.DT/3261PLAN. 95/PET58. 95
Comprehensive Plan
The subject property is designated "community facility" .
RECOMMENDATION
The Planning and Development Commission recommends approval of
Petition 58-95 .
On a motion to recommend approval of the petition subject to the
following conditions, the vote was four yes and zero no.
1. Compliance with the terms and conditions of Ordinance No.
G59-95 as amended to provide for maximum 30 foot tall parking
lot light standards with sharp cutoff fixtures to contain
direct light rays within the boundaries of the surface parking
lots.
2 . Compliance with all other applicable codes and ordinances .
Therefore, the motion to recommend approval of Petition 58-95 was
adopted.
Robert W. Siljest om, Chairman am'
Planning and Development Commission
Veronica Bell, Secretary
Planning and Development Commission
Page 3
FOF58 .95/PZTEXT/3000DV.SV/3200PD.PC/3261PD.DT/3261PLAN.95/PET58 .95