G35-98 A
Ordinance No. G35-98
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,
0" 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
tiP6' 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 .
10/1*' 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 structures" ( 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
Planned Development Application and Statement of Purpose
and Conformance submitted by Sherman Hospital, dated
January 20, 1998 . 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 . 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 Planned Development
Application and Statement of Purpose and Conformance
submitted by Sherman Hospital, dated January 20, 1998 .
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 Planned Development Application and Statement of
Purpose and Conformance submitted by Sherman Hospital,
dated January 20, 1998 . 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 . 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 . 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
emk 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,
111114' 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 r
Presented: April 22 , 1998
Passed: April 22 , 1998
Omnibus Vote: Yeas 6 Nays 0
Recorded: April 23, 1998
Published:
Attest:
Dolonna Mecum, ity Clerk
low April 6, 1998
FINDINGS AND RECOMMENDATION
Planning and Development Commission City of Elgin, Illinois
SUBJECT
Consideration of Petition 21-98 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 amend the current planned development
by providing for the construction of a new Ambulatory Care
Center containing a clinical support component and a physicians
offices component. The proposed addition is located in the
middle of the block bounded by Cooper, Prospect, Slade and
Spring.
FINDINGS
After due notice, as required by law, the Planning and
Development Commission held a public hearing in consideration of
Petition 21-98 on March 16, 1998 . The applicant testified at
the hearing and presented documentary evidence in support of the
application. The Planning Department has submitted a Planned
Development Review, dated March 9, 1998 .
The Planning and Development Commission has made the following
findings concerning the requested map amendment:
A. Site Characteristics Standard. The suitability of the
subject property for the planned development with respect to
its size, shape, and any existing improvements .
Finding. 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
e hospital, a medical office building, a parking deck, and
surface parking. Additional surface parking is located in
FINDINGS/PZTEXT/3000DV.SV/3200PD.PC/3261PD.DT/3261PLAN. 98/PET21 .98
ebk the block located to the south of Slade Avenue, along Center
Street.
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 .
Finding. The subject property is served with municipal
sewer and water services .
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.
Finding. Spring Street and Slade Avenue function as
north/south and east/west collector streets, respectively.
Cooper Avenue and Prospect Boulevard function as local
streets .
The purpose of the last amendment to the planned development
in 1995, was to construct additional off-street parking
south of Slade Avenue to serve the additions and uses which
are the subject of this application. A total of 1, 188
spaces are to be provided.
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.
Finding. The subject property has been zoned as follows
during the years listed:
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 Planned Community Facility 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.
Finding. 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 .
FINDINGS/PZTEXT/3000DV.SV/3200PD.PC/3261PD.DT/3261PLAN. 98/PET21.98
eilbk 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.
Finding. The subject property is located within a mature
residential neighborhood.
G. 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.
Finding. The subject property is designated "community
• facility" in the Elgin Comprehensive Plan.
H. 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.
Finding. There are no significant natural features on the
subject property.
e► I. 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.
Finding. The Planning Department does not make findings
concerning the internal land use standard.
RECOMMENDATION
The Planning and Development Commission recommends the approval
of Petition 21-98 . On a motion to recommend the approval of
Petition 21-98, subject to the following conditions, the vote
was five (5) yes and zero (0) no:
1 . Substantial conformance with the Planned Development
Application and the Sherman Hospital Planned Development
Amendment: Statement of Purpose and Conformance, submitted
by Sherman Hospital, dated 1/20/98 .
2 . Compliance with all other applicable codes and ordinances .
Therefore, the motion to recommend the approval of Petition
21-98 was adopted.
FINDINGS/PZTEXT/3000DV.SV/3200PD.PC/3261PD.DT/3261PLAN.98/PET21 . 98
Robert W. Siljestrom, Chairman
Planning and Development Commission
—Str42.11-"Abhjea
Jerry Deering, Secretary
Planning and Development Commission
low
FINDINGS/PZTEXT/3000DV.SV/3200PD.PC/3261PD.DT/3261PLAN. 98/PET21 .98