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G35-98 (2) se 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, 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 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 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: April 22 , 1998 Passed: April 22 , 1998 Omnibus Vote: Yeas 6 Nays 0 Recorded: April 23 , 1998 Published: Attest: s/ Dolonna Mecum Dolonna Mecum, City Clerk 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 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 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 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. 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 2ce#* 1•13. 27 Z Robert W. Siljestrom, Chairman Planning and Development Commission (90,04.04.4bb Jerry Deering, Secretary Planning and Development Commission FINDINGS/PZTEXT/3000DV.SV/3200PD.PC/3261PD.DT/3261PLAN. 98/PET21 .98 0 OF E4C City of Elgin Agenda Item No. o n . Pn04''9TEDFEc April 1, 1998 TO: Mayor and Members of the City Council FROM: Planning and Development Commission SUBJECT: Planned Development Review PURPOSE 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 (reference Planned Development Review) . ISSUES None. RECOMMENDATION The Planning and Development Commission recommends the approval rm. 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: March 9, 1998 PLANNED DEVELOPMENT REVIEW Planning Department 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. GENERAL INFORMATION Requested Action: Amend Planned Development District Current 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 Planning Coordinator: Tom Armstrong LIST OF EXHIBITS A. City Map (see attached) . B. Zoning Map (see attached) . C. Planned Development Application and (see enclosed) . Statement of Purpose and Conformance 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 (reference Exhibits A and B) . The applicant proposes to amend the current planned development by providing for the construction of a new Ambulatory Care REVIEW/PZTEXT/3000DV.SV/3200PD.PC/3261PD.DT/3261PLAN. 98/PET21 . 98 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 (reference Exhibit C) . FINDINGS The Planning Department has made the following findings concerning the planned development standards : 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 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 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. REVIEW/PZTEXT/3000DV.SV/3200PD.PC/3261PD.DT/3261PLAN. 98/PET21 . 98 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 . 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. 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. REVIEW/PZTEXT/3000DV.SV/3200PD.PC/3261PD.DT/3261PLAN. 98/PET21 . 98 Finding. The Planning Department does not make findings concerning the internal land use standard. CONDITIONS FOR APPROVAL If Petition 21-98 is approved, the Planning Department recommends that such approval be subject to the following conditions : 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 . r REVIEW/PZTEXT/3000DV.SV/3200PD.PC/3261PD.DT/3261PLAN. 98/PET21 . 98 PLANNING DEPARTMENT -J Ai he • e (6,1° ...,1 ) Z 0 , < 1 CONGDON a Z I° Ir 8'10 TIMBER 11 PETITION uB JEc-rP21R'09PBER i; . . ,A 1 WING . SUMMIT ii/GHtAilif c I 0 IMBAL w co :—..t I BODE CiiicA • IIIIIIIIIIIIMIC AGO ..." LOY‘Itl •e ----- % I-0 i 41) ,t, U.S. 20 vII4 2r tr MOM 0 127' a Cc))1 BLUFF CITY \,., U..1 t...........41) >'' '. z cc • .40 .: 1 a BOWES . .•-•/- • Yi cc Z 4) I 0 u- u- 1._ ..1 C, I i HOP PS BARTLETT I I.COOK CO. DU'. PAGE CO. I Location Map -'• N 1, r I .,..f Exhibit A PLANNING DEPARTMENT` TR / ENtr000r • if el SUBJECT PROPERTY S5BZ PETITION 21-98 � � tai V w `la / t t W4000 . e t_____. irm- 0 70' o '(Okti E--- 1 ___] 1 I 1 In . 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( -p/ p 0! ! -oo! i+ !O 00! pw: :?,`,yw,'h» '"ill* :'e?*;4 .,s; ," U)I1 _,_ - 0 0 a N �'J o.Ca7 .'s;C' >o:y�`►%i:' :(ad: ay`;,r.::9,'''.`.�.b::rf.^+,t' :.,.: ';?`:: i }/39 5 1 r ( „. /Cc •yy ;;.-; .- 'oma?;£' ``,•, O + n N m I Ly f '' 'ts:. t: . >:. 0t7 h o ° -, -ao >';A�+r">«.'fi.:t ":�v;✓,��xf;:' ": G+; '�; �i �m -0 0 2 2.00 1 : 03 " /Coo 42 `N,:.',"tc-.: :*p.� ::'':;.ft,„ - :ift: .,.:. . +;�, ..._» ::::,:.::.., /73.45 'C 173.2 ..• 1 .4"''-003 8 003 '',Iy ' >a «r: 8 m �0 1 ! m ` 3 :•#):-.4.,,,414,..M ; :.#.t'w�:. r:., SUBIECT PROPERTY _ Qy afAFC, �s:. n.j::. 'H ? '�«.� •:+o'`>.c>::" :.rt'>_' .. <:..:: v,, o PETITION 21-98 0 c. oo4. 0. --a -004 • ">: s ,.;•` .k .T�'• :4 0 ><::: 70 ici `° 0, . co !Cot 42 '''.'H'g f:'' s'i• •::s?y; PLANNED DEVELOPMENT APPLICATION Date of Submission: %-Z0-4:1$ I. APPLICANT: Name Sherman Hospital Address 934 Center Street City Elgin State Illinois Zip Code 60120 Phone • 742-9800 II. DEVELOPER: Name Same as Applicant Address City State Zip Code • Phone i III. OWNER: Name Same as Applicant Address City State Zip Code Phone • IV. DESCRIPTION OF PROPERTY Location: See Exhibit C Size: Acres 419 Square Feet 182 ,516 .4 sq. ft.* * represents square footage of proposed ACC land area and appurtenant areas . EXHIBIT C 9 • Legal Description: See Exhibit A Present Zoning : PCF (Ordinance G4-96) Description of Existing Improvements: Driveways and parking lots • Floodvay and Floodplain Areas: The subject property contains -0- square ' feet of floodvay and -0- square feet of floodplain land subject to th Elgin Municipal Code Title 21. Wetland Areas: The subject property contains -0- square feet of wetland area. V. PROPOSED PLANNED DEVELOPMENT DESCRIPTION Name of Development : Sherman Hospital Ambulatory Care Center Proposed Land Use(s) : Medical facilities • Total Number of Proposed Buildings: One Total Number of Proposed Lots: A. Residential Planned Development Component N/A 1. Total Number of Duelling Units: N/A 2. Number Of Duelling Units By Occupancy Type: a. Rental b. Owner 3. Number Of Owner Dwelling Units By Type: a. Efficiency d. Three Bedroom b. One Bedroom e. Four Bedroom c. Two Bedroom f. Other 4. Number of Rental Dwelling Unite By Type: a. Efficiency d. Three Bedroom b. One Bedroom e. Four Bedroom c. Two Bedroom f. Other 5. Square Footage of Dwelling Units By Type: a. Efficiency d. Three Bedroom b. One Bedroom e. Four Bedroom c. Two Bedroom f. Other 6. Fair Market Value of Owner Dwelling Unit By Type: a. Efficiency d. Three Bedroom b. One Bedroom e. Four Bedroom c. Two Bedroom f. Other 7. Monthly Rent Of Rental Duelling Unit By Type: • a. Efficiency d. Three Bedroom b. One Bedroom e. Four Bedroom c. - Tvo Bedroom f. Other 8. Fair Market Value of Rental Dwelling Unit By Type a. Efficiency d. Three Bedroom b. One Bedroom e. Four Bedroom c. Tvo Bedroom f. Other 9. Density: • a. Gross Density b. Net Density 10. Parking Ratio: parking stalls per dwelling. Parking Type: Number of enclosed stalls ( Number of open stalls 11. Land area to remain as permanent open space: B. Commercial Planned Development Component N/A 1. Total Site Size Commercial Component : Square Feet Acres 2. Total Gross Floor Area (sq. ft. ) : 3. Total Number of Parking Stalls: 4. Landscape Surface Area (sq. ft. ) : C. Community Facility Planned Development Component 1. Type of Use(s): Ambulatory Care Center addition to existing hospital * Addition: 113,979 Building Gross Square Feet (BGSF) Existing Campus: 476,727 BGSF ,�i•► Existing Medical Office Building: 29,370 BGSF 2. Total Site Size of Community Facility Component: Square Feet *See above Acres 3. Acres in Public Parks: N/A 4. Acres in Private Parks: N/A 620,076 BGSF 5. Total Gross Floor Area (sq. ft. ) : Exclusive of Parking Structure Existing: 1,271 6. Number of Parking Stalls: After Addition: 1,188 7. Landscape Surface Area (sq. ft. ) : 8. Estimated Number of Visitors Per Day: 700 9. Estimated Number of Employees: 1st shift-675 2nd shift-227 erK D. Industrial Planned Development Component N/A 1. Total Site Size of Industrial Component : Square Feet Acres 2. Type of Use(s) : 3. Total Number of Parking Stalls: 4. Landscape Surface Area: 5. Estimated Number of Employees: r • (0- SHERMAN HOSPITAL PLANNED DEVELOPMENT AMENDMENT STATEMENT OF PURPOSE AND CONFORMANCE By this application, Sherman Hospital ("Applicant") proposes to amend its current Planned Development ("PD") by providing for the construction of a new Ambulatory Care Center ("ACC") containing (1) an eighty thousand (80 , 000) square foot clinical and support component and (2) a thirty thousand (30, 000) square foot physician offices component on that portion of the Sherman Hospital Campus legally described on Exhibit A attached hereto. In addition, Applicant is requesting approval for the construction of a temporary facility to house the Hospital' s e"- patient care access functions during construction of the ACC. Current Status The Sherman Hospital Campus is classified PCF Planned Community Facility under the Zoning Ordinance of the City of Elgin and Ordinance G4-96, passed by the Elgin City Council on February 28, 1996, is the current planned development ordinance covering same . Exhibit B attached hereto reflects the current physical layout of the Sherman Hospital Campus and Exhibit C attached hereto reflects such physical layout after construction of the permanent improvements (ACC) proposed hereunder. Applicant' s proposal attached hereto is a part of its 1 e0P- ongoing expansion and improvement program in keeping with the current developments in the provision and delivery of medical services as demanded by the public . The City, the neighborhood, and the entire community have made a commitment to Applicant at its present location, which has provided, and will continue to provide, for reasonable and logical improvements and expansion of hospital and health care facilities . Applicant has demonstrated sensitivity to the stability of the neighborhood through careful development of its Long Range Concept Plan and Site Plan ("Long Range Plan") , dated July 11, 1983 , and the current proposals are consistent therewith. Applicant is attempting to maintain its commitment to its service area and the City of Elgin by carefully planning to meet health care demands in accordance with sensitivity to its environment and for those residing therein while assuring vital future financial stability. Proposal for Permanent Facility Since 1994 Applicant has been engaged in several planning initiatives aimed at positioning its operations to be competitive and attractive within a managed care environment . These initiatives included formulating a medical staff development plan, reviewing special program needs, continuing off-campus development for selected programs and markets, as well as campus facility development planning. This narrative focuses on the last of these initiatives, the outcome of which was the decision 2 to formulate a master facility development plan. The master facility development plan process initially considered three scenarios, each with a different geographic orientation and service development direction: SCENARIO 1 emphasized development of all inpatient services and specialty outpatient services on the existing campus . SCENARIO 2 looked at the development of the existing campus as the Acute/Tertiary Center for Sherman Hospital and the development of a major new site for establishing a comprehensive Ambulatory Care Center. SCENARIO 3 proposed replacing the existing campus and the development of a new site on the west side of Elgin. Scenario 1 has been selected as Applicant' s preferred direction. * * * * * Following management' s decision to pursue a master facility development plan using Scenario 1, two planning options were devised: (1) a minimalist approach and (2) a desirable approach. A third option, a "do nothing approach, " was also discussed but was quickly dismissed because it would not appropriately position Applicant in the health care delivery system currently emerging nationwide . After studying the two planning options presented, rft. 3 management saw the minimalist approach as a postponement of the inevitable if the existing campus were to be redeveloped. The recommended plan based on Scenario 1, which redevelops the existing campus as the primary acute and specialty care site, was selected. The goals of this planning option are : Provide new space for all patient services and related support activities . ▪ Provide on-campus space for specialty care physician offices . ▪ Provide appropriate functional adjacencies that optimize effective health care delivery. ▪ Provide outpatient-oriented service delivery. Provide central and convenient access to all service customers . The result of management' s commitment to the existing campus is the project proposed herein, as reflected on Exhibit D attached hereto. This expansion project is aimed at helping to provide quality health care services in the most cost-effective manner possible. The new addition is intended to bring vital outpatient services together under one roof, offering state-of- the-art clinical technology, comprehensive care, and convenience . As stated above, the proposed ACC addition comprises two (2) major components on three (3) floors, an eighty thousand (80, 000) square foot clinical and support component and a thirty thousand (30, 000) square foot physician office building. A new shared r 4 elevator and stair core provides convenient access to all levels 40. of both facilities . The proposed ACC houses (1) a twenty-four (24) room Preop Preparation and Recovery Center, (2) a four (4) room Cardiac Cath Suite, with a Family Waiting Area shared with the Preop Preparation and Recovery Center, (3) Outpatient Chemotherapy and Non-invasive Cardiology, (4) Outpatient Pharmacy, Gift Shop, and Preadmission Testing adjacent to the new entrance and Lobby, and (5) Physician Offices . Each of these areas is described below. The goals of this project are to create a consolidated state-of-the art Pre-procedure and Recovery Center with appropriate adjacencies to the existing surgical services and new Cardiac Cath Suite, to increase staff efficiency, and to minimize patient disruption and confusion by integrating key outpatient services currently scattered throughout the hospital, locating them within close proximity to a new hospital entrance, and providing on-campus space for speciality care physician offices . Inherent with these goals is the opportunity to create services and spaces sensitive to the patient and family experience in order to enhance the healing process . * * * * * (1) Preop Preparation and Recovery Center. Located on the second floor of the new building and adjacent to the Hospital' s existing Surgical Unit, this area will centralize the Hospital' s 5 Pre-procedure Preparation and Recovery functions . These services will be provided in approximately eight thousand (8 , 000) square feet and includes twenty-four (24) private rooms with adjoining toilets and necessary support space . Special consideration has been given in providing individual rooms for patients with space for family members so that they are included in the recovery process . (2) Cardiac Cath Suite. The new Cardiac Cath Suite, also located on the second floor, will consolidate all of the existing services in one location adjacent to the new Preop Preparation and Recovery Center. This location provides easy access for outpatients and direct connection to the inpatient tower. Two (2) Cardiac Cath Labs and two E .P. Rooms are provided. A spacious Family Waiting Area is located adjacent to the unit, overlooking the central courtyard. This waiting area services not only the Cardiac Cath Suite but also the Preop Preparation and Recovery Center, allowing patients not requiring preparation to enter directly. Four (4) shared consultation rooms provide space for private physician/staff/family consultation. (3) Outpatient Chemotherapy/Non-invasive Cardiology. Located on the first floor are two (2) departments which will have a high outpatient use. Outpatient Chemotherapy will have seven (7) treatment areas designed in an open setting to allow both privacy as well as interaction between patients, if they so desire . All positions will have natural lighting to enhance the 6 patient' s environment . An open nurse station will have good visibility, and provide staff free access, to all areas . Two (2) Examination Rooms and an Education and Conference room will provide privacy and information to patients and families . Patients will have the convenience of a separate parking area with direct access to the building. Non-invasive Cardiology is located not only to provide good outpatient access but also a direct connection to the future Nuclear Medicine Department and inpatient elevator tower. Additional treatment rooms include Evoked Potential, EEG/EMG, Metabolic Testing, two Echo and Holter rooms, stress-Echo, and three (3) cardiology rooms which will have natural light . (4) First Floor Outpatient Services. The new hospital entrance is strategically placed to provide easy access to the entire facility. A Reception/Greeter is immediately accessible and is highly visible to patients and/or visitors arriving at the front door or from one of the two first floor entry connections from either the parking garage or existing physician office building. A major feature of the new addition is a landscaped courtyard, nested between the ACC and the existing hospital . This landscaped courtyard will not only provide view to the exterior and an abundance of natural light, but will also act as a wayfinding element allowing patients and visitors a natural point of reference as they move through the facility. Patients arriving prior to admission will be directed down the corridor to the Pre-Admission Testing Area, which will have a comfortable waiting area with view into the courtyard. Three (3) Examination Rooms and one (1) Education/Consult Room are designed for patient interview with Anesthesiologists and Nursing. Three (3) Blood Draw Rooms are also included to create a convenient, one stop processing for patients prior to admission. Immediately adjacent to the entrance will be a two (2) story lobby with seating, having views out towards the front drive as well as to the landscaped courtyard. A three (3) story lightwell will create an open feeling and allow natural light into the lower level . Comfortable seating will be used to promote relaxation and comfort for visitors and family in what is typically a stressful environment . The Outpatient Pharmacy will be located adjacent to the lobby, convenient for outpatients as well as those requiring a prescription filled after a physician visit . (5) Physician Offices. Three (3) floors of physician offices will address the hospital' s desire for additional on- campus physician offices . The thirty thousand (30 , 000) square foot office building is integral to the design of the ACC. A shared three (3) -bank elevator and stairs will connect all levels . One elevator will be designed for stretcher access . The integration of clinical spaces and physician offices allows convenience and efficient health care delivery to patients who can now have "total health care" under one roof . * * * * * 8 A main objective in the design of the proposed ACC was to create a cohesive campus image . To this end, the addition will use the same architectural vocabulary of the existing hospital building. The use of similar building materials and color palettes will reinforce the campus image . Precast concrete in particular will be used as the common thread linking the new and the old. A matching brick will be used as an accent feature to provide a material that is appropriately scaled at the human level . The use of large expanses of glass, especially at the courtyard provides a unique contrast to the precast exterior of the new addition which in turn recalls the bold geometric forms of the surgical pavilion. The image developed throughout the new addition can be read as a single composition and as an assembly of discrete elements . This duality is best expressed at the new entry where three distinct pieces come together in defining the main entrance . The entry pavilion, delineated by tall, slender, precast columns, the two story lobby pavilion, and the connecting corridor pavilion linking the parking garage individually can be read as distinct elements, but when viewed in the larger context imply a singular visual entry creating a strong sense of arrival for visitors while maintaining a humanizing scaled entrance . The entry sequence extends this notion of fragmentation and centrality inside the building as the colliding geometries mark the entry, articulate destinations, and define circulation routes . These "lines of influence" are important on another 9 level, as they become elements in wayfinding, allowing patients and family to move through the building, intuitively helping to reduce the stress and anxiety so often associated with health care environments . The newly created outdoor courtyard marks the center of the campus . It is a figural void, an "outdoor room" within the larger context of the campus . It also serves as a continuing point of reference for visitors and family moving through the facility and through the use of wide expanses of glass visually and literally links the old to the new. The new addition will position Sherman Hospital to address the requirements of the changing Health Care delivery environment and to serve the needs of patients, staff and physicians into the twenty-first century. * * * * * 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 realize a development of demonstrated need with respect to types of environment available to the public that would not be possible 10 under the strict application of the other chapters of the City of Elgin' s Zoning Ordinance . 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 . 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 emb- chapter (Zoning Ordinance 19 . 60 . 040) in the following manner: A. The site is suitable for the proposed ACC addition in that its size and configuration are adaptable to the proposed use and there are no existing improvements thereon. The Long Range Plan contemplates the location of a facility similar to that proposed in the location contemplated in this Application. B. The proposed ACC addition will be designed so as to accommodate existing municipal water, sanitary sewer, and storm sewer facilities . C. The construction of the surface parking lot south of Center Street in prior years anticipated the construction proposed in this Application and directed the flow of traffic to the southeastern edge of the hospital campus, thus reducing the amount of traffic at the core of the campus . D. The proposed ACC addition is consistent with the Long 11 Range Plan approved in 1983 . E. The general design of the proposed ACC addition is consistent with the surrounding neighborhood and the balance of the Sherman Hospital campus . F. The subject property is suitable for the construction of the proposed ACC addition in that it is consistent with the Long Range Plan and the existing pattern of development in the area . G. The subject property 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 . H. The construction of the proposed ACC addition are consistent with the City of Elgin Comprehensive Plan. I . There are no significant natural features on the subject property. J. The proposed ACC addition will be located, designed, and operated so as to exercise no undue determined influence on surrounding property. docs\shermpd.amd - 1/20/98 12 ALL OR PART OF LOTS 2, 3, 4, AND 11 THROUGH 16 BOTH INCLUSIVE IN BLOCK 1 AND LOTS 1 THROUGH 8 BOTH INCLUSIVE IN BLOCK 2 AND THAT PART OF VACATED CENTER STREET LYING SOUTHERLY OF A LINE BETWEEN THE NORTHEAST CORNER OF SAID BLOCK 1 AND THE NORTHWEST CORNER OF SAID BLOCK 2 AND LYING NORTHERLY OF A LINE BETWEEN THE SOUTHEAST CORNER OF BLOCK 1 AND THE SOUTHWEST CORNER OF BLOCK 2, ALL IN SLADE'S ADDITION TO ELGIN,BEING A SUBDIVISION OF PART OF THE WEST HALF OF THE NORTHWEST QUARTER OF SECTION 12, TOWNSHIP 41 NORTH, RANGE 8 EAST OF THE THIRD PRINCIPAL MERIDIAN, ALSO LOTS 1 THROUGH 8 BOTH INCLUSIVE IN BLOCK 4 OF CONGDON'S SECOND ADDITION TO ELGIN, BEING A SUBDIVISION OF PART OF THE NORTHWEST QUARTER OF SECTION 12, TOWNSHIP AND RANGE AFORESAID, DESCRIBED AS FOLLOWS: BEGINNING AT THE SOUTHEAST CORNER OF LOT 1 OF AFORESAID CONGDON'S 2ND ADDITION TO ELGIN, THENCE SOUTH 89 DEGREES 02 MINUTES 57 SECONDS WEST, ALONG THE SOUTH LINE OF SAID LOT 1 AND THE SOUTH LINE OF LOT 1 IN BLOCK 2 OF SAID SLADE'S ADDITION TO ELGIN AND THE SOUTH LINE OF SAID VACATED CENTER STREET AND THE SOUTHERLY LINE OF LOT 16 IN BLOCK 1 OF SAID SLADE'S ADDITION TO ELGIN, A DISTANCE OF 394.72 FEET TO THE SOUTHERLY EXTENSION OF THE EASTERLY FACE OF AN EXISTING BUILDING; THENCE NORTH 00 DEGREES 52 MINUTES 36 SECONDS WEST, ALONG SAID SOUTHERLY EXTENSION AND EASTERLY FACE, A DISTANCE OF 36.63 FEET TO A ANGLE POINT IN SAID FACE; THENCE NORTH 11 DEGREES 02 MINUTES 06 SECONDS EAST, ALONG SAID EASTERLY FACE, A DISTANCE OF 39.75 FEET TO A ANGLE POINT IN SAID EASTERLY FACE; THENCE NORTH 14 DEGREES 12 MINUTES 34 SECONDS WEST, ALONG SAID EASTERLY FACE, A DISTANCE OF 39.71 FEET TO A ANGLE POINT IN SAID EASTERLY FACE; THENCE NORTH 01 DEGREES 01 MINUTES 53 SECONDS WEST, ALONG SAID EASTERLY FACE, A DISTANCE OF 20.01 FEET TO THE NORTHERLY FACE OF SAID EXISTING BUILDING; THENCE SOUTH 89 DEGREES 15 MINUTES 47 SECONDS WEST, ALONG SAID NORTHERLY FACE, A DISTANCE OF 128.12 FEET TO A JOB IN SAID NORTHERLY FACE; THENCE SOUTH 00 DEGREES 12 MINUTES 11 SECONDS EAST, ALONG SAID JOG, A DISTANCE OF 19.76 FEET TO SAID NORTHERLY FACE; THENCE SOUTH 88 DEGREES 55 MINUTES 43 SECONDS WEST, ALONG SAID NORTHERLY FACE AND WESTERLY EXTENSION, A DISTANCE OF 171.03 FEET TO THE WESTERLY LINE OF LOT 2 IN BLOCK 1 OF AFORESAID SLADE'S ADDITION TO ELGIN; THENCE NORTH 00 DEGREES 15 MINUTES 21 SECONDS WEST, ALONG SAID WESTERLY LINE, A DISTANCE OF 8.34 FEET TO THE WESTERLY EXTENSION OF A SOUTHERLY FACE OF SAID EXISTING BUILDING; THENCE NORTH 89 DEGREES 15 MINUTES 47 SECONDS EAST, ALONG SAID WESTERLY EXTENSION AND SOUTHERLY FACE, A DISTANCE OF 156.56 FEET TO AN EASTERLY FACE OF SAID EXISTING BUILDING; THENCE NORTH 00 DEGREES 44 MINUTES 19 SECONDS WEST, ALONG SAID EASTERLY FACE, A DISTANCE OF 76.79 FEET TO A SOUTHERLY FACE OF SAID EXISTING BUILDING; THENCE NORTH 89 DEGREES 15 MINUTES 47 SECONDS EAST, ALONG SAID SOUTHERLY FACE, A DISTANCE OF 9.95 FEET TO A JOG IN SAID SOUTHERLY FACE; THENCE SOUTH 00 DEGREES 55 MINUTES 09 SECONDS EAST, ALONG SAID JOG, A DISTANCE OF 1.87 FEET; THENCE NORTH 89 DEGREES 15 MINUTES 46 SECONDS EAST ALONG SAID SOUTHERLY FACE, A DISTANCE OF 121.00 FEET TO A JOG IN SAID SOUTHERLY FACE;THENCE NORTH 00 DEGREES 57 MINUTES 59 SECONDS WEST, ALONG SAID JOG, A DISTANCE OF 1.11 FEET; THENCE NORTH 89 DEGREES 30 MINUTES 58 SECONDS EAST, ALONG SAID SOUTHERLY FACE, A DISTANCE OF 16.02 FEET TO AN EASTERLY FACE OF SAID EXISTING BUILDING; THENCE NORTH 00 DEGREES 39 MINUTES 15 SECONDS WEST, ALONG SAID EASTERLY FACE, A DISTANCE OF 98.67 FEET TO JOG IN SAID EASTERLY FACE; THENCE NORTH 89 DEGREES 20 MINUTES 50 SECONDS EAST, ALONG SAID JOG, A DISTANCE OF 3.74 FEET; THENCE NORTH 00 DEGREES 40 MINUTES 50 SECONDS WEST, ALONG SAID EASTERLY FACE, A DISTANCE OF 94.07 FEET TO A JOG IN SAID EASTERLY FACE; THENCE SOUTH 89 DEGREES 28 MINUTES 05 SECONDS WEST, ALONG SAID JOG, A DISTANCE OF 3.70 FEET TO SAID EASTERLY FACE, THENCE NORTH 00 DEGREES 28 MINUTES 20 SECONDS WEST, ALONG SAID EASTERLY FACE, A DISTANCE OF 4.21 FEET TO A SOUTHERLY FACE OF SAID EXISTING BUILDING; THENCE NORTH 89 DEGREES 35 MINUTES 49 SECONDS EAST, ALONG SAID SOUTHERLY FACE, A DISTANCE OF 46.61 FEET TO A JOG IN SAID SOUTHERLY FACE; THENCE SOUTH 00 DEGREES 15 MINUTES 09 SECONDS EAST, ALONG SAID JOG, A DISTANCE OF 15.88 FEET; THENCE NORTH 89 DEGREES 43 MINUTES 59 SECONDS EAST, ALONG SAID SOUTHERLY FACE, A DISTANCE OF 1.25 FEET TO A SOUTHWESTERLY FACE OF SAID EXISTING BUILDING; THENCE SOUTH 45 DEGREES 23 MINUTES 44 SECONDS EAST, ALONG SAID SOUTHWESTERLY FACE, A DISTANCE OF 38.64 FEET TO A JOG IN A SOUTHERLY FACE OF SAID EXISTING BUILDING THENCE SOUTH 00 DEGREES 25 MINUTES 11 SECONDS EAST, ALONG SAID JOG, A DISTANCE OF 1.26 FEET; THENCE NORTH 89 DEGREES 36 MINUTES 31 SECONDS EAST, ALONG SAID SOUTHERLY FACE, A DISTANCE OF 115.78 FEET TO A JOG IN SAID SOUTHERLY FACE; THENCE NORTH 00 DEGREES 25 MINUTES 39 SECONDS WEST, ALONG SAID JOG, A DISTANCE OF 1.21 FEET TO A SOUTHEASTERLY FACE OF SAID EXISTING BUILDING; THENCE NORTH 44 DEGREES 27 MINUTES 56 SECONDS EAST, ALONG SAID SOUTHEASTERLY FACE, A DISTANCE OF 38.60 FEET TO A JOG IN AN EASTERLY FACE OF SAID EXISTING BUILDING; THENCE NORTH 89 DEGREES 38 MINUTES 11 SECONDS EAST, ALONG SAID JOG, A DISTANCE OF 1.23 FEET TO SAID EASTERLY FACE; THENCE NORTH 00 DEGREES 21 MINUTES 41 SECONDS WEST, ALONG SAID EASTERLY FACE AND NORTHERLY EXTENSION, A DISTANCE OF 151.89 FEET TO THE NORTHERLY LINE OF LOT 8 IN BLOCK 2 OF AFORESAID SLADE'S ADDITION TO ELGIN; THENCE NORTH 88 DEGREES 56 MINUTES 33 SECONDS EAST, ALONG SAID NORTHERLY LINE OF LOT 8 AND THE NORTHERLY LINE OF LOT 8 IN BLOCK 4 OF AFORESAID CONGDON'S 2ND ADDITION TO ELGIN, A DISTANCE OF 177.01 FEET TO THE NORTHEAST CORNER OF SAID LOT 8 OF CONGDON'S 2ND ADDITION; THENCE SOUTH 00 DEGREES 06 MINUTES 29 SECONDS EAST, ALONG THE EAST LINE OF BLOCK 4 OF SAID CONGDON'S 2ND ADDITION TO ELGIN, A DISTANCE OF 528.92 FEET TO THE POINT OF BEGINNING BEING SITUATED IN THE CITY OF ELGIN, KANE COUNTY, ILLINOIS AND CONTAINING 4.19 ACRES MORE OR LESS. ) ) • ,�_ ,� m E E X a T /_/ ,� S 0 X X I i — ' Q.1,14 'A II IIG 17 i 8P►Iy G.6TlEET ° IL! i i© , ._ 0 ' ItsT R I I I S I • \\\\\\\\\ \\\\\\\\\\\\ p ���:I ,r/ % 4 i =/� T ' 71 ,,),., _ 11,,..,,, il 1 Ir ,=fit : I f4 14, - ■- O 1-- 0':. 0a. ,ay v 1.4 :),4 1 yao i"--1 ED kap\ \\\\ \\\\\' \\\\\ \\\\ ' \\\\\ \\\\\ \\\\ \\\\\ \V i '. — m ,, PASKNO DECK i 371 PARKNO BPACEB,04 IMENFI E 06TW0 HOSPITALj' 7 I NO k all I,,_ CENSER STREET . S) CIV ga 11. 1 , 1. - I N ` IO - J ( ' ll U l l l i l l i l l i l l NORTH PATIENT TOWER i r _ . •�� O - ►ecu / a fa— . / 1 ,kg CO 11 � A I72 N I ' r�°'- _a C] '7.'11,---11.11 111111111111 1-6-H = II �`' ff; ' ; Ilo j �' llllllllillllllllllll W ll II I11lll(- li PROSPECT BO LEVARO DQ 0 .11%. _L. ! ,-_ ; /.. .yrs 2 -Q 01 ` + �- I!. D om /a- di) �- ' 40 ©0 I e 16 Q / \ — —l_ V/1. I I MASTER PLAN d Sherman Hospital FEBRUARY T397, ymk«Parking an&Mate of Sherman Hett1A Syiferr .. II I I I 'C• e- -14°°— °° e— '� o 0o _ '�_ CD i ale 0 7 , U r i Lq ll 11oT- T L �� H I • b TIM _ ,I I SPRING STREET _ .r�!. �n�_�n. amwn�a�_• r �y \\\\\\\\\ \\\\L�u -�� I r' „ I S, ! -iIi ill iiTii 111 1 G7_, L .. i 3�,.� L 'MI .. 11 w om 4 1,1Ar,',.._ 0 I M El i I I 1 1 y r PAIICNG DECK '1 i , , 1 MOWN- W.: O — �y / I . / II / / AAI C at= 11 .114 v,`. Ii 1161—ill I IO N�iwl�—`fzii='� .u.�•�.rv.� --xez —vim- ./ / �.i—_a` CENTEFI STREET 'lllllllllNlllllllllllllllllllllllD r • j /—' N AMMON PICE ATENT , ; 11 c1\1\\\11\\\\\\\\\\\\\\\\\\1\\\I ► ; , DNG -�• SII.i ;21'1=629 L=, ,,. li' _ J r1 nK-- • n IMI •Ir (,--i--�--�-�� r•,' O *, • W ?b!/' _IIS.. �\ WA: I J yid.; 0 1w. I I --'f�.- r• 177 PARKING SPACES 1L: '_...!i_ III VIII► IIIIIII►►►►IIII►►IIIIII►II►fIII111IiIIIII :: ;' ,wJ �� i=-'^ IO I PROSPECT BOULEVARD .A O •, n�9 n..w,a��r =f n�a.—p. q • .. .tvI I JI I ,r I Tp. _ ,II ill 41. 01. o0 I. iii, _ 2 I :i 9 a ■ hF m 1 1 1 1 1 1 1 , NAST6i PLf ID Wapcer 5 Sherman Hospital 1 Welker c......•,We•�...w en agate of Sherman Health System •• E4824 Sherman Hospital ..17Y---::rits2. � — .5 _ l ri jr:‘ • • 4. • f 1D UU •... 1 k• - 1 r . Eli i .----1, - te g r . - — - 10 Vii' 14l�1_ •. . I a 2,w . New I•� mi ' �� New llimm -,-T. • •1----• - -1 ■ Existing111 i■ ' n -,--:-- : _irl Vertical �. i * -I- Circulation - a , a ° ° �, .�� Crawl Space mil 14'x7 —, \ , INIMMIN—� 01114-- , ,.. :t',. m c' • ittcr _ ___ mil ilif;,pi.; - -; e'II.)'' '''1. to d -4 i h+.ei. 1444 Y i�,yi&,m`t s .ry a t ;,; Lower Level Floor Plan - EXHIBIT BD OWPaP t L Cr Sherman Hospital Io o *,-.IE.,I .--_r - ►'i__d' o o �� 7L17,17_1=.3-7 , ] 1 • f Education • . 7 1,510 S.F. 13i+s. 1 a --Pffi CC"1;- I x -*500 _P',-_;`_- Support " 3,025 S.F. - 1 . ❑ (1] ��' r e .04 4 0 II `, ' \o \\ - �'v° \ Existing -/ . r ,,... Vertical Circulation \ / All other Filled .`•� ---- Areas Indicate New Construction -- Clo/tet ,N II 2 Lower Level Plan Detail OWPEtP 2 Sherman Hospital Cooper Ave. JLC T... _._.._ . _ _ .__�.__ . _ �_ ,,.... 1 � -- _- . -'1L i_II _ _ - ' 1 ( II II J e Yd 1 � \/ Ip I ' 11:7:%.-. ‘i=1-•': . 1 ,4,,,.. .. i / ti L.1'-'d Eti .-'. s5itniraLi I; :1....•, • . 1 _____1 1 / 1 if-i. ) , 1 0•0 13 "-7',.°. 7 1 E 1 ki- ii, Nit ,,'. •/-1,..t.t\.,,,,,,), .1. 1.,_ji I EX=7:0_,:` „. 2 ..:L_Adf,eitvp,, P • T-2.-.3—vai 1 I jr:it_ ste. ,.,..:z � 4•4 i4 � �0 _ ,� .J La— I►� - A _ —11 El U 1 • - i ,1 ■oneIUB!■ IPW, 111 1111.046 Mk. �. .4 : m i f Kall. � � New _ 11—' I y� • i#! 11I� Construction--- Ir".— 1[..- • C �:�:% ' I_�� Existing I � �,- -.1, ' • I� ill .._, �,• .. ���� ►�� di `� . .; , ,., Vertical 1111 7+1 i; j_ • g a f 1 v ; ,.. ', ..: , _;. = r Circulation • z.rte. J - .'-�►+iii` .. O. m m m m ® �IMi'. III . _ - o••❖p� C- iE �1 0 c ) %: 0 0 >s 0 0 a--a,. — a � _ I if 1111 \''P i„ — ii ..,,, , . .. _ ,, , /7 - ., , , „ „ „ , Il% t ` 1 — 1 . __, _ • c „I Slade ;,;; First Floor Plan OWPEtP 3 SSherman Hospital F `.t II N.4.4,„ ..._i -1,-L-L.. 111 = 1 I 1-' `ANY _ _ �� ',A., 4411. 1■ y/ll.�f 0.l -_ •�'` • �' _v'I� tin t J li 'awe 14 1_4 4:iii �' 1 N'! !!! g Aa,,"oe��e • I. .�::;�i�i�i Gifti ��... � ,;fit .1 . ' 'V' .t• 11 Shop 6 ,- tli)lai t erapg i 4 Fir' �i�R:��� ' I!f f* Mtn k4: F ,y.� 6 ---Flitlig aim MIIMIIIK \\! I' 4 \-. r•• ,:\� %�. Medical 1II , Existing , ,,,,,,.,,, •••;„i .• 1� Office 1 `-.ats4,0V4 ` Building ....44.-•. Vertical �.� ����11����/ � ,'' aso s FCirculation *t All other Filled / ` `• — / te New ConstrucAreas tion _1 __� SRI ../ .RI viv -v ,,L 1. 4*=es ,RB=I . . ,M .- ,. -- ‘ — -' 2i) (1).._1 . D _/ , 71___F ;N First FloorPlan Detail OWPO-P 4 '( 0 k OSherman Hospital f tom' ( - r ...r,— —rte i >, ar r.,, L, .,_____,_ - - � y� ,., _. .; F__ 1 . 3 It fent, -,--vg - le:i r, ___„, . , ll I� i1 [I. i : . . , : . 4 i o.,• • INN pit. . ,,,.____,,. bh. New M ��_ __ �:' �� edri I Construction 1� 9 __..4 . I aim_ 1 Ism Alp 41 ,fir,a NIP ill Existing • *anal �� ��.111111W ilk ,+� Vertical.I 4 —'r ��'' ~� ►Z�i ` v Circulation ri ,1 �, �� �_� Roof / - ))) ... . . ((Or c/4 ,;; second Floor Plan ' OWPEtP 5 SSherman Hospital .m a ._ ? i ,a _,a,, . si k.,4,, .: NI 1 li '_'..•co-./.•• ; I \\N VIA. ' *it,e, _.,r, I__ „ x Of .01.111111 ' . 41 L 1 nvr.i _ m 0 _ SII Ix I— Car.'..l.gy W, Il1d7rr') 4' -t -i' I, 7 Glow db. /I io . � .1 .. ` �r_Iii 11 . I iI p, a. �ib _TIE �1) '- mss•-d Existing MI I /0,1•V , ��®� Medical till // " �� • Office Vertical �� • Building Circulation 9,450 S.F. All other Filled Areas Indicate New Construction , / il 1 et II rill % ;N Second Floor Plan Detail � J OWP EI P 6 6Sherman Hospital Ii Pio nnnnn , rin r n r. rnn_ n � ____fl j-�a�� '�_ �� =sae i _ _ - - imm _,_, iiirriTrn 1� Section Through Courtyard Looking East Parking Garage Connection Entry Looking West - l _?soca- i i 111111111t: F r _ y A r I vK - © ' 11:7---7--r � � , ran s� _ 4 i ��� � ' I East Elevation OWPEtP Sherman Hospital %Ili !! 1 ;.:-_____._ _ _., givii . i.w.4..._i_ _ ' — --- J.i,--tin-EBB -El rift;Efl-51- r----10 - --.!:– :-,'-r, = . .! :. .... . - -. . • i ce,- EL®�=1 f1 elF F. , North Elevation Y .3iml v_111, 2,],Bill . U *MI: � . 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Ai, i!Lr:7...:VI.;•..#034,,i7ijkfie.nr.. -."°.-••,,...•„4,,•:4:0•-i''',!,'2.1.:M.7L4 41,.,S?N'-', -;%,,.-‘1"-,..Y.77;7.-,,,:';',,t YZI.;j' Ari, 4' giti31;., ,' ..••'-.-..,••:",ri.iiisl 7R;.)-:,"`'.-"...--,i r1;••-';;I---,',•ti r-i••• -;.,-".,•,•••-, 4,"ii•A‘ ' •- '• f!,•.-%a•• 1::-- -:,11.• • Main Entrance OWPEFP 9 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 .dm` 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 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 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 r, 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 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. 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 2.4Seh* L3. 5 Robert W. Siljestrom, Chairman Planning and Development Commission Siss,0044tyb.0t5s...A‘..clTTA. Jerry Deering, Secretary Planning and Development Commission FINDINGS/PZTEXT/3000DV. SV/3200PD.PC/3261PD.DT/3261PLAN. 98/PET21 . 98