G7-18 Ordinance No. G7-18
AN ORDINANCE
RECLASSIFYING TERRITORY IN THE
PGI PLANNED GENERAL INDUSTRIAL DISTRICT TO
PCF PLANNED COMMUNITY FACILITY DISTRICT
(411 West River Road)
WHEREAS,written application has been made to reclassify certain property located at 411
West River Road from PGI Planned General Industrial District to PCF Planned Community
Facility District; and
WHEREAS, the zoning lot with the building containing the premises at 411 West River
Road is legally described herein(the "Subject Property"); and
WHEREAS, the Planning & Zoning Commission conducted a public hearing concerning
said application on November 6, 2017 following due notice including by publication; and
WHEREAS, the Community Development Department and the Planning & Zoning
Commission have submitted their Findings of Fact concerning said application; and
WHEREAS, the Community Development Department and the Planning & Zoning
Commission recommend approval of said application, subject to the conditions articulated below;
and
WHEREAS, the City Council of the City of Elgin, Illinois, has reviewed the findings and
recommendations of the Community Development Department and the Planning & Zoning
Commission; and
WHEREAS,the City of Elgin is a home rule unit and as a home rule unit may exercise any
power and perform any function pertaining to its government and affairs; and
WHEREAS, zoning, including, but not limited to, this ordinance granting a planned
development as a map amendment from PGI Planned General Industrial District to PCF Planned
Community Facility District pertains to the government and affairs of the city.
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, dated November 6, 2017, and the recommendations made by the Community Development
Department and the Planning&Zoning Commission,a copy of which is attached hereto and made
a part hereof by reference as Exhibit A.
Section 2. That Chapter 19.07 Zoning Districts, Section 19.08.020 entitled "Official
P g
Zoning District Map"of the Elgin Municipal Code,as amended,be and the same is hereby further
amended by adding thereto the following paragraph:
The boundaries hereinafter laid out in the "Zoning District Map", as amended, be and are
hereby altered by including in the PCF Planned Community Facility District the following
described property:
THAT PART OF FOX RIDGE SUBDIVISION, PART OF RIVERSIDE MANOR,UNIT
NO. 2, AND PART OF FRACTIONAL SECTION 2, TOWNSHIP 41 NORTH, RANGE
8 EAST OF THE THIRD PRINCIPAL MERIDIAN DESCRIBED AS FOLLOWS:
COMMENCING AT THE INTERSECTION OF THE EAST LINE OF SAID
FRACTIONAL SECTION 2 WITH THE SOUTHERLY LINE OF A STRIP OF LAND
CONVEYED TO THE NORTHERN ILLINOIS GAS COMPANY BY DEED
RECORDED IN THE RECORDER'S OFFICE OF KANE COUNTY AS DOCUMENT
NO. 876705; THENCE SOUTH 89 DEGREES 08 MINUTES WEST ALONG THE
SOUTH LINE OF SAID STRIP OF LAND CONVEYED TO THE NORTHERN
ILLINOIS GAS COMPANY, 1087.23 FEET FOR THE POINT OF BEGINNING;
THENCE SOUTH 1 DEGREE 00 MINUTES EAST 575.72 FEET TO THE
NORTHERLY LINE OF RANCH ROAD EXTENDED EASTERLY; THENCE SOUTH
89 DEGREES 00 MINUTES WEST ALONG SAID NORTHERLY LINE EXTENDED
AND ALONG SAID NORTHERLY LINE, 277.43 FEET TO THE SOUTHWEST
CORNER OF LOT 24 IN SAID RIVERSIDE MANOR, UNIT NO. 2; THENCE
NORTHERLY ALONG THE WEST LINE OF SAID LOT 24, A DISTANCE OF 200.0
FEET TO THE NORTHWEST CORNER OF SAID LOT; THENCE EASTERLY
ALONG THE NORTH LINE OF RIVERSIDE MANOR, UNIT NO. 2, BEING ALSO
THE SOUTH LINE OF FOX RIDGE SUBDIVISION, 9.8 FEET TO THE SOUTHWEST
CORNER OF LOT 16 IN SAID FOX RIDGE; THENCE NORTHERLY ALONG THE
WEST LINE OF SAID LOT 16 AND ALONG THE WEST LINE EXTENDED
NORTHERLY ALONG THE WEST LINE OF SAID LOT 16 AND ALONG THE WEST
LINE EXTENDED NORTHERLY OF SAID LOT 16, TO THE SOUTHERLY LINE OF
THE NORTHERN ILLINOIS GAS COMPANY PROPERTY; THENCE EASTERLY
ALONG SAID SOUTHERLY LINE TO THE POINT OF BEGINNING, IN THE CITY
OF ELGIN, KANE COUNTY, ILLINOIS.
(commonly known as 411 West River Road).
Section 3. That the City Council of the City of Elgin hereby grants the rezoning from PGI
Planed General Industrial District to PCF Planned Community Facility District at 411 West River
Road which shall be designed, developed, and operated subject to the following provisions:
A. Purpose and Intent. The purpose of the PCF Planned Community Facility District
is to provide a planned environment for various types of community facilities,
subject to the provisions of Chapter 19.60 "Planned Development" of the Elgin
Municipal Code, as amended. In general, community facilities provide
governmental,recreational,educational,health,social,religious,and transportation
services to the community on a for-profit or on a not-for-profit basis.
B. Supplementary Regulations. Any word or phrase contained herein,followed by the
symbol "[SR]", shall be subject to the definitions and the additional interpretive
requirements provided in Chapter 19.90"Supplementary Regulations",of the Elgin
Municipal Code,as amended. The exclusion of such symbol shall not exempt such
word or phrase from the applicable supplementary regulation.
C. General Provisions. In this PCF Planned Community Facility 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, as amended.
D. Zoning Districts; Generally. In this PCF Planned Community Facility 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, as amended.
E. Location and Size of District. PCF Planned Community Facility Districts should
be located in substantial conformance to the official comprehensive plan. The
amount of land necessary to constitute a separate PCF Planned Community Facility
District exclusive of rights of way, but including adjoining land or land directly
opposite a right of way shall not be less than two (2) acres, unless such land is
located between any nonresidential zoning district,and any residence district or any
residence conservation district, which all have frontage on the same street and on
the same block. No departure from the required minimum size of a planned
business district shall be granted by the City Council.
F. Land Use. In this PCF Planned Community Facility 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, as amended. The following land
uses shall be the only permitted uses allowed within this PCF zoning district:
"Psychiatric Hospital (8063)"and
"Specialty Hospitals, Except Psychiatric (8069)".
No conditional or similar land uses shall be permitted in this PCF zoning district.
G. Site Design. In this PCF Planned Community Facility District, the use and
development of land and structures shall be subject to the provisions of Section
19.12, "Site Design", of the Elgin Municipal Code, as amended, and Section
19.30.135 "Site Design" for CF Community Facility District, of the Elgin
Municipal Code, as amended, except as provided within this section, and shall be
in substantial conformance with the following documents:
1. Substantial conformance to the Development Application and supporting
documents submitted by Brooktree Woodstock IL, LLC, as applicant, and
International Teams an Illinois not for profit, as property owner, including the
following materials:
a. Undated Statement of Purpose and Conformance, received October 19,
2017;
b. Undated Planned Development Standards document, received September
20, 2017;
c. Undated spreadsheet titled "Estimation of Number of Staff', received
October 4, 2017;
d. Undated document signed by Michael Turoff, Business Development
Coordinator, Footprints to Recovery, submitted via email on September 26,
2017;
e. Undated document signed by Bud Heimberg, Huck Bouma PC, submitted
via email on October 18, 2017;
f. Two-page building plans, prepared by Premier Commercial Realty for 411
W. River Road, Elgin, IL 60123, received September 26, 2017;
g. Two-page Alta/ACSM Land Title Survey, prepared by Landmark
Engineering Group, dated September 13, 2006;
h. A three-page fence plan, received October 19, 2017; and
In the event of any conflict between such documents and the terms of this ordinance
or other applicable city ordinances, the terms of this ordinance or other applicable
city ordinances shall supersede and control.
2. The owner and/or operator of the proposed specialty hospital shall contract with
a private ambulance service to provide for all nonemergency medical
transportation to and from the facility. For the purposes of this section, terms
shall be defined as provided in the Emergency Medical Services (EMS)
Systems Act at 210 ILCS 50/1,et seq. "Emergency"means a medical condition
of recent onset and severity that would lead a prudent layperson, possessing an
average knowledge of medicine and health, to believe that urgent or
unscheduled medical care is required. (210 ILCS 50/3.5, as amended). "Non-
Emergency Medical Services" means medical care or monitoring rendered to
patients whose conditions do not meet the definition of an emergency, before
or during transportation of such patients to or from health care facilities visited
for the purposes of obtaining medical or health care services which are not
emergency in nature, using a vehicle regulated by the Emergency Medical
Services Systems Act. (210 ILCS 50/3.5, as amended)."
3. The facility shall obtain all necessary licenses from the State of Illinois prior to
start of operation.
4. Access to the subject property shall be limited to two points: primary access
shall be across the Northern Illinois Gas Company right-of-way,to connect with
West River Road, subject to the approval from Northern Illinois Gas Company.
The secondary access shall be via Federation Place, and shall be for emergency
service purposes only.
5. A departure is hereby granted to install a six-foot high solid privacy fence in
the street yard along Ranch Road, with landscaping along said fence along the
south and west property lines, in substantial conformance to the three-page
fence plan, received October 19, 2016.
6. The gate at Federation Place shall match the remainder of the fence in design
and color.
7. The color of the proposed fence shall match the color of the masonry on the
bottom of the residential portion of the building.
8. The Federation Place access driveway shall only be used for emergency
services. The refuse collection vehicles servicing the property shall access the
property via the W. River Road access driveway.
9. The proposed fence shall extend north of Federation Place along the west
property line to align with the northern-most exterior wall of the building.
10. Compliance with all applicable codes and ordinances.
H. Off Street Parking. In this PCF Planned Community Facility District, off-street
parking shall be subject to the provisions of Chapter 19.45 "Off Street Parking",of
the Elgin Municipal Code, as amended, with the following departures:
1. A minimum of 81 parking spaces shall be required to be provided for the
proposed specialty hospital use. A maximum of 23 patients staying at the
hospital for one or more nights (in-patients) are permitted to store personal
vehicles on the subject property with a maximum of one vehicle per patient. A
maximum of 30 employees shall be permitted during the peak demand shift. A
maximum of 28 patients who are not staying at the hospital for one or more
nights (out-patients) are permitted to visit the hospital for treatment during any
24-hour period.
2. The area south of the building shall be land-banked for future parking lot
construction of up to 48 regular parking spaces in substantial conformance with
the Site Plan Sheet SD-1, prepared by Burnidge Cassell Associates, dated
August 24, 1997.
I. Off Street Loading. In this PCF Planned Community Facility District, off-street
loading shall be subject to the provisions of Chapter 19.47 "Off Street Loading",of
the Elgin Municipal Code, as amended.
J. Signs. In this PCF Planned Community Facility District, signs shall be subject to
the provisions of 19.50 "Street Graphics", of the Elgin Municipal Code, as
amended, and shall be in substantial conformance with the following:
1. All proposed street graphics shall comply with the street graphics ordinance. A
monument street graphic may be located on the Northern Illinois Gas Company
(NIGC) right-of-way as this right-of-way is part of the zoning lot associated
with this application, subject to the approval of an agreement with NIGC, and
its location shall be in substantial conformance with the Two-page Alta/ACSM
Land Title Survey,prepared by Landmark Engineering Group,dated September
13, 2006. Should the applicant be unable to reach an agreement with NIGC, or
should said agreement expire, the monument street graphic must be removed
from the NIGC right-of-way.
K. Nonconforming Uses and Structures. In this PCF Planned Community Facility
District, nonconforming uses and structures shall be subject to the provisions of
Chapter 19.52"Nonconforming Uses and Structures"of the Elgin Municipal Code,
as amended.
L. Amendments. In this PCF Planned Community Facility District, text and map
amendments shall be subject to the provisions of Chapter 19.55 "Amendments"of
the Elgin Municipal Code, as amended.
M. Planned Developments. In this PCF Planned Community Facility District, the use
and development of the land and structures shall be subject to the provisions of
Chapter 19.60"Planned Developments"of the Elgin Municipal Code, as amended.
A conditional use for a planned development may be requested by the property
owner without requiring an amendment to this PCF zoning district.
N. Conditional Uses. In this PCF Planned Community Facility District, conditional
uses shall be subject to the provisions of Chapter 19.65 "Conditional Uses", of the
Elgin Municipal Code, as amended. A conditional use may be requested by the
property owner without requiring an amendment to this PCF zoning district.
O. Variations. In this PCF Planned Community Facility District, variations shall be
subject to the provisions of Chapter 19.10.500 "Authorized Land Use Variations",
Chapter 19.12.800 "Authorized Site Design Variations", and Chapter 19.70
"Variations", of the Elgin Municipal Code, as amended. A variation may be
requested by the property owner without requiring an amendment to this PCF
zoning district.
P. 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,
as amended.
Section 4. That this ordinance shall be in full force and effect immediately after its passage
in the manner provided by law.
Davi J. Kapt elin, M or
Presented: January 24, 2018
Passed: January 24, 2018
Vote: Yeas: 8 Nays: 1
Recorded: January 24, 2018
Published: January 25, 2018
t:
Kimberly Dewis, Oreerk = - -
EXHIBIT A
1001, November 6, 2017
RECOMMENDATION & FINDINGS OF FACT
OF THE COMMUNITY DEVELOPMENT DEPARTMENT AND
THE PLANNING & ZONING COMMISSION
CITY OF ELGIN, IL
OVERVIEW
Provided herein are the written findings and recommendation of the Community Development
Department and the Planning & Zoning Commission regarding Petition 22-17 an application by
Brooktree Woodstock IL, LLC, as applicant, and International Teams an Illinois not for profit, as
property owner, requesting approval of a Map Amendment from PGI Planned General Industrial
District to PCF Planned Community Facility District with a departure from(1) Section 19.90.015.
"Definitions and Regulations", specifically to allow for the construction of a six-foot high solid
fence in the street yard along Ranch Road,and(2) Section 19.45.070"Table of Required Parking",
specifically to reduce the number of parking spaces required from 105 to 81 parking spaces, to
establish a specialty hospital for individuals struggling with a variety of health issues, including
but not limited to depression, anxiety, substance abuse, and trauma at the property commonly
referred to as 411 W. River Road. The property is zoned PGI Planned General Industrial District.
GENERAL INFORMATION
Petition Number: 22-17
Requested Action: May Amendment to PCF Planned Community Facility District
Current Zoning: PGI Planned General Industrial District
Existing Use: Office and Residential (Dormitory)
Proposed Use: Specialty Hospital
Property Location: 411 W. River Road
Applicant: Brooktree Woodstock IL, LLC
Owner International Teams an Illinois not for profit
Staff Coordinator: Damir Latinovic, AICP, Senior Planner
Recommendation & Findings of Fact
Petition 22-17
November 6, 2017
LIST OF EXHIBITS ATTACHED
A. Aerial Photo/ Location Map
B. Zoning Map
C. Parcel Map
D. Site Location
E. Development Application and Attachments
F. Correspondence
G. Draft Ordinance
BACKGROUND
The applicant, Brooktree Woodstrock IL, LLC, is requesting approval of a map amendment from
PGI Planned General Industrial District to PCF Planned Community Facility District with two
departures: (1) to reduce to number of parking spaces required, and (2) to allow a six-foot high
solid fence in the street yard, to establish a specialty hospital for individuals struggling with a
variety of health issues, including but not limited to depression, anxiety, substance abuse, and
trauma at the property commonly known as 411 W. River Road.
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Figure 1:Aerial map of the property with zoning information overlaid.
- 2 -
Recommendation & Findings of Fact
Petition 22-17
November 6, 2017
The 3.58-acre subject property, is improved with a 52,000-square foot, two-story building and
accessory parking lot. The parking lot includes 82 parking spaces of which 18 parking spaces are
located on the Northern Illinois Gas Company (NICOR) right-of-way adjacent to the north. The
property is currently occupied by International Teams headquarters, an international organization
for missionary work approved in 1998 by Ordinance G 14-98.The building includes approximately
32,300-square feet of general office and classroom space, and 15 residential units with a total of
47 bedrooms (one one-bedroom unit, ten three-bedroom units, and ten four-bedroom units). The
units were constructed in 1998 as dormitory housing for missionaries staying at the facility during
their training. The property has direct access to Federation Place on the west and W. River Road
to the north.
The property is located along W. River Road and the I-90 Tollway corridor. On the east, the
property abuts the City of Elgin water filtration plant zoned PCF Planned Community Facility
District. The NICOR right-of-way is located adjacent to the west and to the north. The portion
adjacent to the west is zoned GI General Industrial District and is currently vacant. The portion to
the north is zoned CF Community Facility District, and includes 18 parking spaces, landscaping,
a monument sign for International Teams,and the access driveway to W.River Road. International
Teams has an agreement in place with NICOR to use the facilities on the NICOR right-of-way and
access W. River Road. The applicant has received preliminary approval from NICOR for the same
easement rights as International Teams. The agreement would be finalized if the proposed facility
is approved.
Other properties adjacent to the west are zoned TFR Two-Family Residence District and are
improved with two-family residences. The properties to the south are zoned SFR1 Single Family
Residence District and are improved with single-family homes. The residential neighborhood to
the west and south is part of Riverside Manor Subdivision.
Proposal
The applicant is proposing to purchase the property and establish a specialty (for-profit) hospital
Footprints to Recovery for individuals struggling with a variety of health issues, including but not
limited to depression, anxiety, substance abuse, and trauma.
Per the applicant's statement of purpose and conformance, the facility will operate as a voluntary
program,which means that each client attending outpatient programs or staying at the hospital has
made a personal and financial commitment to improve their life and is actively pursuing a more
meaningful life. The program will include daily individual and group counseling as well as
therapeutic activities. The program is designed to provide the clients a continuum of care from the
time they are admitted into the Residential Program through the completion of the Partial
Hospitalization Program. The maximum number of patients that would be staying at the facility
would be 94,which means that each of the bedrooms in the existing 15 units could have two patient
beds.
- 3 -
Recommendation & Findings of Fact
Petition 22-17
November 6, 2017
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Figure 2: Bird's eye view of the property looking north.
The facility will offer housing, meals, programming, therapeutic and psychiatric services. The
applicant will implement stringent admissions criteria to ensure that each client is the best fit for
the Program. These criteria would include a determination by the applicant that each client is (1)
ambulatory and capable of self-rescue, (2) does not need mechanical or chemical restraints at any
time, and(3)has no previous history of arson or other forms of violence.
The facility will have on-site safety personnel to ensure the safety of the clients. The safety
personnel will not be allowed to carry any form of weapon onto the subject property. In addition,
the facility will have security cameras on the outside at all entrances to the facility to monitor
people entering and exiting the facility. All entrance and exit doors will be accessible solely by
key card to ensure that only authorized personnel will be able to enter and exist any part of the
facility at any given time.
The applicant will utilize services of a private ambulance company for non-emergency transports,
such as transfers to a higher level of care, or transports to a general hospital. City emergency
services would be used only for any emergency issues that might arise. The applicant anticipates
that, because medical staff are present on site, most issues could be handled in house or with the
private ambulance company.
The applicant is also planning to offer daily therapy and counseling sessions to patients who are
not staying at the facility (outpatient program). The applicant has agreed to limit the number
patients who are receiving treatment services at the hospital,but who are not staying at the hospital,
to no more than 28 patients during any 24-hr period. The proposed limit to the number of
outpatients was intended to ensure that the demand for parking did not exceed the existing 82
parking spaces on site.
-4 -
Recommendation & Findings of Fact
Petition 22-17
November 6, 2017
Parking
The parking requirement for a typical hospital is based on one parking space per two beds for
patients staying at the hospital, plus one parking space per employee during peak demand shift.
The applicant has requested a departure from the parking requirement considering that the
proposed specialty hospital will cater to patients who will likely be staying at the hospital for an
extended period of time (two to four weeks typically) and thereby highly unlikely to bring their
own vehicles to the property, and also considering that the facility will serve patients who are not
staying at the hospital. The applicant has agreed to limit the number of cars that can be brought
and parked by the patients staying at the hospital to no more than 23.The applicant has also agreed
to provide service to a maximum of 28 patients not staying at the hospital during any 24-hour
period. The maximum number of employees during the peak demand shift would be 30, which
accounts for the overlap between shifts. In total, the agreed-upon limits by the applicant result in
the parking demand of 81 parking spaces for the proposed use. With 82 parking spaces on site,the
property can meet the proposed parking demand.
It is worth noting, that when the International Teams headquarters was approved in 1998, one of
the conditions of the approval was a requirement that the 38,000-square foot open space area south
of the building be preserved for future construction of additional 48 parking spaces, should it
become necessary. The on-site stormwater system is designed to handle the extra impervious
surface associated with the additional parking spaces. Staff recommended that the same condition
for land-banking of the area south of the building for future parking construction be included,
should the Planning and Zoning Commission (PZC) find that all standards for approval of the
proposed map amendment are met, and recommends approval to the City Council.
Site Improvements & Fence
The applicant is proposing only minor interior renovation to accommodate the proposed use,
installation of a new code-compliant monument graphic at the same location as the existing
International Teams monument graphic along W. River Road, and the installation of a six-foot
high privacy fence along the east, south and west property lines.
The proposed six-foot high privacy fence along the south and west property lines is partially
located in the street yard along Ranch Road and requires a departure from the fence regulations as
a maximum of a four-foot high open-design fence is allowed in the street yards. The proposed
fence will provide the desired privacy for the patients and screening from the adjacent residential
neighborhood. The applicant has agreed to install the fence three feet from the west and south
property lines and to install landscaping shrubs and evergreen trees on the outside of the fence to
soften the appearance of the fence. The applicant would install 50%deciduous and 50%evergreen
shrubs every four feet with the minimum height of 30 inches at the time of installation. The
landscaping would include five evergreen trees(arborvitae) installed along the south property line
and five evergreen trees (arborvitae) installed along the west property line(adjacent to 422 Ranch
Road property). The proposed fence will include a gate across the access driveway to Federation
Place. The Federation Place access driveway will be used only for emergency services. No other
changes are proposed to the exterior of the site.
- 5 -
Recommendation & Findings of Fact
Petition 22-17
November 6, 2017
The existing PGI planned development ordinance at this property provides that the permitted uses
at the property are largely those permitted within the GI General Industrial zoning district.
Hospitals are not a permitted use in the GI district, nor are individual and family social services.
However, offices and clinics of doctors of medicine (including psychiatrists) and other health
practitioners (such as psychologists, psychiatric social workers, nurses, dieticians, and
nutritionists) are permitted uses.
Hospitals are listed as a permitted use in the CF Community Facility District. The applicant is
proposing to rezone the property to PCF Planned Community Facility District, and include only
the proposed specialty hospital as a permitted use. No other uses would be listed as either
permitted, conditional or special uses in the proposed PCF District. Any other use in the future
would require an amendment to the proposed PCF District.
The applicant retained Price Appraisal, Inc., and their certified real estate appraisers provided an
87-page impact study that "concluded no detrimental impact for the surrounding property uses
from the pending zoning amendment applied for by the Applicant [sic]."The appraisers contacted
real estate agents involved with recent real estate transfers within a quarter mile of other behavioral
health facilities that are located within 3'/z miles of the subject property.The appraisers asked about
the potential influence of the sale property's proximity to a behavioral health facility and "a full
consensus of the brokers responded no impact on a buyer or seller decision from the parties
involved."A complete copy of the impact study is provided with the development application.
A resident of Riverside Manor, the neighborhood located immediately south and west of the
subject property, wrote to staff regarding a 2017 settlement agreement between the State of New
Jersey,Department of Human Services,Office of Licensing and Footprints to Recovery.Footprints
operates an outpatient substance abuse treatment facility, Footprints Hamilton NJ, outside of
Trenton, New Jersey. That email and the associated attachments are provided under the Related
Correspondence Section of the PZC packet. The CEO of Footprints to Recovery has provided a
response to that email, dated October 25, 2017, and it is provided within the applicant's material
within the PZC packet.
The proposed Map Amendment from PGI Planned General Industrial District to PCF Planned
Community Facility District requires the review and recommendation by the Planning and Zoning
Commission and approval by the City Council.
The Community Development Department offers the following additional information:
A. Property History. The 3.58-acre property was annexed to the city in 1969. Upon
annexation, the property was zoned B3 Service Business District. The northern-most part
of the building (approximately 18,000) with offices and classrooms was constructed in
1979. In 1992, the property was rezoned to GI, General Industrial District as part of the
comprehensive amendment to the zoning ordinance.
- 6 -
Recommendation & Findings of Fact
Petition 22-17
November 6, 2017
In 1998,the city rezoned the property to PGI Planned General District by Ordinance G 14-
98 to allow for the construction of the addition to the building with 14,228 square feet of
office space (middle portion of the building), and approximately 19,700-square foot
residential addition (southern portion of the building) with 15 units. The planned
development approval was granted to allow International Teams, a non-profit missionary
organization, to locate its national headquarters on the site. International Teams still
occupies the building.
B. Surrounding Land Use and Zoning. On the north side, the property is adjacent to W.
River Road and the I-90 Tollway. The property adjacent to the east is zoned PCF Planned
Community Facility District and is improved with the City of Elgin Water Filtration Plant.
Further to the east, along W. River Road is Providence Baptist College zoned GI General
Industrial District, and Summit School, a private education center with programs for pre-
school to high-school-aged students with learning disabilities, which is zoned CF
Community Facility District.
The NICOR right-of-way is located adjacent to the west and to the north. The portion
adjacent to the west is zoned GI General Industrial District and is currently vacant. The
portion to the north is zoned CF Community Facility District, and includes 18 parking
spaces, landscaping, a monument sign for International Teams, and the access driveway to
W. River Road.
Other properties adjacent to the west are zoned TFR Two-Family Residence District and
are improved with two-family residences. The properties to the south are zoned SFR1
Single Family Residence District and are improved with single-family homes. The
residential neighborhood to the west and south is part of Riverside Manor Subdivision.
C. Comprehensive Plan. The subject property is designated as Highway Commercial by the
City's 2005 Comprehensive Plan and Design Guidelines. The areas designated Highway
Commercial typically serve surrounding neighborhood areas, but also larger trade areas
connected by the arterial street system. They may include all of the commercial uses found
in the mixed-use centers. In addition, they typically include highway-serving uses such as
fast food restaurants, auto-oriented uses such as tire stores, service stations, auto parts
stores, and other stand-alone retail uses. These commercial areas are generally auto
dominated with few pedestrian amenities.
D. Zoning District. The purpose and intent of the PCF Planned Community Facility District
is to provide a planned environment for various types of community facilities, subject to
the provisions of Chapter 19.60 "Planned Development" of the Elgin Municipal Code, as
amended. In general, community facilities provide governmental, recreational,
educational, health, social, religious, and transpiration services to the community on a for-
profit or on a not-for-profit basis.
- 7 -
Recommendation & Findings of Fact
/► Petition 22-17
[ November 6, 2017
E. Trend of Development. The subject property is located along W. River Road and I-90
Tollway. Over the years, non-residential properties along W. River Road developed with
the community facilities including Summit School, Providence Baptist College, and the
city's water plant. Judson University is located nearby to the southwest at the intersection
of W. River Road and N. State Street (IL Route 31). The most recent new development in
the area was the construction of Judson University's library and academic center at the
southeast corner of W. River Road and N. State Street on Judson University's campus in
2006.
FINDINGS
After due notice as required by law, the Planning & Zoning Commission conducted a public
hearing in consideration of Petition 22-17 on November 6, 2017. Testimony was presented at the
public hearing in support of and against the application.The Community Development Department
submitted a Map Amendment Review and Written Findings & Recommendation to the Planning
&Zoning Commission dated November 6, 2017.
The Community Development Department and the Planning & Zoning Commission have made
the following findings regarding this application against the standards for map amendments
outlined within § 19.55.030, and the standards for planned developments outlined within §
19.60.040:
STANDARDS FOR MAP AMENDMENTS
A. Site Characteristics Standard. The suitability of the subject property for the intended
zoning district with respect to its size, shape, significant natural features including
topography, watercourses and vegetation and existing improvements.
Findings. The subject property is suitable for the intended zoning district with respect to
its size, shape, significant features including topography, watercourses, vegetation, and
existing improvements. The 3.58-acre property is improved with a two-story building with
approximately 52,000 square feet of office space,classrooms, and 15 residential units with
a total of 47 bedrooms. The property also includes a surface parking lot with 82 parking
spaces which meets the parking demand maximum of 81 parking spaces established by the
applicant through limits in number of employees during peak shift demand, the maximum
number of vehicles from the in-patient residents, and the maximum number of out-patients
that can visit the facility for services during a 24-hour period. The property also features
an approximately 38,000-square foot open space area south of the building for recreational
outdoor use of patients staying at the hospital. The applicant will install a six-foot high
privacy fence for the privacy of its patients.
- 8 -
Recommendation & Findings of Fact
Petition 22-17
November 6, 2017
There are no significant natural features including topography, watercourses, vegetation,
and existing improvements that would have a negative impact on the proposed
development.
B. Sewer and Water Standard. The suitability of the subject property for the intended zoning
district with respect to the availability of adequate Municipal water, wastewater treatment
and stormwater control facilities.
Findings. The subject property is suitable for the intended zoning district with respect to
the availability of adequate water, sanitary treatment, and storm water control facilities.
The existing building is served with municipal, sanitary and water services. The applicant
is not proposing to make any changes to the existing building, nor the existing water and
sewer infrastructure. The existing building will be used in the same manner as before with
office and residential uses. The existing facilities can adequately serve the proposed use.
C. Traffic and Parking Standard. The suitability of the subject property for the intended
zoning district 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 should be located central and accessible to the area or
population served without requiring traffic movements through or into a residential
neighborhood. Nonresidential land uses should not be located within residential
neighborhoods, but on their periphery as defined by the "arterial street"[SR]system.
2. 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. Property with two (2) street
frontages should not be permitted access to or from the street with the higher degree of
continuity within the overall street system or with the higher traffic volume. With the
exception of residential driveways, locations for vehicular access to or from a public
right of way should be aligned directly opposite existing or approved locations across
the street.
The subject property is suitable for the intended zoning district with respect to the provision
of safe and efficient on-site and off-site vehicular circulation designed to minimize traffic
congestion. The property is located on the periphery of a residential neighborhood and is
bounded by the city of Elgin water filtration plant on the east side and W. River Road and
I-90 Tollway on the north side.
The applicant is not proposing to make any changes to the existing site layout.The property
has two access driveways, one to the north with access to W. River Road, and one to the
west with access to Federation Place. The main access point to the property will remain via
W. River Road. The applicant will install a gate across the access driveway to Federation
- 9 -
Recommendation & Findings of Fact
Petition 22-17
November 6, 2017
Place. The west driveway to Federation Place will only be used for emergency service, if
necessary.The applicant is not proposing to make any changes to the current on-site or off-
site vehicular circulation. All traffic movements in and out of the site are expected to use
the W. River Road access driveway.
The number of trips generated by the facility are expected to be similar to that of the current
use, International Teams headquarters. W. River Road has adequate capacity to absorb any
additional traffic as a result of the proposed facility. The proposed use will not have any
negative effects on the existing on-site and off-site traffic circulation.
The applicant is requesting approval of a departure from Section 19.45.070 "Table of
Required Parking", specifically to reduce the number of parking spaces required from 105
to 81 parking spaces. A typical parking requirement for a hospital is based on one parking
spaces per two beds for patients staying at the hospital, plus one parking space per
employee during peak demand shift. Considering that the proposed specialty hospital will
cater to patients who will likely be staying at the hospital for an extended period of time
(two to four weeks typically), and who are thereby less likely to bring and park their own
vehicles on the property during their stay, and also considering that the facility will serve
patients who are not staying at the hospital, the proposed use warrants a special
consideration regarding the parking requirement. The applicant has agreed to limit the
number of cars that can be brought and parked by the patients staying at the hospital to no
more than 23 (a maximum of 94 beds will be available for patients staying at the hospital).
The maximum number of employees during peak demand shift would be 30, which
accounts for the overlap between the shifts. And, the applicant has agreed to provide
service to a maximum of 28 patients not staying at the hospital (out-patients) during any
24-hour period. In total, the agreed upon limits by the applicant establish that the parking
demand generated by the proposed use is 81 parking spaces. With 82 parking spaces on
site, the property can meet the proposed parking demand.
It is worth noting, that when the International Teams headquarters was approved in 1998,
one of the conditions of the approval was a requirement that the open space area south of
the building be preserved for future construction of additional 48 parking spaces, should it
become necessary. Staff recommended keeping the same condition for land-banking of the
area south of the building for future parking construction, should the Planning and Zoning
Commission find that all standards for approval of the proposed map amendment are met,
and recommends approval to the City Council.
D. Zoning History Standard. The suitability of the subject propertyfor the intended zoning
district with respect to the length of time the property has remained undeveloped or unused
in its current zoning district.
Findings.This standard is not applicable. The property has been improved since 1979 and
,.. is currently still occupied by International Teams headquarters.
- 10 -
Recommendation & Findings of Fact
Petition 22-17
November 6, 2017
E. Surrounding Land Use and Zoning Standard. The suitability of the subject propertyfor
the intended zoning district with respect to consistency and compatibility with surrounding
land use and zoning.
Findings. The property is suitable for the intended zoning district with respect to
consistency and compatibility with surrounding land uses and zoning. The proposed PCF
Planned Community Facility District is consistent with the existing PCF zoning district of
the City of Elgin water filtration plant adjacent to the east,and the CF zoning district further
east along W. River Road occupied by Summit School. Another PCF zoning district for
Judson University campus is located in close proximity of the property at the intersection
of W. River Road and N. State Street.
The proposed specialty hospital is also consistent with the surrounding land uses. A
hospital land use is a permitted use in a typical CF Community Facility District. The
proposed health service institutional use is similar to the other institutional uses along W.
River Road including the Providence Baptist College and Summit School. Additionally, a
governmental use, the city of Elgin water filtration plant is located adjacent to the east.
Offices and clinics of doctors of medicine (including psychiatrists) and other health
practitioners (such as psychologists, psychiatric social workers, nurses, dieticians, and
nutritionists) are currently permitted uses in the existing PGI planned development
ordinance.
F. Trend of Development Standard. The suitability of the subject propertyfor the intended
zoning district with respect to consistency with an existing pattern of development or an
identifiable trend of development in the area.
Findings. The subject property is suited for the intended zoning district with respect to
consistency with an existing pattern of development or an identifiable trend of development
in the area. The applicant is proposing no changes to the exterior of the existing building
and very few changes to the existing site plan. The subject property is located along the W.
River Road and I-90 Tollway frontage. Over the years,non-residential properties along W.
River Road have developed with community facilities including Summit School,
Providence Baptist College,and the city's water plant. Judson University is located nearby
to the southwest at the intersection of W. River Road and N. State Street (IL Route 31).
The most recent new development in the area was the expansion of Judson University with
the construction of a new library and academic center at the southeast corner of W. River
Road and N. State Street in 2006. The proposed specialty hospital is consistent with the
existing pattern of development along W. River Road.
G. Zoning Districts/Planned Development Districts Standard: The suitability of the
subject property for the intended planned zoning district with respect to conformance to
- 11 -
Recommendation & Findings of Fact
Petition 22-17
November 6, 2017
the provisions for the purpose and intent, and the location and size of a planned zoning
district.
Findings. The property is suitable for the intended planned zoning district with respect to
conformance to the provisions for the purpose and intent and the location and size of the
zoning district. The purpose and intent of the PCF Planned Community Facility District is
to provide a planned environment for various types of community facilities, subject to the
provisions of Chapter 19.60 of the zoning ordinance. In general, community facilities
provide governmental, recreational, educational, health, social, religious, and
transportation services to the community on a for-profit or on a not-for-profit basis. The
proposed specialty hospital will provide health services to the community and the larger
region. Offices and clinics of doctors of medicine(including psychiatrists)and other health
practitioners (such as psychologists, psychiatric social workers, nurses, dieticians, and
nutritionists) are currently permitted uses in the existing PGI planned development
ordinance.
The 3.58 acre property by itself exceeds the minimum land area of two acres required to
constitute a separate PCF Planned Community Facility District. However, the property is
adjacent to the PCF-zoned property to the west. Together with the 19-acre city-owned
property adjacent to the east, the proposal will establish a 22.58 acre land area with
consistent PCF zoning classification.
H. Comprehensive Plan Standard. The suitability of the subject property for the intended
zoning district with respect to conformance to the goals, objectives, and policies of the
Official Comprehensive Plan
Findings. The subject property is suitable for the intended zoning district with respect to
conformance to the goals, objectives,and policies of the Official Comprehensive Plan.The
subject property is designated as Highway Commercial by the City's 2005 Comprehensive
Plan and Design Guidelines. The areas designated Highway Commercial typically serve
surrounding neighborhood areas,but also larger trade areas connected by the arterial street
system. They may include all of the commercial uses found in the mixed-use centers. In
addition, they typically include highway-serving uses such as fast food restaurants, auto-
oriented uses such as tire stores, service stations, auto parts stores, and other stand-alone
retail uses. These commercial areas are generally auto dominated with few pedestrian
amenities.
While the applicant is proposing a PCF Planned Community Facility District and a
community facility,the proposed land use is consistent with the intent,goals and objectives
of the Comprehensive Plan. The intent of the Highway Commercial designation for this
property by the Comprehensive Plan was to establish the uses along the W. River Road
corridor that can benefit from the proximity to the I-90 corridor with easy access to a larger
region, and can provide a necessary buffer for the residential neighborhood to the south
- 12 -
Recommendation & Findings of Fact
Petition 22-17
E November 6, 2017
and west from the negative impact associated with the noise and high volume of traffic
along I-90 Tollway.While the proposed specialty hospital does not represent a typical auto-
oriented use, such as a fast food restaurant, a service station, or an auto parts store, which
are typically found in Highway Commercial-designated corridors, the proposed use will
provide a service to a the community as a whole. The proposed use and zoning district are
also consistent with the established pattern of development along W. River Road which
includes other institutional uses and CF and PCF classified properties.
ADDITIONAL STANDARDS FOR PLANNED DEVELOPMENTS
I. Natural Preservation Standard. 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.
Findings. The subject property is suitable for the intended planned development district
with respect to the preservation of all significant natural features including topography,
watercourses,wetlands, and vegetation. There are no significant natural features including
topography, watercourse, wetlands, nor vegetation located on the property. The 3.58-acre
property is improved with a 52,000-square foot two-story office and residential building
and the accessory parking lot with a total of 82 parking spaces. A vacant open space area
with approximately 38,000 square feet is currently located south the building which will
be preserved for recreational use of the patients. The applicant will also install additional
shrubs and evergreen trees along the exterior side of the proposed six-foot high solid fence
located in the street yard along Ranch Road. The new landscaping will provide desirable
screening of the fence and increase the amount of vegetation on the property.
J. 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.
Findings. The subject property is suitable for the intended planned development district
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 properties. The proposed PCF Planned Community Facility District will only
allow the proposed specialty hospital land use for individuals struggling with a variety of
health issues,including but not limited to depression,anxiety,substance abuse,and trauma.
No other land uses would be permitted. Any other land use or redevelopment of the
property will require a public hearing review of an amendment to the proposed PCF
Planned Community Facility District.
- 13 -
Recommendation & Findings of Fact
Petition 22-17
November 6, 2017
The proposed use will not exercise any undue detrimental influence on the surrounding
properties. The applicant is not proposing any exterior changes to the existing building or
the site, except for a new six-foot high solid fence. The proposed fence would be similar
to other privacy fences and will complement the residential neighborhood. The applicant
will also install additional landscaping materials to screen the proposed fence along the
south and west property lines to assimilate the fence with the neighborhood.
The property is currently being used for an office use with a residential dormitory
component, and is not having any detrimental impact on the surrounding properties. The
proposed use will operate in a similar fashion with a medical office use and residential
quarters for patients staying at the facility. The proposed facility will provide a needed
resource to the community providing care for patients struggling with a variety of health
issues, including but not limited to depression, anxiety, substance abuse, and trauma. The
facility will offer a voluntary program,which means that each client that participates in the
program has made a personal and financial commitment to improve their life and is actively
in pursuit of a more meaningful life. The facility will have stringent admissions criteria to
ensure that each client is the best fit for the proposed facility program.These criteria would
include a determination by the applicant that each client is (1) ambulatory and capable of
self-rescue,(2)does not need mechanical or chemical restraints at any time, and(3)has no
previous history of arson or other forms of violence.
The facility will include on-site safety personnel and security cameras on the outside at the
entrance to the facility to monitor people entering and existing the facility. In addition, all
entrance and exit doors will be accessible solely by key card to ensure that only authorized
individuals will be able to enter or exist any part of the facility at any given time.
Off-site therapeutic recreational activities for patients staying at the hospital will include
restaurant outings and seasonal outdoor outings. All residents will be transported to and
from any off campus activities by staff in hospital's own transportation vehicles and vans.
Patients would remain with staff until they return to the facility.
No evidence has been submitted or found that the proposed use would exercise any undue
detrimental influence on the surrounding properties. Based on the application documents,
the patients visiting the hospital for outpatient services, or those patients that are staying at
the hospital, have voluntarily decided to seek professional medical help offered. As such,
the influence of hospital patients on the surrounding properties while staying or visiting
the proposed hospital is no greater than their influence on surrounding properties at their
current place of residence. The property will continue to be used with no negative impact
on the surrounding properties.
PLANNED DEVELOPMENT DEPARTURES AND EXCEPTIONS
- 14 -
Recommendation & Findings of Fact
!r► Petition 22-17
( November 6, 2017
The applicant is requesting the following departures from the zoning ordinance requirements:
1. Section 19.90.015, "Definitions and Regulations". The applicant is proposing a six-foot
high open-design fence in the street yard along Ranch Road, where a maximum four-foot
high open-design fence is permitted.
2. Section 19.45.080,"Table of Required Parking.The applicant is proposing to reduce the
number of parking spaces required from 105 to 81 parking spaces. The applicant has agreed
to the following maximums related to the parking demand generated by the proposed use:
a. The maximum number of cars that can be brought and parked by the patients
staying at the hospital would be 23 (a maximum of 94 patients could be staying at
the hospital);
b. The maximum number of employees during peak demand shift would be 30,which
accounts for the overlap between the shifts; and
c. A maximum of 28 patients not staying at the hospital are permitted to visit the
facility for medical treatment and services during any 24-hour period.
In summary, the agreed upon limits by the applicant assure that a maximum of 81 parking
spaces are required for the proposed use. With a total of 82 parking spaces on site, the
property would meet the proposed parking demand.
Staff believes the proposed departures are appropriate for the proposed use. The proposed six-foot
high solid fence would provide the necessary screening for the patients of the hospital during their
use of the outdoor open space south of the building. On the exterior side of the fence,the applicant
has agreed to install landscaping materials (shrubs and evergreen trees) to eliminate any negative
effect the proposed fence would have on the surrounding neighborhood. The proposed style of
fence would match other privacy fences typically found in residential neighborhoods,and the color
will match the masonry color on the bottom of the residential portion of the building.
Similarly, the proposed departure from the typical parking requirement for a hospital is
appropriate. A typical parking requirement for a hospital is based on one parking spaces required
per two beds for patients staying at the hospital, plus one parking space required per employee
during the peak demand shift. Considering that the proposed specialty hospital will house patients
who will likely be staying at the hospital for an extended period of time (two to four weeks
typically), its patients are less likely to arrive with their own personal vehicles. The applicant has
agreed to limit the number of patients who are not staying at the hospital (outpatients) to a
maximum of 28 patients during any 24-hour period.The parking requirement for 81 parking spaces
also accounts for the overlap of employee shifts. With 82 parking spaces on the property, the
property will meet the parking demand of the proposed use.
- 15 -
Recommendation & Findings of Fact
Petition 22-17
November 6, 2017
To mitigate any possible negative effect of the modified parking requirement, staff is
recommending to maintain a condition that was placed on the property when International Teams
headquarters was approved for the site that requires the open space area south of the building be
land-banked(vacant) for future construction of up to 48 parking spaces.
RECOMMENDATION
The Community Development Department and the Planning & Zoning Commission recommend
approval of Petition 22-17, subject to the following conditions:
1. Substantial conformance to the Development Application and supporting documents
submitted by Brooktree Woodstock IL, LLC, as applicant, and International Teams an
Illinois not for profit, as property owner, including the following materials:
a. Undated Statement of Purpose and Conformance, received October 19, 2017;
b. Undated Planned Development Standards document,received September 20,2017;
C. Undated spreadsheet titled "Estimation of Number of Staff', received October 4,
2017;
d. Undated document signed by Michael Turoff, Business Development Coordinator,
,Mr. Footprints to Recovery, submitted via email on September 26, 2017;
E e. Undated document signed by Bud Heimberg,Huck Bouma PC,submitted via email
on October 18, 2017;
f. Footprints to Recovery letter dated October 25,2017,signed by Hirsch Chinn,CEO
Footprints to Recovery;
g. Two-page building plans, prepared by Premier Commercial Realty for 411 W.
River Road, Elgin, IL 60123, received September 26, 2017;
h. Two-page Alta/ACSM Land Title Survey, prepared by Landmark Engineering
Group, dated September 13, 2006; and
i. A three-page fence plan, received October 19, 2016.
In the event of any conflict between such documents and the terms of this ordinance or
other applicable city ordinances, the terms of this ordinance or other applicable city
ordinances shall supersede and control.
2. The owner and/or operator of the proposed specialty hospital shall contract with a private
ambulance service to provide for all nonemergency medical transportation to and from the
facility. For the purposes of this section, terms shall be defined as provided in the
Emergency Medical Services (EMS) Systems Act at 210 ILCS 50/1, et seq. "Emergency"
means a medical condition of recent onset and severity that would lead a prudent layperson,
possessing an average knowledge of medicine and health, to believe that urgent or
unscheduled medical care is required. (210 ILCS 50/3.5, as amended). "Non-Emergency
Medical Services"means medical care or monitoring rendered to patients whose conditions
do not meet the definition of an emergency,before or during transportation of such patients
- 16 -
Recommendation & Findings of Fact
Petition 22-17
November 6, 2017
to or from health care facilities visited for the purposes of obtaining medical or health care
services which are not emergency in nature, using a vehicle regulated by the Emergency
Medical Services Systems Act. (210 ILCS 50/3.5, as amended)."
3. The facility shall obtain all necessary licenses from the State of Illinois prior to start of
operation.
4. All proposed street graphics shall comply with the street graphics ordinance. A monument
street graphic may be located on the Northern Illinois Gas Company(NIGC)right-of-way
as this right-of-way is part of the zoning lot associated with this application, subject to the
approval of an agreement with NIGC, and its location shall be in substantial conformance
with the Two-page Alta/ACSM Land Title Survey, prepared by Landmark Engineering
Group, dated September 13, 2006. Should the applicant be unable to reach an agreement
with NIGC,or should said agreement expire,the monument street graphic must be removed
from the NIGC right-of-way.
5. Access to the subject property shall be limited to two points: primary access shall be across
the Northern Illinois Gas Company right-of-way,to connect with West River Road,subject
to the approval from Northern Illinois Gas Company. The secondary access shall be via
Federation Place, and shall be for emergency and service purposes only.
6. Off street parking shall be subject to the provision of Chapter 19.45 of the Elgin Municipal
Code, as amended, with the following departure:
a. A minimum of 81 parking spaces shall be required to be provided for the proposed
specialty hospital use. A maximum of 23 patients staying at the hospital for one or
more nights (in-patients) are permitted to store personal vehicles on the subject
property with a maximum of one vehicle per patient. A maximum of 30 employees
shall be permitted during the peak demand shift. A maximum of 28 patients who
are not staying at the hospital for one or more nights(out-patients)are permitted to
visit the hospital for treatment during any 24-hour period.
b. The area south of the building shall be land-banked for future parking lot
construction of up to 48 regular parking spaces in substantial conformance with the
Site Plan Sheet SD-1, prepared by Burnidge Cassell Associates, dated August 24,
1997.
7. A departure is hereby granted to install a six-foot high solid privacy fence in the street yard
along Ranch Road, with landscaping along said fence along the south and west property
lines, in substantial conformance to the three-page fence plan, received October 19, 2016.
8. The gate at Federation Place shall match the remainder of the fence in design and color.
9. The color of the proposed fence shall match the color of the masonry on the bottom of the
residential portion of the building.
- 17 -
Recommendation & Findings of Fact
fir► Petition 22-17
[ November 6, 2017
10. The Federation Place access driveway shall only be used for emergency services. The
refuse collection vehicles servicing the property shall access the property via the W. River
Road access driveway.
11. The proposed fence shall extend north of Federation Place along the west property line to
align with the northern-most exterior wall of the building.
12. Compliance with all applicable codes and ordinances.
The vote of the Planning&Zoning Commission on the motion to recommend approval of Petition
22-17 for an amendment to the existing PGI Planned General Industrial District, subject to the
conditions outlined above,was six (6)yes, zero(0)no, and zero(0)abstentions. One member was
absent.
Respectfully Submitted,
s/Robert Siliestrom
Robert Siljestrom, Chairman
Planning&Zoning Commission
s/Damir Latinovic
Damir Latinovic, AICP; Secretary
Planning& Zoning Commission
- 18 -
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EXHIBIT D
SITE LOCATION
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EXHIBIT D
SITE LOCATION
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Petition 22-17
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Summit School at 331-333 W. River Road
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