Planning & Zoning Commission

PLANNING & ZONING COMMISSION Monday, November 6, 2017 7:00 pm

City of Elgin City Council Chambers - 2nd Floor North Tower 150 Dexter Court, Elgin, IL 60120

AGENDA

A. Call Meeting to Order

B. Roll Call

C. Approval of Minutes October 2, 2017

D. Chairman’s Opening Statement

E. Administer Oath to Persons Desiring to Testify

F. Petitions to be Considered

Map Amendment and Conditional Use: 1. 654 Wellington Ave - #23-17 and #27-17, Rezoning from RC3 Residence Conservation District to CF Community Facility District, and Conditional use for a Planned Development to construct a new Fox River Water Reclamation District pump station. (Due to changes in the petition, this item will be re-noticed and presented at December 4, 2017 Planning and Zoning Commission meeting. No action required at this time.)

Map Amendment: 1. 1600 Fleetwood Dr - #21-17, Establish a Planned Development with rezoning from GI General Industrial District to PGI Planned General Industrial District for future construction of parking, vehicle use areas, and a commercial operations yard. 2. 411 W River Rd - #22-17, Establish a Planned Development with rezoning from PGI Planned General Industrial District to PCF Planned Community Facility District for a specialty hospital for individuals with variety of health issues, including but not limited to depression, anxiety, substance abuse and trauma.

G. Other Business

H. Summary of Pending Development Applications

I. Public Comment

J. Adjournment

THE CITY OF ELGIN IS SUBJECT TO THE REQUIREMENTS OF THE AMERICANS WITH DISABILITIES ACT OF 1990. INDIVIDUALS WITH DISABILITIES WHO PLAN TO ATTEND THIS MEETING AND WHO REQUIRED CERTAIN ACCOMMODATIONS IN ORDER TO ALLOW THEM TO OBSERVE AND/OR PARTICIPATE IN THIS MEETING, OR WHO HAVE QUESTIONS REGARDING THE ACCESSIBILITY OF THE MEETING OR THE FACILITIES, ARE REQUESTED TO CONTACT THE HUMAN RESOURCES DEPARTMENT, ADA COORDINATOR AT (847) 931-5620 {TDD (847) 931-5616} PROMPTLY TO ALLOW THE CITY OF ELGIN TO MAKE REASONABLE ACCOMMODATIONS FOR THOSE PERSONS.

PLANNING & ZONING COMMISSION City of Elgin October 2, 2017

Proposed - Minutes

The regular meeting of the Planning & Zoning Commission was called to order at 7:00 p.m. on in the City Council Chambers by Chairman Siljestrom.

Members Present: Karen Beyer, Jay Cox, Beth Kruger, Jerri McCue, Loretta Revesz and Chairman Robert Siljestrom.

Members Absent: Steven Migala.

Staff Present: Damir Latinovic, Senior Planner.

APPROVAL OF MINUTES: Motion made by Commissioner McCue to approve the minutes of September 11, 2017, as submitted. The motion was seconded by Commissioner Kruger. The motion passed 5-0-1. (Abstain: Cox)

Oath Administered: The court reporter administered the oath to all persons desiring to testify.

PETITION TO BE CONSIDERED:

Consideration of Petition 27-16 Requesting a conditional use in the NB Neighborhood Business District for a conditional commercial antenna tower, and requesting a variation (1) to the number of off-street parking stalls required by Chapter 19.45 of the Elgin Municipal Code, 1976 as amended, and (2) to the height requirement of Chapter 6.95 of the Elgin Municipal Code, 1976 as amended, to install a 106-foot tall commercial antenna tower on the Property Located at 726-750 W. Chicago Street, by Tom Ferry of Buell Consulting on behalf of SBA BTS, LLC, as Applicant, and Jasco Holdings LLC, as Property Owner

Mr. Latinovic stated the petition was withdrawn by the applicant and that no further action is required by the Commission.

Planning & Zoning Commission October 2, 2017 Page 2 of 3

Consideration of Petition 17-17 Requesting a conditional use to establish a commercial event space with activities pertaining to assembly of people in the CC1 Centre City District. The subject property is located at 219 West Highland Avenue; application submitted by Frida’s Party Room and Kurt Kresmery, as applicants, and Kurt Kresmery, the property owner.

No objectors were present.

Commissioner Beyer made a motion to recommend that the City Council approve Petition 17- 17 subject to the conditions outlined within the staff report, and to add a condition that the rental agreement for the facility include language instructing the lessees and other event attendees to use the crosswalk at the intersection of W. Highland Avenue and N. State Street to access the city-owned parking lot at the northwest corner of N. State Street and W. Highland Avenue; and to adopt as the findings of the Commission, the documents and conditions provided within such staff report.

There being no second to the motion as presented, the motion failed.

Commissioner Revesz moved to recommend that City Council approve Petition 17-17 subject to the conditions outlined within the staff report; and to adopt as the findings of the Commission the documents and conditions provided within such staff report.

Commissioner Cox seconded the motion, which was adopted 6-0.

OTHER BUSINESS: Consideration of the 2018 Meeting Date Schedule Commissioner Cox moved to approve the proposed meeting dates for 2018. Commissioner Beyer seconded the motion, which was unanimously approved.

PENDING DEVELOPMENT APPLICATIONS: Mr. Latinovic gave a summary of pending applications.

ADJOURNMENT: Motion to adjourn was made by Commissioner Beyer. The motion was seconded by Commissioner Revesz. The motion passed unanimously.

The meeting of the Planning & Zoning Commission was adjourned at 7:30 p.m.

Respectfully submitted, Planning & Zoning Commission October 2, 2017 Page 3 of 3

______Damir Latinovic, Senior Planner

______Date Approved by the Planning & Zoning Commission

November 6, 2017

TO: Chairman and Members of the Planning and Zoning Commission

FROM: Damir Latinovic, AICP; Senior Planner

SUBJECT: Pet 23-17 Map Amendment & Pet 27-17 Conditional Use for a Planned Development 654 and 700 Wellington Avenue FRWRD Pump Station 31

SUBJECT

Consideration of Petitions 23-17 and 27-17 requesting approval of (1) a Map Amendment from RC3 Residence Conservation District to CF Community Facility District, (2) a Conditional Use for a treatment, transmission, and distribution facility: equipment, equipment buildings, towers, exchanges, substations, regulators, and (3) a Planned Development as a Conditional Use with a departure from Section 19.90.015, “Definitions and Regulations”, to allow for the construction of a fence other than a four-foot high open design fence in the street yard, and a departure from Section 19.14.700, “Additional Architectural and Exterior Building Material Requirements for Commercial, Industrial, or Institutional Development”, to allow for cement board lap siding and trim as the primary exterior building material, to construct a new sanitary sewer substation facility at the property commonly referred to as 654 Wellington Avenue, by Fox River Water Reclamation District, as applicant and property owner.

RECOMMENDATION

The applicant submitted the revised application documents on October 20, 2017 which necessitate a new, modified legal notice to be published. Staff anticipates the legal notice for the subject case will be published in time for the application to be presented to the Planning and Zoning Commission at its meeting on December 4, 2017. As such, no further action is required by the Planning and Zoning Commission at this time.

November 6, 2017

MAP AMENDMENT REVIEW AND WRITTEN FINDINGS & RECOMMENDATION OF THE COMMUNITY DEVELOPMENT DEPARTMENT

Community Development Department City of Elgin, Illinois

OVERVIEW

Fleetwood-F, LLC, Fleetwood-A, LLC, Fleetwood-S, LLC, Fleetwood-T, LLC, and Fleetwood-MM, LLC as applicants and property owners, are requesting approval of a Planned Development as a Map Amendment from GI General Industrial District to PGI Planned General Industrial District with departures from (1) 19.45.080, “Table of Required Parking”, specifically to allow a plan for future construction of parking spaces to satisfy the parking requirement, (2) 19.90.015, “Definitions and Regulations”, specifically to allow a 6-foot high fence in the street yard, (3) 19.90.015, “Definitions and Regulations”, and 19.12.600, “Obstructions in Yards”, specifically to allow a commercial operations yard in the street yard, and (4) 19.90.015, “Definitions and Regulations”, specifically to allow for screening of a commercial operations yard with a fence other than a “solid fence (SR)”, all of which are necessary to establish a plan for future construction of additional parking and a commercial operations yard at the property commonly referred to as 1600 Fleetwood Drive. Staff recommends approval of the application, subject to the conditions outlined at the end of this report.

GENERAL INFORMATION

Petition Number: 21-17

Requested Action: Planned Development as a Map Amendment

Current Zoning: GI General Industrial District

Proposed Zoning: PGI Planned General Industrial District

Existing Use: Distributor of packaging and shipping supplies (Stamar Packaging Inc.)

Proposed Use: No Change (Distributor of packaging and shipping supplies)

Property Location: 1600 Fleetwood Drive

Applicant: Fleetwood-F, LLC, Fleetwood-A, LLC, Fleetwood-S, LLC, Planned Development as a Map Amendment Community Development Department Petition 21-17 November 6, 2017

Fleetwood-T, LLC, and Fleetwood-MM, LLC

Owner Fleetwood-F, LLC, Fleetwood-A, LLC, Fleetwood-S, LLC, Fleetwood-T, LLC, and Fleetwood-MM, LLC

Staff Coordinator: Damir Latinovic, AICP, Senior Planner

LIST OF EXHIBITS

A. Aerial Photo/ Location Map B. Zoning Map C. Parcel Map D. Site Location E. Development Application and Attachments F. Draft Ordinance

BACKGROUND

The subject property, commonly known as 1600 Fleetwood Drive, is approximately 21.68 acres in area. The property, zoned GI General Industrial District, is adjacent to four streets: Berkley Street on the north, Shepard Drive on the east, Fleetwood Drive on the south, and Second Street on the west side. The property is improved with a 246,243-square foot warehouse and office building located on the eastern portion of the property occupied by Stamar Packaging Inc., a distributor of packaging and shipping supplies. Two existing parking lots with a total of 93 parking spaces are also located on the eastern portion of the property adjacent to the building. The western portion of the property is partially improved with a surface parking lot with approximately 242 parking spaces, for a total of 335 parking spaces on site. The parking lot on the western portion of the property is not in use.

The applicant is proposing to sell the western 7.3 acres of the property which includes the existing 242-space parking lot. If the property is sold, the remaining property and building at 1600 Fleetwood Drive would become nonconforming regarding parking. Per the zoning ordinance, the existing use is required to have a total of 310 parking spaces. With a total of 335 parking spaces on the property, the use currently meets the parking requirement. However, with the proposed sale of the western portion of the property, the existing parking lot with 242 parking spaces would be lost leaving the property with only 93 parking spaces. The applicant has submitted a parking analysis letter demonstrating that with only one working shift with 30 employees, the existing parking lots adjacent to the building with 93 parking spaces more than satisfy the parking demand of the existing use.

Planned Development Proposal In order to be able to sell the western portion of the property, the applicant is requesting approval of a planned development with a departure from:

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 Section 19.45.0808, “Table of Required Parking” to allow for future parking lot construction to meet the parking requirement. The existing aerial map and the proposed site plan (figures 1 and 2 below) show future parking lot construction west, north and east of the existing building that would bring the total number of parking spaces on site to 344 spaces.

Figure 1: Existing Aerial Map

Figure 2: Proposed Site Plan

The future construction would also include a commercial operations yard on the north side of the building along Berkley Street, a new stormwater detention facility at the northwest corner of the site, and a modification to the existing parking lot along Shepard Drive to meet the vehicle use area street setback.

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The additional parking would be constructed if the existing use on the property expands its operation by adding additional employees and thereby increasing its demand for parking in excess of 93 parking spaces available on site. Similarly, any future use on the property would have to submit a parking analysis demonstrating that the available parking on site meets the parking requirement during the peak demand shift. A certificate of occupancy would only be issued if the applicant demonstrates that adequate parking is available on site or, if not, after the additional parking is constructed consistent with the approved Site Plan for future parking.

Commercial Operations Yard Proposal As mentioned above, as part of the planned development, the applicant is also requesting approval to locate a commercial operation yard in the street yard north of the building along Berkley Street. A commercial operations yard for parking and storage of semi-trucks and trailers is not permitted to be located in a street yard, and requires screening by a six-foot high solid fence, while only a four-foot high fence is typically allowed in the street yard. Because the property is bound by streets on four sides, no location exists for this industrial property to lawfully locate this common, customary and traditional feature. Therefore, the proposed commercial operations yard requires approval of three additional departures from:

 Section 19.90.015, “Definitions and Regulations”, and Section 19.12.600, “Obstructions in Yards”, specifically to allow a commercial operations yard in the street yard. A commercial operations yard is only allowed in side or rear yards;  Section 19.90.015, “Definitions and Regulations”, specifically to allow for screening of a commercial operations yard with a fence other than a “solid fence (SR)”. The applicant is proposing to install a six-foot high open-design decorative aluminum fence with enhanced landscaped screening to meet the intent of the ordinance; and  Section 19.90.015, “Definitions and Regulations”, specifically to allow a 6-foot high fence in the street yard where only a four-foot high open design fence is allowed.

To meet the intent of the ordinance for proper screening of a commercial operations yard, in addition to installing a six-foot high open-design decorative aluminum fence, the applicant is proposing to double the amount of landscaping that would be required by the zoning ordinance. Per the zoning ordinance, the proposed commercial operations yard would be required to have a total of 18 trees along the 892 feet of the commercial operations yard perimeter (approximately one tree every 50 feet). The applicant has agreed to install 36 trees along the perimeter of the commercial operations yard (approximately one tree every 25 feet). The applicant has also agreed to install five shrubs (instead of three shrubs as required by the zoning ordinance) for every ten feet of perimeter of the commercial operations yard. Per the zoning ordinance, shrubs are required to be installed along 50% of the commercial operations yard perimeter. Instead, the applicant will install the shrubs along 100% of the commercial operations yard perimeter.

All other typical landscaping requirements around the perimeter of parking lots and vehicle use areas will be met.

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The Community Development Department offers the following additional information:

A. Property History. The subject property was annexed to the City of Elgin in 1962. Upon annexation, the property was zoned M1 Limited Manufacturing District. The existing building on the property was constructed in 1968. In 1992, the property was rezoned to GI General Industrial District as part of the comprehensive amendment to the zoning ordinance.

B. Surrounding Land Use and Zoning. The properties to the north across Berkley Street are zoned GI General Industrial and CI Commercial Industrial. The properties are improved with a variety of light industrial and warehouse buildings. Most properties to the east across Shepard Drive are zoned GI General Industrial District, while the northern most property is zoned CI Commercial Industrial District. The properties are improved with light industrial and warehouse buildings. The CI-zoned property is improved with a one-story commercial building home to Elgin Lanes bowling alley. The properties to the south across Fleetwood Drive are zoned GI General Industrial District and PCF Planned Community Facility District. The GI-zoned properties are improved with a variety of light-industrial and warehouse buildings and uses. The PCF-zoned property is improved with a two-story office and industrial building part of Elgin Community College. And finally, the properties to the west across Second Street are zoned GI General Industrial District. The properties are improved with light industrial and warehouse buildings home to a freight and cargo transportation company.

C. Comprehensive Plan. The subject property is designated as Office/Research/Industrial by the City’s 2005 Comprehensive Plan and Design Guidelines. The Office/Research/Industrial designation allows for a variety of industrial, manufacturing, assembly, warehouse, distribution, research and development, technology, corporate and support office, and limited employee-serving retail uses. These activities typically locate in business parks. Appropriate locations offer direct access to the arterial street system, and are in close proximity to highways, the freeway system and interchanges.

D. Zoning District. The purpose and intent of the proposed GI General Industrial District is to provide an alternate industrial environment for those industrial uses that do not require the location of environment of an ORI zoning district. The ORI districts provide for an industrial environment that fosters a sense of place and destination within a coordinated campus or park setting through the applicable site design regulations.

E. Trend of Development. The subject property is located in the light-industrial area in the southwest part of the city near the intersection of South McLean Boulevard and US Route 20. The southern part of the industrial park is home to Elgin Community College campus, while the properties along South McLean Boulevard have developed with general commercial auto- oriented uses and restaurants. There has been no new development within the industrial park in recent years, other than minor interior renovations of buildings to accommodate new users over time. That being said, staff is noting a renewed interest in the area following the

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completion of the Route 20 and McLean Boulevard intersection and the improved access that this project has provided for this industrial area. Several properties to the north and west of the subject property have developed with freight and cargo transportation and distribution companies.

STANDARDS FOR MAP AMENDMENTS AND PLANNED DEVELOPMENTS

For consideration by the Planning & Zoning Commission, the Community Development Department offers the below findings regarding the application against the standards for a map amendment outlined within § 19.55.030, and a planned development outlined in § 19.60.040:

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 21.68-acre property is improved with a 246,243-square foot building and the accessory parking lot. The western portion of the property, with a 242-space parking lot, is underutilized and is well suited to accommodate an infill development. The applicant is proposing to maintain 14.38-acres as part of 1600 Fleetwood Avenue property with a plan to add a commercial operations yard with 108 parking spaces for semi-trucks and trailers, and a total of 344 regular parking spaces to meet future parking needs. The proposed site plan also includes a stormwater detention facility in the northwest portion of the site. The western 7.3 acres would be sold off for another development which far exceeds the 40,000-square foot minimum lot size for a property in GI General Industrial District. 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 water and sewer infrastructure at this time. The proposed site plan for future construction of parking and other vehicle use areas includes a proposed stormwater detention facility in the northwest portion of the site. The stormwater detention facility and related infrastructure would be designed at the time of new parking lot construction. The existing facilities can adequately serve the current warehousing and distribution use on the property.

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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 has frontage on all four sides. The existing two parking lots nearest to the building have access to Shepard Drive on the east and Fleetwood Drive on the south. At this time, the applicant is not proposing to make any changes to the current on-site or off- site vehicular circulation.

Future parking lot expansion will result in additional access points to Fleetwood Drive, Shepard Drive and Berkley Street. Fleetwood Drive serves as a collector road while Berkley Street and Shepard Drive are local roads. On-street parking is not permitted on any of the surrounding streets. All streets have adequate capacity to absorb additional traffic as a result of future parking lot expansion and will maintain congestion-free vehicular circulation.

The applicant is proposing to have a total of 93 parking spaces for the existing warehousing and distribution use as the current user only has 30 employees in one shift. The proposed site plan for future parking construction will provide additional parking spaces for a total of 344 parking spaces on site. Any future use will have to demonstrate the projected parking demand based on the peak demand shift. Additional parking will have to be constructed if the existing use expands, or any new use is proposed, which would increase the parking demand beyond the existing 93 parking spaces on site.

D. Zoning History Standard. The suitability of the subject property for 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 1968 when the existing building was constructed. However, the size of the property exceeds the need of

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the existing warehouse and distribution use. The western portion of the property remains underutilized. The proposed planned development for future parking lot construction will enable the applicant to market the underutilized western portion of the property for a new infill development.

E. Surrounding Land Use and Zoning Standard. The suitability of the subject property for 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 applicant is seeking approval of a PGI Planned General Industrial District with a plan for future parking construction that enables the applicant to market and sell the western, underutilized portion of the property. All surrounding properties are zoned GI General Industrial or CI Commercial Industrial District, except for the property at the southeast corner of Second Street and Fleetwood Drive, home to Elgin Community College industrial training facility. The applicant’s proposal would create an additional property for general industrial development. Both the 14.38-acre 1600 Fleetwood Drive property and the western 7.3-acre property far exceed the minimum 40,000-square foot zoning lot area for a new development in the GI General Industrial District.

F. Trend of Development Standard. The suitability of the subject property for 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. As mentioned above, the property is located in the industrial park in the southwest area of the city near the S. McLean Boulevard and US Route 20 interchange. Most surrounding properties in the industrial park are developed with light-industrial and general warehouse buildings and developments. The industrial park is also home to two large freight and cargo transportation and distribution companies (R+L Carriers and XPO Logistics). The proposed planned development for future construction of additional parking and a commercial operations yard for storage of semi-trucks and trailers is consistent with the existing uses in the industrial park.

G. Zoning Districts/Planned Development Districts Standard: The suitability of the subject property for the intended planned zoning district with respect to conformance to the provisions for the purpose and intent, and the location and size of a planned zoning district.

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industrial environment for those industrial uses that do not require the location of environment of an ORI zoning district, which fosters a sense of place and destination within a coordinated campus or park setting through the applicable site design regulations. With the PGI Planned General Industrial District, the applicant is proposing a future construction of additional parking, if necessary, and a commercial operations yard while at the same time enabling the sale and development of the underutilized western portion of the property for another light-industrial, warehouse, or distribution development that can benefit from being in the industrial park. The establishment of the PGI District will assure the property will remain to be used for general industrial uses.

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 Office/Research/Industrial by the City’s 2005 Comprehensive Plan and Design Guidelines. The Office/Research/Industrial designation allows for a variety of industrial, manufacturing, assembly, warehouse, distribution, research and development, technology, corporate and support office, and limited employee-serving retail uses. Appropriate locations offer direct access to the arterial street system, and are in close proximity to highways, the freeway system and interchanges. The establishment of the PGI District will allow for development of another industrial, manufacturing, warehousing, distribution or a similar use on the western portion of the property consistent with the goals and objectives set by the Comprehensive Plan.

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, or vegetation, located on the property. The 21.68-acre property is improved with a 246,243-square foot building and accessory parking lots. The proposed site plan for future construction of parking and other vehicle use areas includes a planned stormwater detention facility in the northwest portion of the site. The applicant has also agreed to enhance the landscaped screening along the perimeter of the proposed commercial operations yard located north of the building in the street yard at a rate two times that otherwise required by the zoning ordinance.

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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 PGI District would allow the same uses as the GI General Industrial District. No evidence has been submitted or found that the existing use on the property exercises any undue detrimental influence on surrounding properties. The use and development on the property will continue to be operated with no negative impact on the surrounding properties.

PLANNED DEVELOPMENT DEPARTURES AND EXCEPTIONS

The applicant is requesting the following departures from the requirements of the zoning ordinance:

1. Section 19.45.080, “Table of Required Parking. The applicant is proposing a plan for future construction of parking to meet future parking demand, should it materialize. The existing use on the property (a distribution and packaging use) is required to have a total of 310 parking spaces. There are 335 parking spaces currently on the property, but the applicant is proposing to sell the western 7.3 acres which includes a surface parking lot with 242 parking spaces leaving the property with only 93 parking spaces. The proposed plan for future parking construction would bring the total number of parking spaces on site to 344.

2. Section 19.90.015, “Definitions and Regulations”, and Section 19.12.600, “Obstructions in Yards”. The applicant is proposing a commercial operations yard in the street yard north of the building along Berkley Street. Commercial operations yards are only allowed within side and rear yards. Because this property is bound by streets on four sides, zoning relief in some form would be required for the applicant to add this common industrial and warehousing feature anywhere on the property.

3. Section 19.90.015, “Definitions and Regulations”. The applicant is proposing to screen the proposed commercial operations yard with a six-foot high open-design decorative aluminum fence and enhanced landscaping. A commercial operations yard is required to be screened with a six-foot high solid fence.

4. Section 19.90.015, “Definitions and Regulations”. The applicant is proposing a six-foot high open-design fence in the street yard, where a maximum four-foot high open-design fence is permitted.

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Staff finds the proposed departures are appropriate and necessary to accommodate a desirable infill development within an existing industrial park. The applicant has submitted a parking analysis which demonstrates that the remaining 93 parking spaces are more than sufficient to meet the need of the existing use on the property which operates with one shift of 30 employees. The applicant’s plan for future parking lot construction could bring the total number of parking spaces on the property to 344. If the existing use on the property generates more parking demand by adding additional employees beyond what currently exists, the use will have to construct the additional parking spaces consistent with the approved parking plan. Similarly, any new use on the property in the future will have to submit a parking supply and demand analysis demonstrating there is adequate parking supply for the proposed use. If a new use requires more parking than what currently exists, the new use will have to construct additional parking per the approved site plan.

The location of the commercial operations yard in the street yard screened by a six-foot high open- design fence and enhanced landscaping is also appropriate for the area. The properties to the north and west have nonconforming commercial operations yards in street yards established prior to the current zoning ordinance with much less screening than what is proposed. The proposed six-foot high, open-design decorative aluminum fence is more appropriate and more desirable along a street than a six-foot high solid fence. The applicant has agreed to enhance the landscaped screening and will install twice as many trees (36 trees (1 every 25 feet) instead of 18 trees) and twice as many shrubs (along 100% of the perimeter instead of 50%) along the perimeter of the commercial operations yard.

The proposed PGI Planned General Industrial District with the four departures regarding parking and the commercial operations yard are necessary to enable an infill development on the western, underutilized portion of the property.

COMMENTS FROM OTHER CITY DEPARTMENTS

The following are additional comments and/or requirements provided by other city departments regarding the applicability of life/safety and other codes and whether or not that applicability materially affects the project plans.

1. Fire Department Comments that materially affect the site and/or building plans No Comments.

Comments that will be addressed during the Plan Review/Permitting process No Comments.

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2. Community Development – Building and Development Division Comments that materially affect the site and/or building plans No Comments.

Comments that will be addressed during the Plan Review/Permitting process No Comments.

3. Neighborhood Services Department – Public Health Division Comments that materially affect the site and/or building plans No Comments.

Comments that will be addressed during the Plan Review/Permitting process Not Applicable

4. Neighborhood Services Department – Code Enforcement Division Comments that materially affect the site and/or building plans No Comments.

Comments that will be addressed during the Plan Review/Permitting process No Comments.

5. Public Works - Engineering Division Comments that materially affect the site and/or building plans No Comments.

Comments that will be addressed during the Plan Review/Permitting process 1. A drainage easement will be required over the remaining Lot 1 (western portion of the property) for the benefit of Lot 2 (1600 Fleetwood Drive) for an existing storm sewer located along the southerly part of the lot. The easement will be required at the time of development on the Lot 1 (western portion of the property). 2. A stormwater management easement will be required over both the remaining Lot 1 (western portion of the property) and/or Lot 2 (1600 Fleetwood Drive) when the future development/expansion occurs on the subject property. 3. At the time of future development/expansion, the applicant will have to verify/demonstrate if adequate watermain size and pressure are available for all water needs, including the fire protection.

The applicant is aware of the comments and does not object to them. The comments will be addressed at the time of building permit review for any new development on the western portion of the property and/or any new development on the subject property 1600 Fleetwood Drive.

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4. Police Department Comments that materially affect the site and/or building plans No Comments.

Comments that will be addressed during the Plan Review/Permitting process Not Applicable.

5. Public Works – Parks and Open Space Maintenance Comments that materially affect the site and/or building plans No Comments.

Comments that will be addressed during the Plan Review/Permitting process Not Applicable.

6. Water Department Comments that materially affect the site and/or building plans No Comments.

Comments that will be addressed during the Plan Review/Permitting process During the site visit on September 22, 2016, the City of Elgin staff noted that there are some potential areas of concern with the current fire suppression system. Specifically, it was noted that the fire pump is installed before the Double-Disc Check Valve (DDCV) Backflow Prevention device and that the condition of the equipment was poor. The city recommended having the system inspected prior to build-out of the interior space so that necessary changes and improvements can be incorporated into the interior design of the facility.

The applicant had the system inspected and advised staff that the condition of the fire pump backflow prevention device was corrected in summer of 2017.

ADDITIONAL PERMITS/APPROVALS REQUIRED

The applicant is not proposing any building or site improvements at this time. As such, no building permits are required. At the time of any site development or building renovation, the applicant will have to obtain necessary building and stormwater permits prior to construction and a certificate of occupancy upon completion of the work from the City of Elgin.

RECOMMENDATION

The Community Development Department recommends approval of Petition 21-17 for a planned development as a map amendment from GI General Industrial District to PGI Planned General Industrial District, subject to the following conditions:

- 13 - Planned Development as a Map Amendment Community Development Department Petition 21-17 November 6, 2017

1. Substantial conformance to the Development Application and supporting documents submitted by Fleetwood-F, LLC, Fleetwood-A, LLC, Fleetwood-S, LLC, Fleetwood-T, LLC, and Fleetwood-MM, LLC, as applicants and property owners, including the following materials: a. Letter regarding 1600 Fleetwood, Elgin – Planned Development signed by Pat Schaner, Director of Finance, Midwest Industrial Funds, dated September 18, 2017; b. Letter regarding 1600 Fleetwood, Elgin – Planned Development signed by MIF 1600 Fleetwood (Elgin) LLC, Justin P. Fierz, Co-Manager, dated September 18, 2017; c. Letter regarding 1600 Fleetwood, Elgin – Subdivision signed by Midwest Industrial Funds, Pat Shaner, Director of Finance, dated September 18, 2017; d. Letter from SPACECO Inc. regarding 1600 Fleetwood Drive Elgin, Illinois SPACECO Project No. 9201, dated September 12, 2017; e. Letter from Midwest Industrial Funds regarding 1600 Fleetwood, Elgin – Planned Development as a Map Amendment, dated October 31, 2017; f. Alta/ACSM Land Title Survey, prepared by Gremley & Biedermann, dated August 11, 2015; g. Illustrative Site Plan – Scheme ‘C’, Sheet C-1, prepared by Timothy Morgan Associates LLC, dated September 14, 2017, last revised October 30, 2017; h. Building Plan, Sheet MK1.0, prepared by DesignHouse Architecture Inc., dated August 31, 2017; i. First Floor Office Plan, Sheet MK1.1, prepared by DesignHouse Architecture Inc., dated August 31, 2017; and j. Second Floor Office Plan, Sheet MK 1.2, prepared by DesignHouse Architecture Inc., dated August 31, 2017.

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. A departure is hereby granted to permit a total of 93 parking spaces on the property for the existing distributor of packaging and shipping supplies use on the property.

If the demand for parking by the current use exceeds the number of parking spaces available on the property, either by construction of additional “floor area” [SR], by the increase in the number of employees during peak demand shift from the current number of 30 employees, and/or by adding additional employee shifts, then additional parking spaces shall be constructed to meet the additional parking demand. The amount of additional parking shall be determined by a parking study provided by the existing distributor of packaging and shipping supplies use, and the location of additional parking shall be in substantial conformance to the Illustrative Site Plan – Scheme ‘C’, Sheet C-1, prepared by Timothy Morgan Associates LLC, dated September 14, 2017, last revised October 30, 2017.

- 14 - Planned Development as a Map Amendment Community Development Department Petition 21-17 November 6, 2017

Prior to obtaining a certificate of occupancy, any future use on the property shall submit a parking supply and demand analysis specifying the total number of employees during peak demand shift. If the development administrator finds that the parking supply does not meet the parking demand, additional parking spaces shall be constructed to meet the parking demand in substantial conformance to the Illustrative Site Plan – Scheme ‘C’, Sheet C-1, prepared by Timothy Morgan Associates LLC, dated September 14, 2017, last revised October 30, 2017.

At the time of construction of any additional parking spaces, the existing parking lot east of the building shall be modified to meet the required vehicle use area street setback from the east property line along Shepard Drive.

3. A departure is hereby granted to construct a commercial operations yard in the street yard north of the building in substantial conformance to the Illustrative Site Plan – Scheme ‘C’, Sheet C-1, prepared by Timothy Morgan Associates LLC, dated September 14, 2017, last revised October 30, 2017.

4. A departure is hereby granted to screen the commercial operation yard with a fence other than a six-foot high solid fence. A six-foot high, open-design decorative aluminum fence shall be installed in the street yard to enclose and screen the proposed commercial operations yard located in the street yard north of the building in substantial conformance to the Illustrative Site Plan – Scheme ‘C’, Sheet C-1, prepared by Timothy Morgan Associates LLC, dated September 14, 2017, last revised October 30, 2017.

5. A departure is hereby granted to install a six-foot high, open-design decorative aluminum fence in the street yard along Berkley Street in substantial conformance to the Illustrative Site Plan – Scheme ‘C’, Sheet C-1, prepared by Timothy Morgan Associates LLC, dated September 14, 2017, last revised October 30, 2017.

6. When the proposed commercial operations yard is constructed in the street yard north of the building, the applicant shall install the landscaped screening for the commercial operations yard as follows: a) The total number of trees installed along the perimeter of the commercial operations yard shall equal the total number of trees required for screening of a commercial operations yard per Section 19.90.010 of the Elgin Municipal Code, as amendment, multiplied by two (2). b) The total number of shrubs installed along the perimeter of the commercial operations yard shall equal five (5) shrubs for each ten (10) feet of the perimeter of the commercial operations yard. The perimeter of the commercial operations yard shall be landscaped with shrubs along one hundred percent (100%) of the north, east and west sides of the commercial operations yard.

- 15 - Planned Development as a Map Amendment Community Development Department Petition 21-17 November 6, 2017

c) The landscaped screening of the commercial operations yard shall meet all other landscaping requirements for a commercial operations yard per Section 19.90.010 of the Elgin Municipal Code, as amended. d) The above listed landscape screening requirements shall satisfy the vehicle use area landscaping requirements adjacent to the commercial operation yard listed in Section 19.12.720 “Landscape Yards” B. 3. a. and Section 19.12.720 “Landscape Yards” B. 3. b. of the Elgin Municipal Code, as amended.

7. Compliance with all applicable codes and ordinances.

Respectfully Submitted,

Damir Latinovic, AICP Senior Planner Community Development Department

- 16 - Lilac Ln Lilac South St Kathleen Dr Route 20 Weld Rd Main Ln

Subject Property Petition 21-17

2nd St

Berkley St Shepard Dr

Fleetwood Dr

Hoffer Dr

1st St

Spartan Dr

EXHIBIT A Aerial/Location Map . 0 70 140 280 420 560 Map prepared by City of Elgin Feet Department of Community Development Kathleen Dr South St MFR RC1 RB Weld Rd Route 20

AB Main Ln

CI Subject Property Petition 21-17

Berkley St 2nd St 2nd PRC

GI Shepard Dr Shepard PGI NB

Fleetwood Dr McLean Blvd

Legend RC1 Residence Conservation 1 RC2 Residence Conservation 2 Hoffer Dr PRC RC3 Residence Conservation 3 NB PRC Planned Residence Conservation SFR1 Single Family Residence 1 PSFR1 Planned Single Family Residence 1 1st St SFR2 Single Family Residence 2 PSFR2 Planned Single Family Residence 2 TRF Two Family Residence PTRF Planned Two Family Residence Sports Way MFR Multiple Family Residence PCF PMFR Planned Multiple Family Residence RB Residence Business PRB Planned Residential Business NB Neighborhood Business PNB Planned Neighborhood Business AB Area Business Spartan Dr PAB Planned Area Business CC1 Center City 1 PNB CC2 Center City 2

PCC Planned Center City Lehr Dr Lehr ORI Office Research Industrial PORI Planned Office Research Industrial GI General Industrial CF PGI Planned General Industrial CI Commercial Industrial CF Community Facility PCF Planned Community Facility CF EXHIBIT B Zoning Map .

Map prepared by City of Elgin 0 100 200 400 600 800 Department of Community Development Feet Weld Rd

Subject Property 1600 Fleetwood Dr. Petition 21-17

Berkley St

2nd St

0622152001 Shepard Dr Shepard

Fleetwood Dr 1st St 1st

Hoffer Dr

EXHBIIT C Parcel Map ¯ City of Elgin 0 55 110 220 330 440 Department of Community Development Feet EXHIBIT D SITE LOCATION 1600 Fleetwood Drive Petition 21-17

3D Aerial View from the North

3D Aerial View from the South EXHIBIT D SITE LOCATION 1600 Fleetwood Drive Petition 21-17

Front (South) Elevation along Fleetwood Drive

Rear (North Elevation) along Berkley Street EXHIBIT D SITE LOCATION 1600 Fleetwood Drive Petition 21-17

Existing underutilized parking lot on western portion of property

Vacant western portion of the property

APPLICATION, STATEMENT OF PURPOSE AND CONFORMANCE & ATTACHEMENTS

PETITION 21-17 1600 Fleetwood Drive

This page has intentionally been left blank.

.'Fft . ,*&_ ; i"-,""f ii't+-r''&'kF i .. . - 3t"*r ,:'{... ;i {l f ," ..' \i 1,". ,.,{ i" IX?**FJS lAl" ttH Il P,$i September18, 2017

Damir Latinovic SeniorPlanner City of Elgin 150tlexter court Elgin IL 60120

Re: 1600Fleetwood, lllgin - plannedDevelopment

Dear ])amir

Basedupon our previousconversations and recentmeeting with you and Marc Mylott we have made the decisionto rescind o,urApplication fbr Preliminary and Final Subdivisionthat was '7 previcruslysubmitted. Alternati,rely, we will subdividethe .3 aqes via the Plat Act exception and st:eka Map Amendrnentfor the 1600 Fleetwood building,,and remainingland, to address any non-conformanceissues with the building.

Incluci.edwith the submittal is; a check fbr subsequentfi:es for the Map Amendment. We previcusly submittedcheck number 1718 in the amount ,of i$il1,260.00tbr the various fees relate

As alr,rraysif you havean\/ questions please let me know.

Pat Schaner Directorof Finance MidwrtstIndustrial Funds

13f11\/ 22*o STREer, Surls 711,llarc BRonr, lL 6O5ZB www. M I DwEsrl N D usrRt.A,L.F-uND s. trnM lxR.*FJ*hh5,HIlR,i? September18, 2017

Danrir Latinovic SeniorPlanner City of Elgin 150Dexter court Elgin, IL 60120

Re: 1600Irleetwood, E,lgin - PlannedDerrelopment

DearDamir

As it relatesto the above property's subdivision,we are the managersof the entity MIF 1600 'fhis Fleetwood(Elgin) LLC. entity is the owner of saidpr:operty, We herebygrant Pat Schaner, Dire:ctorof Finance.Midwest IndustrialFunds, our corosentto take all necessaryactions required in rr:gardsto the properl.yPlanned Development action hereby submitted to the City ol Elgin.

Sinc;erell.

MII'7 1600 Fleetwood (Elgin) LLC

z'--''t !li *:=*-]* t=*J \- ''l'r -.-".\- . --r,i t \ Jusrihp. riirz ! N{ichael "lf.Androwich Co-Manager Clo-Manaia;er

13Dl W 2i2"" STREET, SlJlrE 711, Oa< ElnsctK, lL 6n523 www. M towEsrl N DU srntauFu N Dlsi'ctlM *fir #.s '..,j\,u'[::, S#\#,ft W & f S ir)r*-.' ,i ::,,"T INDU5TRIAL FILINDEi RE:ALESTATE INVESIMENT & DE\TELOPMENII-

September18, 2017

Damir Latinovic Senicr Planner City of Elgin 150l)exter court E,lgin.IL 60120

Re: 1600Fleetwood, Elgin - Subdivision

DearDamir

property,MIF 1600 lrlei:twood(lilgin) l,LC, our On behalf of the owner of the abovereferenced -ftre intentionis to subdiviclethe existing lots ( I and 2) perthe Plal.Act e:rception- 7.-] acrer;that will remain as Lot 1 is inten

In o:der to addressthe non-conformingparking issiueour iLntentlonis to create a Planned Devr:lopmentagreement for Lot2. Our plamed der,'elopmentw,ould addrress the flollolvingitems:

1) Non-Conforming Auto Parking - l-he 1600 Fleetwood building would not have the required parking to meet City of Elgin code. S'e seek a variance within the Planned Developmentagreement to allow the contirrue

Trailer Parking Spaces Owner seeks a variance with the Planned Development agreementthat would allow the future addition of trailer parking spacesin accordance w.iththe conceptualplan includedwith this submittal.lfhe addition of the traillerparking spaceswould require Or,vnerto provide necessarystorm water detentionand landscape screeningto satistvCity' of Elgin requirements.

13tr'l W ZZ^" STREEI, Suttt T l l, Ol\K BFllftrK, lL 60523 www. M t owEsrl N o u STRl.At-Fu l'.tD 5' ctl M 3) Site Fencing- Ou,ner seeksa variancewithin the PlaruredDevelopment agreement to allow for securityfence around the site in accordancewith City o1'Elginrequirements;.

Pleasl let me know if you needany further informationor havecluestions.

Director of Finance

lV' lf)\A/FS"r INDIJSTRIAL FUNDS

Mayor David J. Kaptain

City Council Corey D. Dixon Richard Dunne Terry Gavin Rosamaria Martinez Tish S. Powell Carol Rauschenberger Toby Shaw F. John Steffen (via email) City Manager October 10, 2017 Richard G. Kozal

Pat Schaner MIF 1600 Fleetwood (Elgin) LLC 1301 W 22nd Street, Suite 711 Oak Brook, IL 60523

RE: Development Application Planned Development as a Map Amendment 1600 Fleetwood Drive

Dear Mr. Schaner,

Staff has reviewed your development application materials for a planned development as a map amendment to allow for land-banking for the construction of future parking and additional vehicle use areas for a commercial operations yard on the north side of the existing building at 1600 Fleetwood Drive. Following our review, staff has developed a set of review comments that need to be addressed for your application to be presented to the Planning and Zoning Commission.

The following review comments need to be addressed and revised plans and documents (including an electronic copy) need to be submitted prior to your project being scheduled for a Planning and Zoning Commission public hearing:

1. Please note the following departures from the zoning ordinance requirements are needed for the proposed future construction of the parking areas and the commercial operations yard (area devoted to storage of semi-trucks and trailers) on the north side of the existing building: a. A departure from the parking requirement to allow a total of 93 parking spaces on the property with a land-banking plan for parking expansion in the future that would include a total of 336 parking spaces. Per the zoning ordinance, the existing wholesale distribution of packaging and shipping supplies use (Stamar Packaging) is required to provide a total of 310 parking spaces. b. A departure from the commercial operations yard location requirement. A commercial operations yard would be permitted in the north street yard, while per 1600 Fleetwood Drive October 10, 2017 Development Application – Planned Development as a Map Amendment Page 2

the zoning ordinance, a commercial operations yard is only allowed in the side and rear yards, and is not allowed in the street yards. c. A departure from the fencing requirement. A commercial operations yard is required to be enclosed with a 6-foot high solid fence, however, a maximum of 4- foot high open design fence is allowed in the street yard. Staff will recommend approval of a departure with a requirement for a 6-foot high open aluminum-style fence around the commercial operations yard as indicated in the attached Exhibit 1 and Exhibit 2.

2. Because the commercial operations yard is proposed in the north street yard, staff will require that additional landscaped screening is installed to mitigate the visual impact of the commercial operations yard. Please submit a revised site plan that specifies the following: a. The total number of trees installed along the perimeter of the commercial operations yard (see Exhibit 1) shall equal the total number of trees required for screening of a commercial operations yard per Section 19.90.010 (attached Exhibit 3) multiplied by two (2). b. The total number of shrubs installed along the perimeter of the commercial operations yard (see Exhibit 1) shall equal the total number of shrubs required for screening of a commercial operations yard per Section 19.90.010 (attached Exhibit 3) multiplied by two (2). The perimeter of the commercial operations yard shall be landscaped with shrubs along one hundred percent (100%) of the north, east and west sides of the commercial operations yard. c. No additional vehicle use area landscape yard landscaping requirements are applicable along the north, east and west sides of the commercial operations yard.

3. The proposed site plan shall be modified to specify that when the additional parking areas west and north of the building are constructed, the existing parking lots (parking lot A and B on the attached Exhibit 1) shall be modified to meet the required vehicle use area setbacks from the east and south street lot lines (17-foot setback required).

4. The proposed site plan shall be modified to allow for vehicular access connection between parking lot areas E and D, and E and A. Please refer to the attached Exhibit 1.

The following comments are provided for your information. Comments 5-6 will need to be addressed during formal building permit review phase for any future development on Lot 1, or building renovation, building addition, or building construction on the Lot 2:

5. The following stormwater management and watemain construction comments need to be addressed (please refer to the attached Exhibit 4): a. A drainage easement is needed over Lot 1 for the benefit of Lot 2 for an existing storm sewer located along the southerly part of the lot. b. Please note that the stormwater management easement will be needed over Lot 1 and/or Lot 2 when future development/expansion occurs. c. Please advise if an adequate watermain size and pressure is available for all water needs, including fire protection.

1600 Fleetwood Drive October 10, 2017 Development Application – Planned Development as a Map Amendment Page 3

6. Please note the attached letter dated October 4, 2016 to Michael J. Androwich, Principal, Midwest Industrial Funds.

Please submit the revised plans and any other necessary documents addressing comments 1-4 listed above for staff to continue to review and process your development application. Please note that additional comments may be generated following the review of the additional information requested and revised plans. The municipal code is available online at: http://www.sterlingcodifiers.com/codebook/index.php?book_id=524

If you have any questions regarding any of the comments listed above, you may contact me directly at 847.931.5943 or via email at [email protected].

Sincerely,

Damir Latinovic Senior Planner

CC: Marc Mylott, Director of Community Development, City of Elgin William Cogley, Corporation Counsel, City of Elgin

Att.

150 Dexter Court, Elgin, IL 60120 847-931-6001 www.cityofelgin.org

TMA ▪ ▪

B E R K L E Y S T R E E T ■ 1707 Shermer Road Suite 205 Northbrook, Illinois 60062

1570.27' N 89°23'24" E 224 383 0300 phone 224 383 0301 fax 530.00' COMMERCIAL OPERATIONS YARD LANDSCAPING 1,040.27' COMMERCIAL OPERATIONS YARD LANDSCAPING 18.1' 18.2' 9

© COPYRIGHT 2017 -ALL RIGHTS RESERVED. PROPOSED TRAILER DROPS 54 49 18 This document is the property of Timothy Morgan Associates and no part herein shall be used or reproduced whether in 55.0' hard copy or machine format except for this specific project without the express written consent of Timothy Morgan Associates. 49 49 10' PROPOSED DETENTION POND PROPOSED TRAILER DROPS 54 AREA = 46,609± S.F. (1.07± ACRES) TYP. 55.0'

COMMERCIAL OPERATIONS YARD LANDSCAPING COMMERCIAL OPERATIONS YARD LANDSCAPING 1301 W. 22nd Street, Suite 711 Oak Brook, IL 60523 Tel: 630/230-6354 LOT #2 EXISTING BUILDING LOT#1 www.midwestindustrialfunds.com 318,019± S.F. 626,681± S.F. 80.7' PROPOSED 202 PARKING STALLS PROPOSED TRAILER/DOCK IMPERVIOUS AREA = 149,641 S.F. IMPERVIOUS AREA = 71,925 S.F. 8 PARKING STALLS 22 19.0' 8 36 PROPOSED 109 PARKING STALLS 22.0'

IMPERVIOUS AREA = 33,448 S.F. RETAINING WALL RETAINING WALL RETAINING WALL RETAINING WALL 9' 60.0' PROPOSED 17 EXTERIOR RECESS DOCKS SPACED 14'-0" O.C. PROPOSED 15 EXTERIOR RECESS DOCKS SPACED 14'-0" O.C. TYP. 21 19.0'

6' 21 30 19.0' 22.0' 38.0' 22.0' 19.0'

13.3' 60.0' 822.0' 120.0' 18.0' 600.11' N 00°10'04" E 600.07' N 00°10'04" E 1.0' 10.2' 600.15' S 00°36'03" E

EXISTING BUILDING COVERAGE 19.0' 22.0' 19.0' 236,736± S.F. S H E P A R D D R I V E

S E C O N D S T R E E T EXISTING WAREHOUSE 9' TYP. CITY / OWNER REQUESTED REVISIONS

2 EXISTING 10/30/17 INTERIOR

C1 1

TRUCK No. DATE REVISION DESCRIPTION DOCKS D.I.D. 7

6 6 EXISTING INTERIOR TRUCK DOCKS EXISTING (2-STORY) OFFICE 18.0' 19.0' 22.0' 19.0' 10' EXISTING 13 PARKING STALLS 9' TYP.

530.00' 1,048.31' 18.6' 18.2' 1578.31' S 89°23'41" W

EXISTING 12 PARKING STALLS IMPERVIOUS AREA = 5,531 S.F. F L E E T W O O D D R I V E

NORTH 1 ILLUSTRATIVE SITE PLAN - SCHEME 'C' C1 Scale: 1" = 60'-0" 0 20 40 80 120 160 FEET

WAREHOUSE

SITE DATA SITE / BUILDING DATA - LOT #1 HALL STAIR ZONING: GENERAL INDUSTRIAL (GI) BUILDING (EXISTING) FLOOR AREA: WAREHOUSE OFFICE - FIRST FLOOR 11,013± STORAGE SITE AREA: OFFICE - SECOND FLOOR 9,527± 50'-0" x 25'-0" BUILDING LOT #1 (EXISTING) 626,654± S.F. WAREHOUSE 225,723± OFFICE OFFICE OFFICE OFFICE LOT #2 318,051± S.F. TOTAL BLDG. AREA = 246,263± GROSS S.F. TOTAL SITE AREA = 944,705± S.F. BREAK RM. 24'-5" x 11'-10" 9'-7"x11'-10"9'-5"x11'10" PARKING SPACE REQUIREMENTS: 25'-5" x 25'-10" LOT #1 STALL SIZE: 9'-0"W x 18.5'L MIN. BUILDING LOCAL STREET SETBACK: AISLE WIDTH: 22'-0" MIN. WAREHOUSE [(ZLA-40,000)x0.000010658]+25 ≈ 30'-10 1/2" BREAK RM. OFFICE OFFICE OFFICE OFFICE BUILDING INTERIOR SETBACK: PARKING REQUIRED: 12'-1" x 11'-1" 12'-1" x 11'-1" 9'-7"x11'-1" 18'-9" x 11'-1" 15'-9" x 25'-10" [(ZLA-40,000)x0.000004633)+20 ≈ 22'-4 1/4" OFFICE (4 stalls/1,000 sf) 82 STAIR PARKING STREET SETBACK: WAREHOUSE (1 stall/1,000 sf) 226 [(ZLA-40,000)x0.000003475]+15 ≈ 16'-9 1/8" TOTAL PARKING REQUIRED 308 KITCHENETTE PARKING INTERIOR SETBACK: [(ZLA-40,000)x0.000004402]+6 ≈ 8'-4 1/4" PARKING PROVIDED: 20'-2" x 6'-1" GENERAL OFFICE OFFICE RECEP. JAN. WAITING MAX. FLOOR AREA: EXISTING: 25 64'-6" x 34'-7" 12'-2" x 9'-7" 12'-2" x 9'-7" AREA [(ZLA-40,000)x0.5963]+40,000 = 389,821.8 S.F. PROPOSED (stall size 9'x18.5'): 319 (incl. 8 h.c.) STAIR PACKING MAX. BUILDING COVERAGE: TOTAL PARKING PROPOSED 344 14'-1" x 18'-4" 65'-3" x 49'-7" W. M. [(ZLA-40,000)x0.4982]+28,000 = 317,103.1 S.F. INTERIOR TRUCK DOCKS (EXISTING): 10 DETENTION AREA REQUIRED: EXTERIOR TRUCK DOCKS (PROPOSED): 32 229,502 (proposed "new" impervious area) X 0.2 = DRIVE-IN-DOORS (EXISTING): 1 T. 45,900 S.F. TRAILER DROPS (PROPOSED): 108 OFFICE OFFICE CONF. OFFICE CONF. RM. 19'-11" x 14'-6" 19'-0" x 14'-6" 9'-7"x14'-6" 19'-1" x 14'-6" 19'-1" x 14'-6"

OFFICE DETENTION AREA PROPOSED = 46,609 S.F. DRAWING TITLE: ILLUSTRATIVE SITE PLAN - SCHEME 'C' 19'-6" x 9'-3" INTERIOR 'PARKING' LANDSCAPE YARD REQUIREMENTS: DATE: MIN. 5% OF TOTAL VEHICLE USE AREA STAIR MIN. 250 sf IN AREA PER EACH SEPARATE 20,000 sf OF PARKING AREA PROJECT No.:

NORTH SHEET No.: 2 FIRST FLOOR OFFICE PLAN C1 Scale: 1/16" = 1'-0" 0 5 10 20 30 40 FEET

September 12, 2017

Mr. Pat Schaner Director of Finance Midwest Industrial Funds 1301 West 22nd Street, Suite 711 Oak Brook, Illinois 60523

RE: 1600 FLEETWOOD DRIVE ELGIN, ILLINOIS SPACECO PROJECT NO. 9201

Dear Pat,

As requested we have reviewed the automobile parking at the 1600 Fleetwood Drive facility.

Automobile parking is currently provided in 3 locations on the site. 81 stalls are provided in two parking lots at the southeast corner of the site and an additional 12 stalls are provided in a parking lot at the southwest corner of the building. A total of 93 stalls are currently provided on the site.

Per City Codes, parking shall be provided at the greater of either 1 stall per employee or 1 stall per 1,000 SF of building area. The existing building is approximately 247,180 SF; therefore 248 parking stalls would be required to be provided.

Stamar Packaging, the current building tenant, has indicated that they operate 1 shift of 30 employees from 7:30 am – 5:00 pm Monday through Friday. Per City code this would require at least 30 stalls be provided.

Based on the City Codes, 248 stalls would be required to be provided on the site. With 93 stalls currently being provided, there is a deficiency of 155 stalls to meet City Codes.

Given that only approximately 30 stalls are needed for the current tenant and that 93 stalls are provided, it is our opinion that adequate parking is provided for the current building use. If in the future the building use changes or the operations change that would result in additional parking stalls being required beyond what is provided currently, those stalls could be provided on vacant areas east and west of the building and those areas should be land banked in site plans for the site.

If there are any questions regarding our findings please do not hesitate to contact me.

Sincerely,

SPACECO, Inc.

Michael Mondus, P.E. Illinois Professional Engineer No. 062-052057 Executive Vice President

N:\PROJECTS\9201\DOCS\WORD\LTR.9201_Parking.MSM.091217

DRAFT ORDINANCE

PETITION 21-17 1600 Fleetwood Drive

This page has intentionally been left blank. DRAFT 11/06/2017 Ordinance No. xx-17

AN ORDINANCE RECLASSIFYING TERRITORY IN THE GI GENERAL INDUSTRIAL DISTRICT TO PGI PLANNED GENERAL INDUSTRIAL DISTRICT (1600 Fleetwood Drive)

WHEREAS, written application has been made to reclassify certain property located at 1600 Fleetwood Drive from GI General Industrial District to PGI Planned General Industrial District; and

WHEREAS, the zoning lot with the building containing the premises at 1600 Fleetwood Drive 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 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 GI General Industrial to PGI Planned General Industrial 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 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 PGI Planned General Industrial District the following described property:

Lot 1 (except the west 530.00 feet thereof) and Lot 2 in Burnbridge Bros. Industries Park, Unit No 1, Block C Subdivision of the southwest quarter of the northwest quarter of Section 22, Township 41 North, Range 8 East of the Third Principal Meridian in Kane County, Illinois.

(commonly known as 1600 Fleetwood Drive).

Section 3. That the City Council of the City of Elgin hereby grants the rezoning from GI General Industrial District to PGI Planned General Industrial District at 1600 Fleetwood Drive which shall be designed, developed, and operated subject to the following provisions:

A. Purpose and Intent. The purpose of the PGI Planned General Industrial District is to provide an alternate industrial environment for those industrial uses that do not require the location or environment of an ORI zoning district, subject to the provisions of Chapter 19.60 “Planned Developments” of the Elgin Municipal Code, as amended. A PGI zoning district is most similar to, but departs from the standard requirements of the GI zoning district.

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 PGI Planned General Industrial 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 PGI Planned General Industrial 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. PGI Planned General Industrial Districts should be located in substantial conformance to the official comprehensive plan. The amount of land necessary to constitute a separate PGI Planned General Industrial 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. No departure from the required minimum size of a planned industrial district shall be granted by the City Council.

F. Land Use. In this PGI Planned General Industrial 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 enumerated “land uses” [SR] shall be the only land uses allowed as a “permitted use” [SR] or as a “conditional use” [SR] in this PGI Planned General Industrial District:

1. Permitted Uses. Those land uses enumerated as permitted uses within the GI General Industrial District, Section 19.40.330 A., Land Use, of the Elgin Municipal Code, as it may be amended from time to time.

2. Conditional Uses. Those land uses enumerated as conditional uses within the GI General Industrial District, Section 19.40.330 B., Land Use, of the Elgin Municipal Code, as it may be amended from time to time.

3. Similar Uses. Those land uses enumerated as similar uses within the GI General Industrial District, Section 19.40.330 C., Land Use, of the Elgin Municipal Code, as it may be amended from time to time.

G. Site Design. In this PGI Planned General Industrial 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, Section 19.40.335 “Site Design” for GI General Industrial District, of the Elgin Municipal Code, as amended, except as provided within this section, and shall be in substantial conformance with the following documents:

e. Letter from Midwest Industrial Funds regarding 1600 Fleetwood, Elgin – Planned Development as a Map Amendment, dated October 31, 2017; f. Alta/ACSM Land Title Survey, prepared by Gremley & Biedermann, dated August 11, 2015; g. Illustrative Site Plan – Scheme ‘C’, Sheet C-1, prepared by Timothy Morgan Associates LLC, dated September 14, 2017, last revised October 30, 2017; h. Building Plan, Sheet MK1.0, prepared by DesignHouse Architecture Inc., dated August 31, 2017; i. First Floor Office Plan, Sheet MK1.1, prepared by DesignHouse Architecture Inc., dated August 31, 2017; and j. Second Floor Office Plan, Sheet MK 1.2, prepared by DesignHouse Architecture Inc., dated August 31, 2017.

2. A departure is hereby granted to construct a commercial operations yard in the street yard north of the building in substantial conformance to the Illustrative Site Plan – Scheme ‘C’, Sheet C-1, prepared by Timothy Morgan Associates LLC, dated September 14, 2017, last revised October 30, 2017.

3. A departure is hereby granted to screen the commercial operation yard with a fence other than a six-foot high solid fence. A six-foot high, open-design decorative aluminum fence shall be installed in the street yard to enclose and screen the proposed commercial operations yard located in the street yard north of the building in substantial conformance to the Illustrative Site Plan – Scheme ‘C’, Sheet C-1, prepared by Timothy Morgan Associates LLC, dated September 14, 2017, last revised October 30, 2017.

4. A departure is hereby granted to install a six-foot high, open-design decorative aluminum fence in the street yard along Berkley Street in substantial conformance to the Illustrative Site Plan – Scheme ‘C’, Sheet C- 1, prepared by Timothy Morgan Associates LLC, dated September 14, 2017, last revised October 30, 2017.

5. When the proposed commercial operations yard is constructed in the street yard north of the building, the applicant shall install the landscaped screening for the commercial operations yard as follows: a) The total number of trees installed along the perimeter of the commercial operations yard shall equal the total number of trees required for screening of a commercial operations yard per Section

19.90.010 of the Elgin Municipal Code, as amendment, multiplied by two (2). b) The total number of shrubs installed along the perimeter of the commercial operations yard shall equal five (5) shrubs for each ten (10) feet of the perimeter of the commercial operations yard. The perimeter of the commercial operations yard shall be landscaped with shrubs along one hundred percent (100%) of the north, east and west sides of the commercial operations yard. c) The landscaped screening of the commercial operations yard shall meet all other landscaping requirements for a commercial operations yard per Section 19.90.010 of the Elgin Municipal Code, as amended. d) The above listed landscape screening requirements shall satisfy the vehicle use area landscaping requirements adjacent to the commercial operation yard listed in Section 19.12.720 “Landscape Yards” B. 3. a. and Section 19.12.720 “Landscape Yards” B. 3. b. of the Elgin Municipal Code, as amended.

6. Compliance with all applicable codes and ordinances.

H. Off Street Parking. In this PGI Planned General Industrial 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 departure is hereby granted to permit a total of 93 parking spaces on the property for the existing distributor of packaging and shipping supplies use on the property.

demand in substantial conformance to the Illustrative Site Plan – Scheme ‘C’, Sheet C-1, prepared by Timothy Morgan Associates LLC, dated September 14, 2017, last revised October 30, 2017.

I. Off Street Loading. In this PGI Planned General Industrial 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 PGI Planned General Industrial District, signs shall be subject to the provisions of 19.50 “Street Graphics”, of the Elgin Municipal Code, as amended.

K. Nonconforming Uses and Structures. In this PGI Planned General Industrial 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 PGI Planned General Industrial 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 PGI Planned General Industrial 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 PGI zoning district.

N. Conditional Uses. In this PGI Planned General Industrial 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 PGI zoning district.

O. Variations. In this PGI Planned General Industrial District, variations shall be subject to the provisions of Chapter 19.500 “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 PGI 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.

s/ David J. Kaptain, Mayor

Presented: Passed: Omnibus Vote: Yeas: Nays: Recorded: Published:

Attest:

s/ Kimberly Dewis, City Clerk

November 6, 2017

MAP AMENDMENT REVIEW AND WRITTEN FINDINGS & RECOMMENDATION OF THE COMMUNITY DEVELOPMENT DEPARTMENT

Community Development Department City of Elgin, Illinois

OVERVIEW

Brooktree Woodstock IL, LLC, as applicant, and International Teams an Illinois not for profit, as property owner, are 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. Staff recommends approval of the application, subject to the conditions outlined at the end of this report.

GENERAL INFORMATION

Petition Number: 22-17

Requested Action: Map 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

Map Amendment Community Development Department Petition 22-17 November 6, 2017

LIST OF EXHIBITS

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 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.

Figure 1: Aerial map of the property with zoning information overlaid.

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The 3.58-acre subject property, zoned PGI Planned General Industrial District, 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 G14-98. 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 the access driveway to 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 map amendment 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.

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Figure 2: Birdseye 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 who will 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 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 is intended to ensure that the demand for parking spaces did not exceed the existing 82 parking spaces on site.

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Parking The parking requirement for a typical 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. 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 recommends 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. Additionally five evergreen trees (arborvitae) would be installed along the south property line and five evergreen trees (arborvitae) would be installed along the west property line (adjacent to 422 Ranch Road property). The proposed fence will extend to Federation Place along the west property line, and will include a gate across the access driveway to Federation Place. The Federation Place access driveway

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will be used only for emergency and service (trash pick-up) use. No other changes are proposed to the exterior of the site.

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 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.

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 3½ 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 this impact study is provided with the development application.

Several residents of Riverside Manor, the neighborhood located immediately 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

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property was rezoned to GI, General Industrial District as part of the comprehensive amendment to the zoning ordinance.

In 1998, the city rezoned the property to PGI Planned General District by Ordinance G14-98 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 West 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, 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.

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,

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health, social, religious, and transpiration services to the community on a for-profit or on a not-for-profit basis.

E. Trend of Development. The subject property is located along the W. River Road and I-90 Tollway. Over the years, non-residential properties along W. River Road developed with the community facilities including the 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.

STANDARDS FOR MAP AMENDMENTS AND PLANNED DEVELOPMENTS

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 for its patients.

There are no significant natural features including topography, watercourses, vegetation, and existing improvements that would have a negative impact on the proposed development.

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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.

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 Place. The west driveway to Federation Place will only be used for service and emergency uses, 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.

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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 overlap between the shifts. And, the applicant has agreed to provide service to a maximum of 28 patients not staying at the hospital 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 recommends 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.

Findings. This standard is not applicable. The property has been improved since 1979 and is currently still occupied by International Teams headquarters.

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

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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.

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 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 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.

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 transpiration 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

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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.

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 and east 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.

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ADDITIONAL STANDARDS FOR PLANNED DEVELOPMENTS

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 a desirable screening of the fence and increase the amount of vegetation on the 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.

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 is 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

- 13 - Map Amendment Community Development Department Petition 22-17 November 6, 2017

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

The applicant is requesting the following departures from the requirements of the zoning ordinance:

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 parking demand generated by the proposed use:

- 14 - Map Amendment Community Development Department Petition 22-17 November 6, 2017

a. The maximum the 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 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 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.

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.

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.

COMMENTS FROM OTHER CITY DEPARTMENTS

- 15 - Map Amendment Community Development Department Petition 22-17 November 6, 2017

1. Fire Department Comments that materially affect the site and/or building plans No comments.

Comments that will be addressed during the Plan Review/Permitting process The existing building has a sprinkler system and a fire alarm system. Any proposed changes to the sprinkler and/or the alarm system will require a formal submittal of plans for a permit.

2. Community Development – Building and Development Division Comments that materially affect the site and/or building plans No Comments.

Comments that will be addressed during the Plan Review/Permitting process No Comments.

3. Neighborhood Services Department – Public Health Division Comments that materially affect the site and/or building plans No Comments.

Comments that will be addressed during the Plan Review/Permitting process A separate food handling license will be required for the kitchen facility on site. The kitchen facility will require an inspection and approval from the City of Elgin Health Division prior to the issuance of the Certificate of Occupancy.

4. Neighborhood Services Department – Code Enforcement Division Comments that materially affect the site and/or building plans No Comments.

Comments that will be addressed during the Plan Review/Permitting process No Comments.

5. Public Works - Engineering Division Comments that materially affect the site and/or building plans No Comments.

Comments that will be addressed during the Plan Review/Permitting process There is an existing water line servicing the building running from the south end of the building to the main in Ranch Road. The applicant shall call J.U.L.I.E. to identify the exact

- 16 - Map Amendment Community Development Department Petition 22-17 November 6, 2017

location of the water service line prior to the proposed fence installation along the south property line.

6. Police Department Comments that materially affect the site and/or building plans No Comments.

Comments that will be addressed during the Plan Review/Permitting process No Comments.

7. Public Works – Parks and Open Space Maintenance Comments that materially affect the site and/or building plans No Comments.

Comments that will be addressed during the Plan Review/Permitting process Not Applicable.

8. Water Department Comments that materially affect the site and/or building plans No Comments.

Comments that will be addressed during the Plan Review/Permitting process The applicant was made aware that there is an existing chain link fence on the water filtration plant property along the east lot line of the subject property. However, the chain link fence is not located directly on the property. The fence is set-back several feet east of the shared property line. The location of the shared property line shall be verified during the fence installation so that the proposed fence along the east property line is installed on the subject property and not on the city property.

ADDITIONAL PERMITS/APPROVALS REQUIRED

The applicant is proposing only minor interior renovations and do es not require a building permit. The applicant will be required to obtain a permit from the City of Elgin Health Division for a food handling license for the existing kitchen. The applicant will have to obtain a fence permit prior to the installation of the fence. The applicant will have to obtain a certificate of occupancy from the City of Elgin prior to start of operation.

- 17 - Map Amendment Community Development Department Petition 22-17 November 6, 2017

RECOMMENDATION

The Community Development Department recommends approval of Petition 22-17 for a planned development as a map amendment from PGI Planned General Industrial District to PCF Planned Community Facility District, 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, 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. 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.

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).”

- 18 - Map Amendment Community Development Department Petition 22-17 November 6, 2017

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.

- 19 - Map Amendment Community Development Department Petition 22-17 November 6, 2017

8. Compliance with all applicable codes and ordinances.

Respectfully Submitted,

Damir Latinovic, AICP Senior Planner Community Development Department

- 20 - Airport Rd

I-90W To IL 31N I-90

I-90E From IL 31N90 Subject Property ¦¨§ Petition 22-17

I-90E To IL 31N River Rd

Federation Pl

Ranch Rd

Tyler Ln

Wauchope Dr

EXHIBIT A Aerial/Location Map . 0 40 80 160 240 320 Map prepared by City of Elgin Feet Department of Community Development AB PGI I-90E To IL 31N CF Airport Rd I-90W To IL 31N

Subject Property I-90E From IL 31N ¨§I-9090 Petition 22-17 ¦ River Rd CF

Federation Pl

PrivateRd PGI GI TFR Legend RC1 Residence Conservation 1 RC2 Residence Conservation 2 RC3 Residence Conservation 3 PRC Planned Residence Conservation SFR1 Single Family Residence 1 Ranch Rd PSFR1 Planned Single Family Residence 1 SFR2 Single Family Residence 2 PSFR2 Planned Single Family Residence 2 TRF Two Family Residence PTRF Planned Two Family Residence MFR Multiple Family Residence PCF PMFR Planned Multiple Family Residence RB Residence Business PRB Planned Residential Business

Wauchope Dr NB Neighborhood Business Tyler Ln PRC PNB PlannedSFR1 Neighborhood Business AB Area Business Richard Rd PAB Planned Area Business CC1 Center City 1

CC2 Center City 2 HillsideRd PCC Planned Center City ORI Office Research Industrial Lake Plz Rd PORIUniversity Planned Dr Office Research Industrial GI General Industrial PGI Planned General Industrial PCFCI Commercial Industrial CF Community Facility PCF Planned Community Facility Hazel Dr BaysideRd EXHIBIT B Zoning Map .

Map prepared by City of Elgin 0 60 120 240 360 480 Department of Community Development Feet River Rd Subject Property 411 W River Rd. Petition 22-17

Federation Pl

0602402010

EXHBIIT C Parcel Map ¯ City of Elgin 0 20 40 80 120 160 Department of Community Development Feet EXHIBIT D SITE LOCATION 411 W. River Road Petition 22-17

3D Aerial View from the North

3D Aerial View from the South EXHIBIT D SITE LOCATION 411 W. River Road Petition 22-17

Front (South) Elevation along Fleetwood Drive

Front entrance (to middle part of the building) – East Elevation EXHIBIT D SITE LOCATION 411 W. River Road Petition 22-17

Residential (dormitory) southern portion of the building EXHIBIT D SITE LOCATION 411 W. River Road Petition 22-17

West elevation at Federation Place EXHIBIT D SITE LOCATION 411 W. River Road Petition 22-17

North elevation (view) from W. River Road EXHIBIT D SITE LOCATION 411 W. River Road Petition 22-17

View from (the south) Ranch Road EXHIBIT D SITE LOCATION 411 W. River Road Petition 22-17

Summit School at 331-333 W. River Road

Providence Baptist College at 345 W. River Road

APPLICATION, STATEMENT OF PURPOSE AND CONFORMANCE & ATTACHEMENTS

PETITION 22-17 411 W. River Road

This page has intentionally been left blank.

EXHIBIT A

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.

L:\2017 Real Estate\Brooktree Health\LEGAL.wpd

PLANNED DEVELOPMENT STANDARDS

I. Site Characteristics. The Subject Property is suitable for the planned development proposed in this Application. The size, shape and existing improvements are adequate for the proposed use.

II. Sewer and Water. Adequate water and sanitary treatment already serve the existing structures on the Subject Property. Storm water control is currently handled by on-site detention and connections to existing storm sewers and no additions by reason of the proposed development are anticipated.

III. Traffic and Parking. Vehicle access to the existing site via Federation Place will be limited to emergency and service uses. All other vehicular access shall be by way of West River Road, which is a non-residential collector street. Access to the Subject Property is across the Northern Illinois Gas Company property by way of an easement agreement. Parking provided on-site meets the City’s requirements for office and dormitory spaces.

IV. Zoning History. The present zoning for the Subject Property is PGI, Planned General Industrial District, and is used by International Teams for its current program. The proposed use by applicant requires PCF Planned Community Facility zoning, which is consistent with the property immediately adjacent to the Subject Property on the east, which is owned by the City of Elgin and used for a municipal water plant.

V. Surrounding Land Use and Zoning. The surrounding zoning and land use to the east of the Subject Property includes Planned Community Facility and General Industrial zoning for the existing uses along West River Road. Zoning and land use to the south and west is residential. To the north of the Subject Property is the Illinois Toll Highway and the Northern Illinois Gas Company pipeline.

VI. Trend of Development. Given that the Subject Property is accessed off West River Road and fencing will be installed on the perimeter of the Subject Property, thereby separating it from the residential area to the south and west, the planned development for the Subject Property is consistent with the existing uses of the properties facing West River Road.

VII. Planned Development Districts. The proposed use of the Subject Property is in conformity with the provisions of the purpose and intent and the location and size of a planned zoning district.

VIII. Comprehensive Plan. The proposed use of the Subject Property is in conformity to the goals, objectives and policies of the official comprehensive plan.

IX. Natural Preservation. This provision is not applicable to the Subject Property.

X. Internal Land Use. The proposed use of the Subject Property shall have no undue detrimental influence on the surrounding property as it is virtually removed from the residential neighborhood by reason of the proposed fencing and gating of the access point on Federation Place, thereby becoming a property located, and consistent with the existing uses, on West River Road.

L:\2017 Real Estate\Brooktree Health\PLANNED DEVELOPMENT STANDARDS.wpd Estimation of Number of Staff This chart represents an estimation of the number of staff throughout the day depending on the census of clients at the facility. It accounts for shift changes when there is a need for parking for incoming staff as well as those who have not yet left. The staff includes registered nurses on 12 hour shifts with 24 hour coverage. Technicians (safety and therapy) work on 8 hour shifts with 24 hour coverage. Office staff (Directors, managers and receptionsits) typically work 9AM‐5PM. Cleaing staff will typically come betweeen 6:15‐9PM. Please note, clients will NOT be coming for therapy and then leaving afterwards. Clients reside on campus. Most importantly almost NONE of our clients will be parking on campus as we will be transporting them on and off the campus at the start and finish of their period of treatment so even though our table accounts for the current zoning ratio of 1 parking spot for every 2 patients, 1 parking spot for every 9‐10 patients would make more sense. Please note that the number of staff and patients will not exceed the need for 80 parking spots at any time during the day and for most of the day will be significantly less.

Residents 6‐6:15 AM 6:15‐9AM 9AM‐2PM 2‐2:15PM 2:15‐5PM 5PM 6‐6:15PM 6:15‐10PM 10‐10:15PM 10:15 PM‐6 AM 20 6 4 14 18 14 4 6 9 6 4 40 12 7 17 21 17 7 12 12 12 7 60 18 10 20 24 20 10 18 15 18 10 80 24 13 23 27 23 13 24 18 24 13 100 30 16 26 30 26 16 30 21 30 16 Submitted via email on September 26, 2017

Attached is the plat with the plat with the fence locations. As per your comments we have asked the company to modify the project so the fence along the north end (Orange is the 6' hg PVC, purple is the 4' hg Aluminum). I have also attached pictures of the type of fencing we will be using (For the 6 ft pvc fence we are leaning towards white but are open to other colors that can meet our design needs as well as the city's)

I have also attached the floor plan. As we mentioned we will not be doing major renovations besides cosmetic upgrades.

The "training building" will be used for communal activities. On the first floor, the "Chapel" room will be used for therapies like yoga or meditation room and the lounge and dining room will be used as larger meeting areas. The kitchen will be initially used for staging meals that are brought in from outside caterers. As our census grows we intend to utilize it fully.

On the second floor, the 10 classrooms will be used for group therapies and classes. The auditorium will be used for larger group activities (movies, guest speakers etc)

The front of the "office building" will be used for reception and security. The first-floor offices will be used for clinical staff as private office space and to provide 1 on 1 private therapy. The second-floor offices will be used by clinical and executive staff. 223 will most likely be a staff lounge and 220 is a copy room.

The residential units will house our clients. The units will be divided by gender as well as level of care. The room labeled "child care" will be used as a nurse's station

Michael Turoff Business Development Coordinator Footprints to Recovery

Submitted via email on October 18, 2017

Therapeutic recreational activities will be decided on by the Executive Team with the input of programming staff. Some activities will include restaurant outings and seasonal outings in the outdoors. All residents will be transported to and from any off campus activities by staff which will have its own transportation vehicles/vans and patients will remain with staff until their return to campus, similar to a church group outing.

My client plans to utilize a private ambulance company for non-emergency transports, such as transfers to a higher level of care or transports to a hospital. The City emergency services would be used only for any emergency issues that might arise. The medical transport company they are currently talking to is Elgin Medi-Transport. Due to the type or environment expected on the site, they do not anticipate many issues could not be handled in house or with the private ambulance company.

As to the landscaping, my client just indicated that, if the requested zoning is approved, they are certain of purchasing the vacant lot adjacent to the site on the south side of Federation Place and would request that the need for landscaping adjacent to the fence be waived.

Bud Heimberg Huck Bouma PC

10/25/17

To whom it may concern,

In response to our neighbors’ inquiry, we would like to offer some clarification and transparency. Footprints Hamilton NJ was, and continues to be, an outpatient substance abuse treatment facility. In 2014, it was associated with a Sober Living Community on a non-profit basis to assure that its clients had a safe and sober living environment to reside in after receiving treatment at its outpatient program. The Sober living community was at an offsite location approximately 10 miles away from our facility. Therapeutic treatment only took place at the treatment facility and Sober coaches provided monitoring and drug free social interactions such as going to the movies, restaurants and AA meetings. Toward the beginning of 2014, due to the State of New Jersey’s broader interpretation of Residential Treatment, Footprints along with many other providers agreed to sever the relationship with sober living. It should be noted however that many States view this relationship as being tremendously beneficial to patients’ wellbeing and recovery, and in fact encourage it. At no time however, did our facility provide treatment beyond our licensing allowances.

In order to adhere to the State, and avoid appearing as an in-patient treatment center, Footprints terminated its association with the Sober Living Community. Throughout the process Footprints’ Hamilton NJ license remained current and there were no suspensions, revocations or lapses in coverage.

It is important to note that in the State’s closing statement they write that this agreement is not an indication of the validity of any claim in this case. Furthermore, the agreement stipulates, if the State changes its position and allows an outpatient facility to be associated with a sober living company, Footprints to Recovery would be allowed to do so in accordance with such change.

Footprints continues to be one of the premiere substance abuse treatment facilities in the Country. We pride ourselves in being leaders in the industry and always putting our clients first. We have most recently received the Joint Commissions National Quality Approval accreditation which is the gold standard in the industry. Should anyone have any further concerns or need clarification on any of these points, please feel free to reach out to Hirsch Chinn, CEO Footprints to Recovery

Regarding the Vernon Township article in the NJ Herald, the article merely mentions Yitzchok Rokowsky as a former owner of a property and has no implications or significance relating to Footprints To Recovery.

Sincerely, Hirsch Chinn CEO Footprints To Recovery

FootprintsToRecovery.com Corporate Office: 6311 W Gross Point Rd, Niles, IL, 60714

AN IMPACT STUDY FOR THE PENDING ZONING MAP AMENDMENT

FOR THE PROPERTY LOCATED AT:

411 WEST RIVER ROAD CITY OF ELGIN, ILLINOIS 60123

REQUESTED BY: BROOKTREETREE WOODSTOCK IL, LLC

DATE OF CONCLUSION: SEPTEMBER 28, 2017

PREPARED BY: PRICE APPRAISAL INCORPORATED 5 REVERE DRIVE, SUITE 430 NORTHBROOK, IL 60062 PriceAppraisal, Inc. Real Estate Appraisers and Consultants

October 23, 2017

Brooktree Woodstock, IL. LLC C/o Mr. Richard Heimberg HUCK BOUMA, PC 2425 Royal Boulevard Elgin, IL 60123

Re: 411 West River Road, Elgin, Illinois Zoning Map Amendment Proposed Behavioral Health Facility Brooktree Woodstock IL. LLC, (Anticipated Owner of Record)

Dear Mr. Heimberg:

At your request, we prepared a consulting study for the subject property regarding the pending Zoning Map Amendment Application identified with the referenced address of 411 West River Road, Elgin, Illinois. John Pogacnik, MAI and Michael A. Wolin, MAI inspected the property on September 28, 2017 and our conclusions are intended to comply with the requirements set forth under the Uniform Standards of Professional Appraisal Practice and we are not responsible for any unauthorized use of this report.

The Applicant, Brooktree Woodstock IL, LLC is proposing to permit and establish an extended stay residential treatment and behavior health facility on an irregularly-shaped parcel of land containing ±3.58 acres. The purpose of this impact study was to determine whether the requested rezoning from PGI Planned General Industrial District to PCF Planned Community Facility District for the operation of a program operated as Footprints to Recovery would have an adverse impact on surrounding properties. This parcel is currently improved with an owner occupied, office and dormitory building and includes ±82 parking stalls with an area for additional parking stalls available for future development if needed.

The Applicant, Footprints to Recovery Program is proposing to permit and establish a residential care and treatment facility at the referenced address and assuming the zoning change is approved, this Applicant would convert the current use into a Residential Care facility providing 24/7 care to clients with depression, anxiety, OCD and Co-Occurring Disorders including Substance Abuse, Eating Disorders, Trauma, etc and the clientele will be live in and out-patient clientele. The site is currently accessed by means of West River Road and Federation Place, both public streets otherwise serving the neighborhood east

5 Revere Drive, Suite 430•Northbrook, Illinois 60062•224.723.5500• (f) 224.723.5492•priceappraisalinc.com PriceAppraisal, Inc. Real Estate Appraisers and Consultants

Brooktree Woodstock, IL. LLC C/o Mr. Richard Heimberg October 23, 2017 Page ii and west and it is this Applicant’s intention to only use the River Road entrance, which crosses an existing Northern Illinois Gas Company easement pipeline right-of- way (NICOR) as its sole access and to gate off access from Federation Place which will only be available to service vehicles such as refuse and recycling pick-up. Non-emergency needs will be by means of private carriers that will use the West River Road entrance, which is not intended to be gated.

The Applicant will install a 6-foot vinyl fence on the east boundary line and 3 feet inside the south and west boundary lines of the Subject Property to Federation Place. Low landscaping will be installed on the outside of the 6 foot fence along the south and a portion of the west boundary lines. In addition, the Applicant will install security cameras on the outside at entrances to the facility to insure monitoring of people entering and exiting the facility and all entrance and exit doors will be accessible solely by key card entrance to insure only authorized individuals will be able to enter and exit the facility at any given time.

The subject is physically located so as to act as a buffer and transition between the existing neighborhoods to the south and the City of Elgin Water Treatment Facility to the immediate east. It is the purpose and intention of this Applicant that the installation of perimeter fencing and the security gate at the Federation Place entrance virtually removes the subject from the residential area and establishes the subject as a non-residential parcel.

The Footprints to Recovery Program is designed to treat individuals struggling with a variety of behavioral health issues, including but not limited to depression, anxiety, substance abuse and trauma and is considered a voluntary program, meaning that each client participating has made a personal and financial commitment to improve their life and is actively in pursuit of a more meaningful life.

It is the Applicant’s intention that clients will participate in individual and group counseling, as well as therapeutic activities and to provide a continuum of care from the time of admission to the Residential Program through completion of the existing furnished apartments on site.

12120Z10232017(1) PriceAppraisal, Inc. Real Estate Appraisers and Consultants

Brooktree Woodstock, IL. LLC C/o Mr. Richard Heimberg October 23, 2017 Page iii

Currently, this improvement includes 15 fully furnished apartments with 10-3 bedroom units, 4-4 bedroom units and 1-1 bedroom unit located along the furthest southern portion of the structure.

The proposed Program will offer services to help men and women recover from behavioral issues and will assist them in returning to be contributing members of society. In the Residential Treatment Center, housing, meals, programming and therapeutic and psychiatric services will be offered on-site. Stringent admission criteria will be in place to ensure each client best fits the program and the anticipated criteria will include 1) ambulatory and capability of self-rescue, 2) the client will not need mechanical or chemical restraints at any time and 3) the client will not have a previous history of arson or other forms of violence.

It is the intention of the Applicant to use private ambulance services, unless in life- threatening emergency, so as not to over burden the City of Elgin fire and ambulance services. In addition, this Program will offer 24 hour nursing care.

Assuming this Application is approved and based on these expectations, the Applicant plans to employ ±20 staff members working 9am to 5pm and ±30 staff members working three (3) eight hour shifts-including but not limited to Executive Staff and other professionals and ancillary staff. In addition, the Applicant intends to have 24 hour on-site nursing care and anticipates holding job fairs and recruiting from the local population where possible. Day to day operations of the Program will include a leadership team consisting of an Executive Director, Medical Director and Clinical Director whom will be responsible to ensure the facility is operating to its fullest capabilities at all times and will provide direction and supervision to the staff at this location.

Based on documents provided by the Applicant’s representatives and Counsel (assumed accurate), the proposed plan includes a use to allow a residential care facility focusing on behavioral health treatment and individual treatments for persons suffering from mental health issues.

Brooktree Woodstock IL. LLC is a rehabilitation center providing an individualized and holistic treatment approach and prepares clients for a long-term healthy lifestyle utilizing individual counseling sessions, family therapy groups and the development of a personalized continuing care plan. The staff of skilled and dedicated professionals

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Brooktree Woodstock, IL. LLC C/o Mr. Richard Heimberg October 23, 2017 Page iv creates a therapeutic and supportive environment where individuals can feel safe and comfortable enough to begin the road to recovery. Brooktree Woodstock IL.LLC is inclusive by nature, welcoming all persons regardless of age, race, gender, national origin, religion or sexual orientation.

The Applicant’s admission process with a maximum number of 94 clients will be structured to minimize the reluctance and anxiety people feel when they contemplate a step as beginning their path to recovery. Choosing a rehabilitation facility can be a daunting process and the Applicant will assist clients in obtaining all the information they need to make a good decision, with the goal being a successful recovery that works at first contact. Patients will begin with a confidential phone interview with one of Brooktree’s Woodstock IL, LLC admissions counselors plus any necessary physical tests at the doctor’s office. The pre-admission assessment will help Brooktree’s professional staffing gain an understanding of the specific situation and treatment needs of a potential client. With a better understanding of a client’s history, the client’s physical and emotional health and the precipitating factors that led them to Brooktree’s Woodstock Health Services will be better able to determine where to begin on the road to recovery. In addition, this Program will be committed to helping local clients who do not need to reside on campus whom enjoy the benefits of this local resource while continuing to be able to maintain work and family life. Clients who meet the criteria and pass the screening could reside at home and join the regular day therapy and counseling sessions with the residential clients and the number of local participants who drive in for therapy will not exceed local zoning limits for parking concerns and will be limited not to exceed 28 to keep the client to staff ratio within industry leading standards and to maintain compliance with City parking regulations, while not knowing the number of non-resident clients from time-to- time of the number of residential clients who are allowed to have their cars on site will be limited to 23.

During the interview, Brooktree’s counselors will advise potential clients on payment options including insurance coverage and detail financial responsibilities to aid the admission process. The pre-admission interview also gives a potential client the opportunity to ask questions about treatment options, staff, facilities and what can be expected when a client moves forward with admission.

After discussions with Representatives of the Applicant and based on Brooktree’s experiences, the requirement of a Certificate of Need for this facility does not apply as Brooktree is not involved in the primary diagnosis of mental health, but is only involved in the treatment of individuals suffering with behavioral health issues.

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The Applicant intends to establish a residential treatment and program facility consisting of initial program typically ranging from ±21 to ±30 days, where individuals will be medicated in order to manage symptoms and depending on the clients insurance, then a step down program. After this initial treatment, clients will enter in-patient residential therapy treatment that typically ranges from ±21 to ±30 days and this therapy program will be for individual and group counseling and will focus on preparing clients to return to community based settings. The statement of Purpose and Conformance submitted by the client also includes out-patient treatment services.

Based on the listing sheet prepared by Premier Commercial Realty, the current listing broker, this property is currently improved with a 2 story with lower level facility containing ±52,000 square feet of building area. The buildings contains ±6,000 square feet of first floor area, ±6,000 square feet of second floor area, ±14,500 square feet in the training area and the 2 story residential building area containing ±12,250 square feet on each floor plus ±1,000 square feet of miscellaneous common area. Currently, this improvement includes 15 furnished apartments with 10-3 bedroom units, 4-4 bedroom units and 1-1 bedroom unit.

It is the Applicant’s intention to lease ±1.43 acres of land fronting along the parcel’s north lot line (River Road) from NICOR and the use of these premises will be strictly for landscaping (with no trees allowed) and for the asphalt paved driveway/parking lot with ±18 spaces as currently exists on the premises and a sketch of this leased area is included in the Site Data section of this report.

The Applicant as part of their renovation for the proposed use as a behavioral heath services center intends on completing the following leasehold improvements: 1) fencing to maintain the safety and privacy of all patients by installing a privacy fence surrounding the property; 2) The Applicant expects to enhance the existing landscaping; 3) The Applicant intends on cosmetic updating to the Residential Wing; 4) Currently, this facility includes ±40 office/ conference and miscellaneous rooms and it is the intention of this Applicant to renovate and update the offices, conference and miscellaneous ancillary rooms; and 5) The Applicant is intending to renovate the entire Training Wing.

The methodology employed in this report is based upon accepted practices of real estate profession and the specific techniques employed with an initial review of published literature revealed no articles pertaining directly to behavioral health rehabilitation facilities similar to that proposed for the subject property.

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Brooktree Woodstock, IL. LLC C/o Mr. Richard Heimberg October 23, 2017 Page vi

The accompanying report of which this letter is a part, describes the site, building improvements, pertinent data considered and discusses the methods used in reaching our conclusions. Neither the report, the materials submitted or our firm or individual names may be used in any prospectus or printed materials or to the public without the appraiser’s written permission and this report is made subject to the Statement of Assumptions and Limiting Conditions included in this report.

In our opinion and based on the following study and assuming the facility will be well managed and maintained, and the provided information by the Applicant is accurate in terms of the admission process, staffing, security protocol as well as other factors identified within this report are each accurate, we concluded there will be no detrimental impact for the surrounding uses caused from the pending Zoning Map Amendment applied for by this Applicant.

Respectfully submitted,

PRICE APPRAISAL INCORPORATED

John R. Pogacnik, MAI Michael A. Wolin, MAI, SRA IL State Certified General Real Estate Appraiser IL State Certified General Real Estate Appraiser License No. 553.000311 License No. 553.000553 Expires: September 30, 2019 Expires: September 30, 2019 Date Signed: October 23, 2017 Date Signed: October 23, 2017

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TABLE OF CONTENTS

 LETTER OF TRANSMITTAL  INTERNATIONAL TEAMS SELLER AND CURRENT OCCUPANT 1  COMPETENCY DISCLOSURE 1  PROPERTY HISTORY/OFFERING AND CONVEYANCE 2  PURPOSE, INTENDED USE AND INTENDED USER 2  SCOPE OF IMPACT STUDY 3  LEGAL DESCRIPTION 4  METROPOLITAN DATA 5  COMMUNITY DATA 7  FOOTPRINTS TO RECOVERY-ELGIN 14  ZONING 18  SITE DATA 22  IDENTIFICATION OF PROPERTY 31  NEARBY INPATIENT REHAB FACILITIES/RESIDENTIAL TREATMENT 49 FACILITIES  IMPACT STUDY PROCESS 51  IMPACT STUDY ASSUMPTIONS AND OBSERVATIONS 53  CONCLUSIONS 66  ASSUMPTIONS AND CONDITIONS 58  CERTIFICATION 70  QUALIFICATION OF APPRAISERS 71  ADDENDA 75

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INTERNATIONAL TEAMS- SUBJECT SELLER AND CURRENT OCCUPANT

Founded in 1960 by Kevin Dyer, International Teams is committed to seeing lives and communities transformed by the power of God. ITeams USA, headquartered in the Chicago area, is a global, evangelical organization that brings people together to help the oppressed. ITeams works primarily with the poor, the slave and the spiritually blind to provide access to food, freedom and forgiveness, using a community development approach that holistically blends evangelism and compassion.

Chicago Fellowship had its inception years ago when a small group of businessmen in downtown Chicago began meeting weekly for prayer, accountability and to support one another. Over the years, what began as a meeting of three to five men has become a weekly gathering of 80-100 men. In 2005, the group formalized into a 501 C (3) not-for- profit corporation and in that same year, the Board of Directors employed Ray Carter to help lead the Fellowship in accomplishing its two core goals. First, to help men find relationship with other men for the purposes of accountability and support in pursuing and living Biblical truth; second, to help men become informed, wise and generous stewards of their lives through participation in strategic acts of justice and compassion in the broken places of this world.

Though Chicago Fellowship challenges and encourages participants to be proactive in “doing justice and loving mercy” in today’s world, it is not a political action organization nor does it promote any particular political or social agenda. Furthermore, while the Fellowship encourages participants to be “hands on” and strategic in their service to others, no one will be required by the Fellowship to participate in any particular activity. While Chicago Fellowship will present various serving opportunities to Fellowship participants, we believe it is God alone who will show individual participants how He might best use them and their various gifts. We define an area where a measureable impact can be realistically seen.

COMPETENCY DISCLOSURE

From our understanding of the study to be performed, we are fully competent to perform the study because:

1. We have knowledge and experience in the nature of this assignment. 2. We performed the necessary steps appropriate in order to complete the impact study competently. 3. There is no lack of knowledge or experience that would prohibit this assignment to be completed in a professional competent manner or where an unbiased or misleading conclusion would be rendered.

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PROPERTY HISTORY/OFFERING AND CONVEYANCES

The subject went under contract on August 2, 2017 by and between International Teams, an Illinois not-for-profit corporation as the Seller and Brooktree Woodstock IL, LLC, an Illinois Limited Liability Company or its assignees as the Purchaser for a negotiated total consideration of $3,665,000 on an “as is” basis and included items identified as Exhibit “C” included in the Addenda with the Closing date yet to be determined. In addition, this purchase agreement stipulated the following:

Notwithstanding the foregoing, the Purchaser acknowledges that the Seller presently has a license from NICOR for use of the adjoining property and such license will terminate automatically upon closing. In addition, the purchaser shall have the sole discretion to determine whether or not it wishes to continue all or part of the license and to negotiate terms of a new license with NICOR and the Seller shall be solely responsible for the removing of the existing improvements in the licensed area and returning this licensed area to a condition acceptable to NICOR at closing.

In addition, this purchase is contingent on this property being used as a care/wellness center to support and/or treat struggling with various issues such as, but not lo limited to anxiety, depression, addiction to alcohol or other controlled substances, mental health and/or eating disorders, and trauma, and which treatment may include dispensing of medical drugs by a qualified medical professional without any conditions, restrictions or additional burdens. The property will also be used to house and care for adults in Residential, PHP and IOP Programs to allow for care as they build a solid foundation to re-engage in daily living without any conditions, restrictions or additional burdens within 180 days, plus two 30 day periods with an additional $20,000 deposit and if the permits have not been issued, the purchaser has the right to terminate this real estate contract and return of deposit.

Other than this transfer, we are unaware of any other transfers of ownership during the past 3 year period.

PURPOSE, INTENDED USE AND INTENDED USER OFTHIS STUDY

Specifically, the purpose of this Impact study is to ascertain if the pending Zoning Map Amendment as a behavioral health facility on the site will potentially have an adverse impact on surrounding parcels and will not be injurious to the use and enjoyment of other properties within the neighborhood. It is specifically understood in our analysis that the subject use will not be a drug rehab facility per se, but will be behavior health treatment facility. The intended use of this study is to provide an opinion for our client to

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Page 3 submit to the City of Elgin regarding this pending zoning application and the purpose of this consulting report is to determine whether the proposed facility will have a negative impact on the properties within the neighborhood. Intended users for our report are the stated client and the City of Elgin Planning and Zoning Department.

When a land use is proposed that is dependent on a zoning change, a Special Use and/or a Conditional Use must be requested from the prevailing government body as is the case for the subject property. It is important to consider the potential impact on other surrounding properties when considering a proposed zoning change and/or conditional use for a property.

The procedure followed in the analysis is generally as follows: 1) On-site inspections of the subject and the surrounding area was performed, 2) The accumulation and review of various documents including but not limited to drawings, ownership plats, aerial photographs, local and regional roadway maps, data on real estate transfers in areas proximate to operating recovery and rehabilitation facilities, the various studies performed by other experts retained in this matter, and other materials related to the topic of drug rehabilitation, 3) Telephone conferences with our client and their representatives, Counsel and consultants of the clients, as well as other experts in related fields.

SCOPE OF IMPACT STUDY

The scope of our impact study is understood that we will apply acceptable methods and techniques pertinent to the problem defined within this report. John R. Pogacnik, MAI and Michael A. Wolin, MAI inspected the subject site on September 28, 2017 and data obtained for the impact study is from sources deemed reliable (e.g., real estate brokers, township officials, property and public records, published sources, the Applicant, Counsel etc.), and was verified whenever possible. As part of this assignment, we reviewed the applicable zoning Ordinance and review of Applicant provided documents regarding this pending behavioral health facility.

The Scope of Work is defined as: The amount and type of information researched and the analysis applied in the assignment and includes but is not limited to the following:  The degree to which the subject property was defined:  The extent to which tangible property was inspected or observed.  The extent of data researched;  The type and extent of analysis applied to arrive at opinions or conclusions:

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The scope of work in this assignment included gathering data about the characteristics of the subject that are significant for the impact study and the impact on surrounding uses.

 The degree to which the subject is identified includes, but is not limited to information supplied by the Applicant, our client, review of public and county records, Counsel for the Applicant and other documents made part of this file.

The extent of data researched included but was not limited to: Information provided by our client, Assessor’s Records, Recorder of Deeds, Public Records, Sidwell Studio Maps, FEMA, Local Zoning, Illinois Information Services, local multiple listing services /MRED, Comps Info system, Inc. (CoStar) and local area brokers. The assignment conditions and other factors did not limit the extent of the research or analysis provided to such a degree that the resulting opinion and conclusion developed in this assignment are not credible in the context of the intended use.

To the best of my knowledge, the decisions made regarding any information either gathered or provided and procedures utilized are relevant to our client’s needs and requirements for the applied application pending before the City of Elgin.

LEGAL DESCRIPTION

The following legal description was abstracted from the provided purchase agreement and is assumed accurate, and we suggest this legal description be reviewed with legal Counsel prior to any conveyance of the property.

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METROPOLITAN DATA

The subject is located in Elgin, a western suburb of Chicago which acts as the center of the Chicago Primary Metropolitan Statistical Area (PMSA). A PMSA, as defined by the United States Bureau of Census, is a county or cluster of counties with a minimum population of one million people and is comprised of nine Illinois counties including Cook, De Kalb, Du Page, Grundy, Kane, Kendall, Lake, McHenry and Will. The Chicago-Gary-Kenosha Consolidated Metropolitan Statistical Area (CMSA) is comprised of the Chicago PMSA, the Kankakee PMSA in Illinois, the Kenosha PMSA in Wisconsin, and the Gary PMSA in Indiana. Chicago is the largest and most influential City in the Chicago-Gary-Kenosha CMSA. Chicago is the industrial center of the CMSA, and is the world’s largest producer of steel and machinery.

SUBJECT PROPERTY 411 W. River Road Elgin, Illinois

Population trends influence all types of property with an increase or decrease in population will influence employment, and income, which in turn affects demand for commercial and residential properties. The table on the following page summarizes population statistics for Chicago, Cook County, Lake County and the PMSA.

Although population growth in Chicago is projected to be stagnant through 2020 the Chicago PMSA is expected to grow significantly to ±9,045,500 by 2020. This growth rate exceeds the expected growth rate for Illinois, and reflects the trend of urban decentralization, which is a population shift from the urban core to surrounding communities. Population growth represents only one facet of an area’s vitality.

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The following table summarizes population statistics for Chicago and the PMSA.

2010 2020 % Change Area Census (Projected) 2010-20 Chicago 2,695,598 2,783,726 3.269% Cook County 5,194,675 5,615,278 8.097% Kane County 515,269 552,034 7.135% Lake County 703,462 806,779 14.687% Chicago PMSA 9,109,004 9,757,817 7.123%

Extensive entertainment, recreational, and cultural attractions have created a significant visitor industry. Chicago is well known for the Art Institute, Field Museum, Adler Planetarium, and Shedd Aquarium. The Chicago Symphony and Lyric Opera, as well as blues and jazz venues are regarded as among the best in the world.

The most popular visitor attractions in the Chicago area include Navy Pier, Lincoln Park Zoo, John G. Shedd Aquarium, Museum of Science and Industry, Art Institute of Chicago, Willis Tower Skydeck and Field Museum of Natural History. Other attractions include the Adler Planetarium, Chicago Symphony Orchestra, DuSable Museum, Museum of Broadcast Communication, and the Chicago Historical Society.

Chicago’s central national location, air accessibility, extensive convention facilities, hotel supply (approximately 33,000 rooms in the downtown area), and numerous entertainment attractions make it a leading city for conventions and trade shows.

Highway accessibility is significant for the health and vitality of an area. Eight major expressways serve Chicago, including the Kennedy Expressway (Interstate 90), the Eisenhower Expressway (Interstate 290), the Stevenson Expressway (Interstate 55), the Dan Ryan Expressway (Interstate 90/94), Interstate 57, Edens Expressway (Interstate 94), Bishop Ford Freeway (Interstate 94), and the Chicago Skyway (Interstate 90). All of these highways connect with the Tri-State Tollway (Interstate 294).

Chicago area has a strong and growing economy. This is demonstrated by population growth, increasing household income levels, and job creation. Chicago benefits from a central national location, which developed a strong transportation system. The economy of Chicago and real estate sectors specifically are expected to experience steady growth.

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COMMUNITY DATA

The purpose of an area analysis is to identify and evaluate the four basic forces that influence the value of real property. The four basic forces consist of environment, economic, social, and government influence. As a result of a proper analysis, a reasonable conclusion regarding the future values, demand, growth, etc. of a given area can be formulated.

SUBJECT PROPERTY 411 W. River Road Elgin, IL

The City of Elgin is located ±35 miles northwest of Chicago at the fringe of the metropolitan area and covers an area of ±33 square miles and bisected by part of the Fox River Valley area and is divided into three townships: Elgin, Dundee (Kane County) and Hanover (Cook County) with the eastern edge of the city in Cook County. The City of Elgin is bounded on the north by Max McGraw Wildlife Foundation and the community of Sleepy Hollow; on the east by the communities of Hoffman Estates, Bartlett and the Poplar Creek Forest Preserves, on the south by the communities of Bartlett, South Elgin and unincorporated raw land, and on the west by unincorporated raw land and the community of Gilbert.

As of 2013 (most recent), the City had a total population of ±110,145, making it the eighth-largest City in Illinois and according to the 2010 census, had a total area of ±37.7 square miles of which ±37.2 square miles is land and the balance is water. Elgin connects to Algonquin and Dundee to the north, and St. Charles, Geneva, and Batavia to the south by the Fox River Trail bike path.

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Elgin's downtown has been the center of city renovations and new developments with new townhouses, condominium towers, loft spaces, and art galleries opening in the last decade. In October, 2003 the Borden Public Library moved into a new, ±139,980 square foot building and in August, 2009, the City opened the first satellite branch, a ±10,000 square foot Rakow Branch situated on Elgin's West Side which was LEED registered and designed to be expandable up to ±30,000 square feet. Elgin opened the ±185,000 square foot Centre of Elgin recreation facility across the street from the library and in 2014 Elgin completed the CBD Streetscape Improvement Project and the Riverside Drive Promenade.

In the 1990s, Elgin became one of the few cities in northern Illinois to host a riverboat casino with the Grand Victoria Casino initially generating controversy, but went on to be a significant source of income for the City. The Grand Victoria Foundation, to which the casino had contributed in excess of $116 million, provides community grants to nonprofits in the city and in the years since, more casinos have opened in the area and the Grand Victoria Casino had seen attendance and revenue decline.

Elgin's city parks include ±112-acre Lords Park, which features the Elgin Public Museum and the ±121 acre Wing Park. The Centre of Elgin features an aquatic park, climbing wall and one of the largest municipal recreation centers in the US, while the Elgin Sports Complex on the city's southwest side offers ball fields, soccer fields and The Hill track complex hosting local, regional and national tournaments.

Although one of the largest and fastest-growing cities in Illinois, Elgin still retains some of the natural habitat diversity that first brought settlers to this area. On the east, the city borders the ±4,200-acre Poplar Creek Preserve maintained by the Cook County Forest Preserves which includes bike, hiking and equestrian trails. The Shoe Factory Road Prairie located in the preserve provides hill prairies for the region.

Elgin has three stations on Metra's Milwaukee District/West Line providing daily rail service between Elgin and Chicago at Union Station, National and Big Timber Road is the western terminus of this service. The Elgin Station Commuter Rail (Milwaukee District West) is ±7 minutes and 2.4 miles from the subject, while the Big Timber Road Commuter Rail Station (Milwaukee Line) is ±7 minutes and 2.6 miles from the subject.

Local bus service is provided by PACE (the Suburban bus provider of the Northeastern Illinois Regional Transportation Authority) which operates bus routes in the City, and most of the routes terminating at the Elgin Transportation Center downtown. Chicago O’Hare International Airport is ±32 minutes and ±26 miles from the subject. Beginning in 2016, Pace began service on an express route between Elgin and the Rosemont CTA and this service operates along I-90, and access to the bus route is via the Elgin

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Transportation Center and Randall Road Park and ride lot. Major transportation routes in the community include north/south: Randall Road, Illinois Routes 21 and 25; east/west: US Route 20, Illinois Routes 19 and 58. Corporate and private aircrafts use nearby DuPage County Airport, 11 miles from Elgin.

Four public school districts and several private schools serve Elgin including the Elgin Area School District U46, which serves most of Elgin, the second largest school district in Illinois serving an area of ±90 square miles in Cook, DuPage and Kane Counties. Community Unit School District 301-Burlington based serves western portions of Elgin. Community Unit School District 300-Carpentersville-based, serves some northwestern portions of Elgin. Community Unit School District 303-St. Charles-based, serves some southwestern portions of Elgin, plus several private schools serving this area.

SUBJECT PROPERTY – 411 W. RIVER ROAD, ELGIN, IL-SCHOOLS Century Oaks Elementary Hilltop Elementary 1235 Braeburn Drive, Elgin, IL 1855 Rohrssen Road, Elgin, IL 1.8 miles west of subject property 5.4 miles southeast of subject property Kimball Middle School Larkin High School 451 N. McLean Blvd., Elgin, IL 1475 Larkin Avenue, Elgin, IL 2.9 miles southwest of subject property 3.6 miles southwest of subject property Prairie Knolls Middle School Summit School (Private K-12) 225 Nessler Road, Elgin, IL 333 W. River Road, Elgin, IL 7.3 miles southwest of subject property 0.3 miles east of subject property

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The Elgin Community College serves District #509 communities of St. Charles, Burlington, South Elgin, Wayne, Bartlett, Algonquin, Dundee, Hampshire and smaller towns, and was one of the fastest-growing community colleges in the state. The Judson University, an accredited, four-year liberal arts college, and Providence Baptist College sits on the banks of the Fox River on the city's northwest side and features graduate programs in architecture and education, while National Louis University was an accredited private non-profit undergraduate and graduate institution of higher learning, in colleges of education, arts and sciences and business and management.

SUBJECT PROPERTY 441 W. RIVER ROAD, ELGIN, IL-COLLEGES Elgin Community College Judson University 1700 Spartan Drive, Elgin, IL 1151 N. State Street, Elgin, IL 5 miles southwest of subject property 0.7 miles south of subject property National Louis University Providence Baptist College 620 Tollgate Road, Elgin, IL 345 W. River Road, Elgin, IL 1.5 miles northwest of subject property 0.2 miles east of subject property

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New residential construction is coming to the center City area with the Fountain Square redevelopment project has Phase I complete, but new condominium units have not been absorbed well by the market. The River Park Place development includes townhomes, condominium units and street-level retail space.

The community has a diverse economic base with about 100 nationally known firms represented among the city’s 250 industrial firms. Recent industrial growth has been strongest in the Randall Road corridor from Big Timber Road to Illinois Route 72 near the interchange of Interstate 90 and Randall Road. For the past several years, the community has increased commercial/industrial space by more than 1,000,000 square feet with development expected to continue at a rapid pace along the Randall Road corridor.

The Elgin Area is experiencing growth and redevelopment with regard to population, industry and commerce and has a diverse economic and residential base and the outlook for the area is favorable, with growth trends expected to continue into the foreseeable future. The key to the growth of Elgin, as well as other cities along the Fox River Valley, lies in the on-going development along Randall Road and the anticipated development into the area to the west of Randall Road and in the redevelopment of the center city area.

The subject is located in the northeast quadrant of Elgin, along the south side of River Road and across the street from I-90 with access to the site off Route 31. Immediately east of the subject site, there is a City of Elgin water plant and to its north is the former Holiday Inn Hotel currently occupied by the Providence Baptist College, to the west, and along the west side of Federation Place, there are 4 single family residences and immediately adjacent the subject parcel and along the subject parcel’s southwest lot line, there is a vacant parcel containing approximately 20,000 square feet and was available for sale originally for $50,000 and is currently on the market for $39,000. Interstate 90 has a full interchange with Illinois Route 31, less than 1/2 mile north of the subject with other primary north/south arteries in the area include Illinois Route 25 and Randall Road.

As identified in the Co-Star report, the following immediate area transportation statistics were identified:

Collection Street Cross Street Traffic Volume Year Distance I-90 S. 8th Street W. 97,000 2016 0.13 miles N. State Street Davis Road S. 26,300 2016 0.23 miles N. State Street Davis Road S. 26,300 2016 0.27 miles N. State Street Davis Road S. 28,835 2015 0.35 miles N. State Street Davis Road N. 27,494 2015 0.37 miles

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Based on Co-Star reports, the following Census data was provided for the Community surrounding the subject.

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Based on Co-Star, the following population statistics were abstracted:

Population 1 Mile 3 Mile 5 Mile 2017 Total Population: 5,298 89,346 173,843 2022 Population: 5,472 90,821 177,322 Pop Growth 2017-2022: 3.28% 1.65% 2.00% Average Age: 38.20 36.5 35.8 Households

2017 Total Households: 1,899 29,814 56,247 HH Growth 2017-2022: 3.90% 1.66% 2.02% Median Household Inc: $59,275 $59,028 $66,429 Avg Household Size: 2.5 2.9 3 2017 Avg HH Vehicles: 2 2 2 Housing

Median Home Value: $176,155 $178,559 $188,771 Median Year Built: 1971 1967 1975

Based on Co-Star statistics, the bar graph identifies the local business activity in the area:

In conclusion, the future outlook is considered to be positive overall with this area well situated for trade and transportation and the local economy is strong, diversified and the population is projected to increase. The outlying suburban counties are growing at faster rates than the central city and investment in real estate development has remained positive.

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FOOTPRINTS TO RECOVERY ELGIN PROGRAM

This program is designed to treat individuals struggling with a variety of behavioral health issues, including but not limited to depression, anxiety, substance abuse and trauma and is a voluntary program which means each client participates in a personal and financial commitment to improve their life and is actively in pursuit of a more meaningful life with daily individual and group counseling and therapeutic activities. Part of the Program is structured to provide its client a continuum of care from the time admitted into the residential program throughout the completion of the partial hospitalization program by the use of the existing on-site furnished apartments. The maximum number of clients will be dictated and determined by the State regulations and adherence to the fire and life safety codes.

The program will offer behavioral health services to help men and women recovering from behavioral issues to return to being contributing members of society. In this Residential Treatment Center, housing, meals, programming, therapeutic and psychiatric services are offered. Stringent admissions criteria will be in place to secure that each client is a best fit for this Program and these criteria include a determination by the Applicant that they 1) are ambulatory and capable of self rescue; 2) do not need mechanical or chemical restraints at any time; and 3) have no previous history of arson or other form of violence. It is the Applicant’s intention that the proposed Program will be structured will participate in individual and group counseling as well as therapeutic activities for clients to provide a continuum of care from the time of admission to the Residential Program through completion of the existing furnished apartments on site.

In addition, this Program will be committed to helping local clients who do not need to reside on campus whom enjoy the benefits of this local resource while continuing to be able to maintain work and family life. Clients who meet the criteria and pass the screening could reside at home and join the regular day therapy and counseling sessions with the residential clients and the number of local participants who drive in for therapy will not exceed local zoning limits for parking concerns and will be limited to not to exceed 23.

When admitted to the program, each patient will be assigned a licensed nurse, doctor and a licensed therapist to ensure the client and the program are a good fit for each other and each client will be assigned 1) a primary therapist who will meet with the client twice per week for individual sessions; 2) a psychiatrist who will meet with the client once a week; and 3) a family therapist who will meet with the client once per week for sessions with the client’s support systems. In addition, this Program will offer trained specialty staff including a dietician, eating disorder specialist, and trauma/mood disorder specialist on-site for consultation session as needed.

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The Program will also have on-site safety personnel who will ensure the safety of clients and these personnel will have background training in security detail and will not be allowed to carry any form of weapon onto the subject property.

The needs and expectations of adult’s ages 18-29 have changed dramatically over the last few decades with research showing young adults are waiting longer before they settle into careers, get married or have children. The result is an age group of individuals who have unique challenges and problems and these young adults take more risks, have less structure and often the lack of necessary life skills to deal with daily issues. In order for these young adults to build a lasting recovery from substance use, all of these areas must be addressed in an environment that promotes healthy independence, structure and a strong sense of community.

Clients may be in various stages of recovery and need support and training to master life skills with the goal of this program to offer a continuum of services to promote lasting recovery and personal success.

 offer multiple behavioral health services with a primary focus on substance abuse treatment for young adults  Individual and family counseling by licensed providers  Intensive inpatient substance abuse treatment  Daily treatment substance abuse services

This facility will offer a structured and supportive recovery living environment with housing options ranging from short to long-term and residents will receive these services:

Weekday Activities include:

Wake Up/Hygiene/Vitals Clients meet with nursing staff for education administration and education Clients will be offered breakfast in the kitchen/dining area Morning group meeting where clients will read and reflect on devotional and establish goals that each client are setting for themselves for each day-this group can include yoga poses, stretching, etc. Process group led by licensed staff personnel Addiction education group-topics driven by staff ranging from stages of recovery, relapse prevention, science of addiction, etc. On- site free time for clients Skills Group or Experimental therapies ranging from DBT, CBT, ACT skills along with self care, meditation, art therapy, music therapy etc. Outdoor Leisure-clients will be able to walk grounds, play games and/or enjoy nature under staff supervision.

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Clients will close their day with hygiene and med pass with meeting with nursing staff for medication administration and education. Daily peer group meetings On-site 12-step support meetings and participation Academic coaching and career counseling Planned recreation activities Weekend programming includes clients will be encouraged to work together to clean up common living area, bedroom, complete laundry etc., along with medical staff group, meetings with topics ranging from medical issues, medical education, general health with topics voted on by clients at the beginning of each week.

Based on a document provided by our client and assumed accurate, in Kane County, depression, drug and alcohol abuse and mental health related deaths have been increasing. As of November, 2016, the Kane County Health Department has provided resources for mental health treatment and has made it a top priority. According to this document and when surveyed, ±84.6 percent of Kane County residents answered that Behavioral Healthcare is of utmost concern. In addition, hospital admissions in Kane County for Mental Health and Substance Abuse Issues are equal to the amount of hospital admissions for medical issues. Kane County, as well as the US in general, has represented steadily increasing statistics on depression, self-injury/suicide, overdose death, alcohol/opioid dependence and substance abuse since 2012.

The Applicant believes that having a facility that serves Kane County, and in particular the City of Elgin, will be very beneficial to the community and Kane County. At this time, the Elgin community does not have a program similar to the one proposed, which means that when potential clients are seeking help they are required to go to a hospital resulting in long wait times in Emergency Rooms and burdening the health care system. If a potential client is lucky enough to be placed somewhere an average hospital stay is 3-5 days which is deemed an insufficient amount of time to fully recover from the behavioral health disorder a client maybe experiencing. The Applicant believes that Residential, Outpatient and Housing Services are the best way to accomplish appropriate treatment with the Applicant working directly with the client and families. Behavioral health issues are considered family issues and require longer stays for recovery which in turn allows for potential clients and their families to heal and puts a plan in place in order to provide care for both the clients and their families.

Based on the National Institutes Health (NIH) study, the combination of medically supported and types of therapy make up positive long term maintenance of recovery. Based on the study, ±62 percent of those who had professional help in treating their addiction remained in recovery for three years after treatment, compared to only ±43 percent of those who didn’t receive any treatment. In addition, ±57 percent of those who made it three years were still free of substance after a total of six years of professional treatment. Residential treatment is often more helpful because it requires the person to stay in treatment for the

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Page 17 amount of time necessary to affect any change. Each of the components of a high quality residential treatment program works best when the program is designed to help individuals go through the entire treatment process.

Residential rehab programs provide 24 hour care in a setting where the focus is helping individuals achieve and maintain recovery and these programs are designed to offer services that are more likely to help clients develop capabilities and tools to stay in recovery well after leaving the residential treatment program. The program is also committed to helping local clients who do not need to reside on campus to enjoy the benefits of this local resource, while continuing to be able to work and maintain family life. Clients who meet the Program criteria and pass the screening process could reside at home and join the regular day therapy and counseling sessions with the residential clients. The number of residential clients allowed to have cars on site will be limited to 23.

Some of these tools and programs include:

 Medically supported detox and withdrawal, if needed:  Medically supported maintenance care, if needed: Medicines are an effective way to maintain abstinence from their addiction until they can better manage the challenge of recovery on their own. Maintenance medications can help reduce cravings and the need for the high that a substance provides.  Individual therapies, such as Cognitive Behavioral Therapy  Family and/or couple counseling-During residential treatment, it is helpful to get the individual family or partner to therapy.  Building skills and tools that are necessary for life post treatment,  Follow-up care after the formalized program ends.

A crucial element of residential treatment is setting clients up for success after they leave the program. Allowing clients to practice and begin using skills and resources while in treatment will aid a client with achieving their recovery goal in the days, months and years following treatment. Many of these strategies include 1) follow-up interviews and 2) a 12-step or alternative support program.

Residential treatment programs that contain these elements are based on sound research and are more likely to help those struggling when treatment is customized to meet the needs of a client’s physical, psychological and practical needs during and after their treatment. A residential treatment is personal, intense and comprehensive provides the most hopeful path for individuals and their loved ones to attain and thrive in recovery.

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Principles of effective treatment program include: counseling and behavioral therapies as the most common forms of treatment; medications are considered an integral part of treatment, especially when combined with behavioral therapies; and review of treatment plans often and modified to fit each client’s needs. Treatments should address other possible behavioral disorders and treatment doesn’t need to be voluntary to be effective.

ZONING

The subject property is currently zoned PGI, Planned General Industrial District and is proposed to be zoned PCF Planned Community Facility District.

The purpose of the Planned Industrial Districts is to provide a Planned Industrial environment for various types of industrial uses, subject to the provisions of Chapter 19.60 of this title and the purpose of the individual Planned Industrial District is to provide a planned industrial environment that fosters a sense of place and destination within a coordinated campus or park setting, subject to the provisions of Chapter 19.60 of this Title.

LOCATION AND SIZE OF DISTRICT:

Planned Industrial Districts should be located in substantial conformance to the official comprehensive plan and the amount of land necessary to constitute a separate Planned Industrial 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. No departure from the required minimum size of a planned industrial district shall be granted by the City Council. LAND USE:

In a Planned Industrial District, the only land uses allowed shall be those land uses approved by the city council, subject to the provisions of Chapter 19.60 of this Title. In a Planned Industrial District, the site design regulations shall be as approved by the City Council, subject to the provisions of Chapter 19.60 of this Title. In a Planned Industrial District, off street parking shall be subject to the provisions of Chapter 19.45 of this Title, unless a departure is granted by the city council, subject to the provisions of Chapter 19.60 of this Title

GENERAL PROVISIONS:

In the PCF Planned Community Facility District, the use and development of land and structures shall be subject to the provisions of Chapter 19.05 of this Title, unless a departure has been granted by the City Council. The Applicant is proposing a zoning change for the subject parcel to be In the PCF Planned Community Facility District and the proposed use and development of land and structures shall be subject to the provisions of Chapter 19.07 of this Title, unless a departure has been granted by the City Council.

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LOCATION AND SIZE OF DISTRICT:

A PCF Planned Community Facility District should be located in substantial conformance to the Official Comprehensive Plan and the amount of land necessary to constitute a separate PCF zoning 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.

The purpose of the community facility district is to provide for the development and protection of various community facilities with both standard and planned land uses and site design regulations. 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 purpose of the CF Community Facility District is to recognize a major land use category and pattern of development that exists within the City, and to provide standards for the location and requirements for site design of community facilities.

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LAND USE:

In a PCF Planned Community Facility, the only land uses allowed shall be those land uses approved by the City Council, subject to the provisions of Chapter 19.60 of this Title.

SITE DESIGN:

In the PCF community facility district, the use and development of land and structures shall be subject to the provisions of Chapter 19.12 of this Title. In the CF Community Facility District, the site design regulations shall be as follows: A. Zoning Lots; Generally: In the CF zoning district, "zoning lots" shall be subject to the provisions of Section 19.12.300 of this Title. B. Lot Area: In the CF zoning district, the minimum required "zoning lot area" shall be twenty thousand square feet. C. Lot Width: In the CF zoning district, the minimum required "lot width" for a zoning lot shall be one hundred twenty five linear feet. D. Setbacks; Generally: In the CF zoning district, "setbacks" shall be subject to the provisions of Section 19.12.400 of this Title.

Setbacks by Lot Line: In the CF zoning district, the minimum required "building” setbacks and "vehicle use area setbacks" for a zoning lot shall be as follows:

1. Building Setbacks:

a. Street Setback: The minimum required building setback from a "street lot line" shall be calculated as follows: Street setback in linear feet shall equal the area of a zoning lot (ZLA) in square feet minus twenty thousand square feet. b. Interior Setback: The minimum required building setback from an "interior lot line" shall be calculated as follows: Interior setback in linear feet shall equal the area of a zoning lot in square feet minus twenty thousand square feet, c. Transition Setback: The minimum required building setback from a "transition lot line" shall be calculated as follows: Transition setback in linear feet shall equal the area of a zoning lot in square feet minus twenty thousand square feet,

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2. Vehicle Use Area Setbacks:

a. Street Setback: For zoning lots with a "vehicle use area" the minimum required vehicle use area setback from a street lot line shall be calculated as follows: Vehicle use area street setback in linear feet shall equal the area of a zoning lot in square feet minus twenty thousand square feet; b. Interior Setback: For zoning lots with a vehicle use area, the minimum required vehicle use area setback from an interior lot line shall be six (6) linear feet. c. Yards; Generally: In the CF Zoning District, a "street yard", or a "rear yard" or a "transition landscape yard" established by a required building setback or by the actual location of a building shall be subject to the provisions of Section 19.12.600 of this Title.

OFF-STREET PARKING:

In a PCF Planned Community Facility District, off-street parking shall be subject to the provisions of Chapter 19.45 of this Title, unless a departure is granted by the City Council, subject to the provisions of Chapter 19.60 of this Title.

LOCATION AND SIZE OF DISTRICT:

A PCF Community Facility District should be located in substantial conformance to the Official Comprehensive Plan, and central and accessible to the population served without requiring traffic movements through or into a residential neighborhood, but on a neighborhood's periphery as defined by the "arterial street" system.

From our analysis of the requirements, it appears the proposed use, if approved will represent a legal and conforming use because it will meet zoning requirements and for a full report under this classification, we suggest a review of the Ordinance be made.

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SITE DATA

This irregularly shaped parcel containing ±3.58 acres of land area and is situated along the south side of River Road, and dead ends at the eastern terminus of Federation Place and reportedly by current ownership has all utilities available and connected to this site. To the east of the subject, there is the City of Elgin Water treatment plant, to the north of the site and along the north side of River Road, there is the I-90 Tollway, and along Federation Place and to the west of the subject parcel there are 4 residences and a vacant, ±20,000 square foot parcel of land.

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The Applicant will install a 6-foot vinyl fence on the east boundary line and 3 feet inside the South and West boundary lines and three feet inside the south and west boundary lines of the Subject Property to Federation Place. The River Road entrance will not be gated and low landscaping will be installed on the outside of the 6-foot fence along the south and a portion of the west boundary lines. In addition, the Applicant will install security cameras on the outside at entrances to the facility to insure monitoring of people entering and exiting the facility and all entrance and exit doors will be accessible solely by key card to insure that only authorized individuals will be able to enter and exit any part of the facility at any given time.

The subject is physically located so as to act as a buffer and transition between the existing neighborhoods to the south and the public use with the City of Elgin Water Treatment Facility immediately east. It is the purpose and intention of this Applicant that the installation of perimeter fencing and the gate at the Federation Place entrances virtually removes the subject from the residential area and establishes the subject as a non-residential parcel with the River Road frontage to the west similar to the River Road parcel to the east.

Based on discussions with Michael Turoff, representative of the Applicant, it is the Applicant’s intention to lease ±1.43 acres of land fronting along the parcel’s north lot line (River Road) from NICOR and the use of these premises will be strictly for landscaping and with no trees allowed and for the asphalt paved driveway/parking lot (18 spaces) as currently exists on the premises.

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LOOKING EAST ALONG FEDERATION PLACE

LOOKING EAST ALONG RIVER ROAD

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LOOKING WEST ALONG RIVER ROAD

RESIDENTIAL IMPROVEMENTS ALONG FEDERATION PLACE

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SUBJECT VACANT LAND SOUTH OF THE IMPROVEMENT

EXISTING FENCE ALONG SUBJECT SITE’S EAST LOT LINE

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PARKING LOT ALONG SUBJECT IMPROVEMENT’S NORTH ELEVATION

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Zone X is a flood insurance rate zone that corresponds to areas outside the 100-year floodplains, areas of 100-year sheet flow flooding when average depths are less than one foot, areas of 100-year stream flooding where the contributing drainage area is less than one square mile, or areas protected from the 100-year flood by levees. No base flood elevations or depths are shown within this zone. Zone X is within the floodplain, but not in the Special Flood Hazard Area (SFHA) and, therefore is not considered to be areas requiring flood insurance for structures located in that area. The subject’s parcel flood panel number is 17089C0158H dated August 3, 2009.

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In conclusion, Elgin is considered to be a stable community with many amenities and a strong business base. The area is primarily rural in nature with larger land tracts separating owners and the majority of land uses being larger single-family home estates and agricultural uses. There are no announced or future plans that would have a significant impact on development in the subject’s surrounding area to the best of our research.

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IDENTIFICATION OF SUBJECT PROPERTY

The site is along the south side of West River Road, immediately south of Interstate 90 and is currently improved with a 2 story facility containing ±52,000 square feet of building area with ±6,000 square feet of first floor area, ±6,000 square feet of second floor, ±14,500 square feet in the training area and the residential area contains ±12,250 square feet on each floor plus ±1,000 square feet of miscellaneous common area. Based on discussions with our listing and inspection contact, Heather Schweitzer with Premier Commercial Realty, the residential portion of the property currently contains 15 furnished apartments allocated to 10-3 bedroom units, 4-4 bedroom units and 1-1 bedroom units.

The property was built in stages with the front portion originally built circa 1980’s by Little League Baseball as a regional headquarters and used primarily administrative offices and the local Teamsters labor organization purchased the property in the 1990’s and occupied by the building with administrative offices. Current ownership purchased the property circa 1997 and expanded the property with the offices and rear residential facility and the residential portion housed missionary students during training for global missionary work.

The front portion of the improvement has a finished lower level and an unfinished area for mechanical systems and storage and the residential portion has a full lower level that houses mechanical systems and is used for storage.

The Applicant is proposing to permit and establish a residential care facility and assuming the zoning change is approved, this Applicant would convert the current use into a Residential Care facility providing 24/7 care to clients with depression, anxiety, OCD and Co-Occurring Disorders including Substance Abuse, Eating Disorders, Trauma, etc and the clientele will live-in, program and eat on this property during the treatment program.

Residential rehab programs provide 24 hour care in a setting where the focus is helping individuals achieve and maintain recovery and these programs are designed to offer services that are more likely to help clients develop capabilities and tools to stay in recovery well after leaving the residential treatment program. The program is also committed to helping local clients who do not need to reside on campus to enjoy the benefits of this local resource, while continuing to be able to work and maintain family life. Clients who meet the program criteria and pass the screening process could reside at home and join the regular day therapy and counseling sessions with the residential clients. The number of residential clients allowed to have cars on site will be limited to 23.

In conclusion, the combination of distance off River Road to the north and I-90 to its further north, the proposed gating and fencing that encloses the subject parcel, on-site landscaping, the proposed site improvements will limit the visibility of this proposed facility from the surrounding roads as well as from any residential and any other nearby properties.

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As identified by this Applicant, the general plan of operations have been designed to help promote privacy for target clientele as well as any neighboring properties and each of these factors help minimize the potential impact on any surrounding property.

2-STORY OFFICE (FRONT PORTION OF IMPROVEMENT)

MAIN ENTRANCE (MIDDLE PORTION OF IMPROVEMENT)

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2-STORY PORTION OF IMPROVEMENT

MAIN ENTRANCE RECEPTION AREA

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FRONT PORTION OF IMPROVEMENT COMMON WASHROOMS

FRONT PORTION OF IMPROVEMENT LOWER LEVEL MEETING AREA

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FRONT PORTION OF IMPROVEMENT CHAPEL/AUDITORIUM AREA

MIDDLE PORTION OF IMPROVEMENT CONFERENCE ROOM

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MIDDLE PORTION OF IMPROVEMENT OFFICE BUILD-OUT

RESIDENTIAL REAR PORTION HALLWAY

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REAR RESIDENTIAL PORTION INFANT ROOM

REAR RESIDENTIAL PORTION TYPICAL DWELLING UNIT BATH

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REAR RESIDENTIAL PORTION TYPICAL DWELLING UNIT HANDICAPPED ACCESSIBLE BATH

REAR RESIDENTIAL PORTION TYPICAL DWELLING UNIT KITCHEN

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REAR RESIDENTIAL PORTION TYPICAL IN-UNIT LAUNDRY

REAR RESIDENTIAL PORTION MECHANICAL EQUIPMENT

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REAR RESIDENTIAL PORTION MECHANICAL EQUIPMENT

REAR RESIDENTIAL PORTION ELECTRIC MAIN

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The following drawings were abstracted from the listing sheet prepared and provided by Premier Commercial Realty and is assumed accurate.

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RESIDENCES FIRST FLOOR

OFFICES FIRST FLOOR

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RESIDENCES SECOND FLOOR

OFFICES SECOND FLOOR

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TRAINING BUILDING FIRST FLOOR

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In the case of this proposed Residential Treatment facility, there are several factors which help minimize the impact on surrounding property values. In terms of any traffic generated by the proposed facility, it is not anticipated that this proposed facility will generate significant traffic concerns to and /or from the proposed site. In addition, the operations of the proposed facility will also serve to minimize the facility’s impact on surrounding property values. The setting and in particular after the fencing as described is installed, this site will be considered a private attractive setting for the applicant’s targeted clientele.

As identified by this Applicant, the target clientele have a desire for privacy which is what will be offered by the subject property. The site and structures are set away from any nearby homes enhancing the property for its proposed residential treatment use. In addition, this parcel is not anticipated to have any corporate signage; again, eliminating any undue external sources of concerns and this parcel will have security cameras, both inside and outside the improvement with 24 hour security personnel.

THE CITY OF ELGIN WATER PLANT- IMMEDIATE EAST OF SUBJECT

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Typically, primary opposition to any treatment facility is based on several visceral concerns: 1) Safety concerns amongst the community, 2) potential decline in property value, 3) transiency of residents and 4) the competency of the on-site and professional staff.

Treatment centers tend to be located inconspicuously with minimal or no signage in a secured setting like that proposed for the subject. Because of the subject’s acreage and site area, this parcel will be fenced and partially gated which maximizes security and the subject location and area is not dense in population and has not been going through any redevelopment activity. This proposed facility is not in a congested location, and is in a low-traffic suburban area with nearby schools and playgrounds a sufficient distance from any potential impact.

Anxiety and depression, for example, might result from a response to stressors from broken relationships, lost employment, and other situations directly related to a drug-using lifestyle. Mental Health/Substance Abuse understanding that many mental illnesses have a biochemical base that can be effectively treated through medication and cognitive therapy interventions and that recovery from mental illness is an achievable goal.

Clients enrolled in residential treatment programs are not allowed and/or are unable to interact with the community or leave the premises. Facilities like that proposed by the Applicant treat multifaceted behavioral health issues and patients that have a dual diagnosis involving a mental health issue will not be included by the Applicant nor will addiction patients. Patients will not have transit rights and therefore will not interact with their surroundings.

In our opinion, based on the subject’s overall project design, surrounding property uses, and proposed staffing these concerns will not be validated by the Applicants proposal for the subject parcel as designed and proposed as a behavioral health treatment facility.

Generally, clients enrolled in residential treatment programs are not allowed or are unable to interact with the community. or even leave the premises and this is possible with the subject location as this area is not dense Rehab facilities treat multifaceted health issues and patients have a dual diagnosis - a mental health issue which the subject will not offer and an addiction concern and because of the subject’s suburban location, patients will not be able to interact with neighbors.

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SAFETY AND SECURITY CONCERNS - safety is always the basic tenet for a community to resolve and the development of this parcel with such a proposed use creates certain basic issues which should not change the neighborhood feeling. This facility as proposed is not in close proximity to schools and rehab residents should not present a safety threat. The closest school to the subject is the Summit School, which is a private school, located ±0.4 miles east of the subject property. The closest college is Providence Baptist College located ±0.2 miles east of the subject.

Children and area safety are concerns for a community. In fact, during our site inspections, there were no kids/children walking along nearby streets and or River Road. The turnover of clients from this proposed program, the 24 hour operation and limited noise from participants outside the facility should not be a concern for this immediate area. This is not a child driven community and without nearby schools, children walking to and from schools and this proposed use should not pose risks and safety concerns.

The establishment of this transitional residence and the proposed security, curfew and use will not discourage homeowners to the neighborhood and the benefits of the extensive security presence and anticipated parallel public safety protocols will not have a negative impact on this community. The presence of the proposed transitional residence will not serve as a deterrent to community safety, thus increasing the viability of a safe environment for neighbors.

Real property has intangible benefits which are largely determined by public perception and then capitalized into the pricing and marketing times. Oftentimes, negative obsolescence is likely to impact the marketing outcomes of properties in close proximity to the properties being marketed for sale, as well as the impact of the desirability or lack thereof of the overall neighborhood. Oftentimes, this externality issue is likely correlated with higher income residents causing a “snowball” effect in declining property values. This is not anticipated with the subject parcel and clients are not anticipated to be wandering around the parcel and community due to anticipated extensive security protocol.

This location is the key concern for this proposed transitional use and this proposed use is in a less dense location and not going through change and this proposed use should be considered a viable use. This location is considered to be in the interest of the public convenience and will not have a negative impact to the general welfare of the community. Furthermore, the proposed use is anticipated not to have a negative impact on the local environment.

In addition, the current improvement as proposed for Residential Level of Care will be a facility intended to treat a primary diagnosis of mental health issues and this use is in the general interest of the public convenience and will not have an adverse impact on the general welfare on the neighborhood or community.

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This proposed transitional residence use is considered to fit in well with the character of this area and is considered to be in the interest of the public convenience and will not have an adverse impact on the welfare of the neighborhood. Community safety should be the Number One concern, and this proposed use is should not create significant concerns due to the proposed use, anticipated extensive supervision, etc. and the fact that the parcel is gated and fenced, thus minimizing typical safety concerns.

Based on several discussions with real estate professionals, it is our professional opinion that the proposed use as described by the Applicant will provide and fulfill a need for this service in the Elgin community and it should not have significant impact on the community. Placement of this proposed use at this location is in the interest of the public because of the nature of the immediate community, the adequate distance of nearby schools and playgrounds. The proposed use should not have a significant effect and/or impact on the surrounding area in terms of safety, traffic, security concerns on and around the site. The property is considered compatible with the character of the surrounding area in terms of site planning, building scale and project design.

The proposed use will not result in excessive noise concerns as the proposed use is not anticipated to have significant pedestrian traffic that would lead to area concerns regarding excessive noise or safety. It is anticipated that this stand-alone facility will not bring safety concerns to the neighborhood and/or community and the Applicant states it is their intention to take proactive steps to prevent any loitering outside the stand-alone setting. Based on this proposed use, it should not be difficult to enforce this edict as the site will be fenced and secured.

In addition, the proposed use as a transitional residence use is considered compatible with surrounding land uses because, the parcel already has a dormitory wing and in the past hasn’t had an adverse impact on other properties in the area. The proposed use promotes the goals, objectives and standards for such developments based on the plans provided by the Applicant. The existing improvement and use is in the interest of the public and in our opinion will not have an adverse impact on the general welfare of the neighborhood and community.

The proposed use is compatible with the character of the surrounding area in terms of site planning and is designed to promote pedestrian safety and comfort. Accordingly, based on the business practices, it is our professional opinion the granting of a Map Amendment should not have a negative impact and will not result in a significant diminution of value on surrounding properties.

In summary, the granting of this Amendment for utilization for a transitional use in this community fulfills the general criteria guidelines set forth by the City of Elgin Zoning Ordinance.

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NEARBY INPATIENT REHAB AND RESIDENTIAL TREATMENT FACILITIES

Facility No. 1 IT’S ABOUT CHANGE SOBER LIVING Address: 995 Bode Road, Elgin, IL 60120 (224) 238-3279 ±2.5 miles southeast of the subject

This facility provides these treatment services: Specializes in substance abuse services and mental health services. They provide partial hospitalization/day treatment, residential short-term treatment, residential long-term treatment and outpatient methadone/buprenorphine or vivitrol options for those who enroll. Payment Types Accepted: Medicare, State Insurance (Other than Medicaid), Access to Recovery (ATR) Voucher, and No Payment Accepted Special Programs Offered: Adolescents, Adult Women, Adult Men Facility Operation: Private Organization

Facility No. 2 LUTHERAN SOCIAL SERVICES OF ILLINOIS Address: 675 Varsity Drive Elgin, IL 60120 (847) 741-2600 x 38 ±3.5 miles south of subject

This facility has cognitive/behavioral therapy, substance abuse counseling approach, trauma-related counseling, 12-step facilitation approach, brief intervention approach, contingency management/motivational incentive; motivational interviewing, anger management, relapse prevention. They provide residential, outpatient, short-term residential, outpatient day treatment or partial hospitalization, intensive outpatient treatment, regular outpatient treatment. Payment Types Accepted: Cash or self-payment, Medicaid, state financed health insurance plan other than Medicaid, private health insurance, Federal or any government funding for substance abuse programs. Specialty Programs Offered: Children/adolescents, adults (women/men) Facility Operation: Private Organization

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Facility No. 3 ECKER MENTAL HEALTH SERVICES Address: 1845 Grandstand Place Elgin, IL 60120 (847) 695-0484 ±3 miles southwest of subject

This facility provides an array of outpatient mental health services. Crisis, psychiatry and counseling services are available to adults, children & adolescents. Other adult services range from early intervention to recovery and include crisis, psychiatric, case management, rehabilitation, intensive outpatient, residential and psychotherapy assistance. Ecker Center for Mental Health is a non-profit organization serving people with mental illness. Staff members work with residents on personal finance budgeting skills, house-keeping skills, medication management, and community living. Many of our residential programs provide on-site supervision. Payment Types Accepted: Cash or self-payment, Medicaid, state financed health insurance plan other than Medicaid, private health insurance, Federal or any government funding for substance abuse programs. Specialty Programs Offered: Emergency mental health assessment and assistance 24/7; Problem focused therapy; Advocacy, referral and linkage to needed services; Psycho-social rehabilitation; Intensive outpatient program; Psychiatric services; Residential facilities. The Ecker Center has several other residential options that provide the support and skill building that adult’s with mental illness need in order to move to more independent living situations.

Facility No. 4 RENZ ADDICTION COUNSELING CENTER Address: Two American Way, Elgin, IL 60120 (224) 238-3279 ±2.5 miles southeast of the subject

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MAP OF BEHAVORIAL HEALTH FACILITIES

IMPACT STUDY PROCESS

An impact study is research done on a certain topic to determine if a certain action would or is having some sort of an effect on its environment or other related issues. The most common type of this study referred to may be an environmental impact study, but there are many other types as well. These studies pull data from many different sources and often look at many different aspects of the issue.

In an impact study, for example, extensive research may be done before a building or use of an improvement in a certain area. One of the steps may include determining how a proposed use may be affecting existing uses. There have been cases where the unlikeliest of things have held up developments. For example, projects have been put on hold because of a certain development in an area and this demonstrates how thorough some of these studies can be.

In some cases, a project may continue despite what an impact study finds. In cases where the negative impact can be mitigated by positive implications, there may be a net gain to the area. In other cases, this study may indicate ways the negative effects can be minimized.

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The definition impact evaluation is an assessment of how the intervention being evaluated affects outcomes, whether these effects are intended or unintended and the proper analysis of impact requires a counterfactual of what those outcomes would have been in the absence of the intervention. There is an important distinction between monitoring outcomes, which is a description of the factual and utilizing the counterfactual to attribute observed outcomes to the intervention.

Impact evaluation serves both objectives of evaluation: lesson-learning and accountability. A properly designed impact evaluation can answer the question of whether the program is working or not and hence assist in decisions about scaling up. However, care must be taken about generalizing from a specific context. “The central objective of quantitative impact evaluation is to estimate… unobserved counterfactual outcomes.” An impact evaluation can also answer questions about project design. It is not feasible to conduct impact evaluations for all interventions and the need is to build a strong evidence base for all sectors in a variety of contexts to provide guidance for policy-makers.

Sometimes secondary data can be used to carry out the impact study. Usually secondary data can be used to buttress other data. For example, project data could be used for the treatment group and a national data set used to establish the control, preferably using a matching method. Good quality data are essential to good impact evaluation and the evaluation design must be clear on the sources of data and realistic about how long it will take to collect and analyze primary data.

Based on Wikipedia, an impact evaluation assesses the changes that can be attributed to a particular intervention, such as a project, program or policy, both the intended ones as well as ideally the unintended ones. In contrast to outcome monitoring, which examines whether targets have been achieved, impact evaluation is structured to answer the question: how would outcomes such as participants’ well-being have changed if the intervention had not been undertaken? This involves counterfactual analysis or “a comparison between what actually happened and what would have happened in the absence of the intervention.

Impact evaluation helps answer questions for evidence-based policy making: what works, what doesn’t work, where, why and for how much and has received attention in policy making in recent years. It is an important component of the armory of evaluation tools and approaches and integral to global efforts to improve the effectiveness of said delivery and public spending more generally in improving living standards.

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IMPACT STUDY ASSUMPTIONS AND OBSERVATIONS

1. We concentrated on the behavioral health facilities located within the Elgin area within a three and one half mile radius of the subject and the sales analyzed and researched were all within a ¼ mile of each behavior health facility use from the comps included properties.

2. We note that the market activity uncovered during our study entailed a high percentage of foreclosure activity for the previous transfers of the sales and we tried to utilize sales that did not have prior foreclosure activity. It was difficult to avoid this condition of our study as it appears the Elgin area is still resolving the issues associated with the real estate market crash during 2009-2012.

3. Out of the sixteen selling agents involved with these real estate transfers, we conducted phone interviews with regarding the potential influence of their sale property’s proximity to the corresponding behavioral health facility a full consensus of the broker’s responded no impact on a buyer or seller decision from the parties involved. We are certain, however, that if contacted, each and every property owner within the defined radial area would find at least one dissenter as we are not stating 100% concurrence within the population-just the overwhelming majority of market participants.

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Facility No. 1 IT’S ABOUT CHANGE SOBER LIVING Address: 995 Bode Road, Elgin, IL 60120 (224) 238-3279 ±2.5 miles southeast of subject

We contacted the selling agents for each of the identified sales which are summarized in the table below:

Sale Sale Listing Listing Brokers No. Address City Date Agent Office Phone Number 1 166 Highbury Drive Elgin July-17 Julian Mendoza Universal Real Estate, LLC (847) 204-6600 2 32 Village Court Elgin Sept.-17 Phin Chanthaboury Buy It, Inc. (224) 699-2600 3 139 Highbury Drive Elgin Sept.-17 Ken Bruderle Homesmart Connect, LLC (847) 697-7355 4 109 Highbury Drive Elgin Active Elizabeth Goodchild Weichert Realtors (847) 670-1500

All four brokers interviewed for this location stated in consensus that during the marketing and sale negotiations of their property, market participants never raised the issue of the subject’s proximity to It’s About Change Sober Living facility and buyers had no concerns for buying a home in proximity to this facility.

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MARKET SALE 2 32 Village Court Elgin, IL

MARKET SALE 4 109 Highbury Drive Elgin, IL MARKET SALE 1 166 Highbury Drive Elgin, IL

MARKET SALE 3 139 Highbury Drive Elgin, IL

FACILITY NO. 1 It’s About Change Sober Living 995 Bode Road Elgin, IL

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Facility No. 2 LUTHERAN SOCIAL SERVICES OF ILLINOIS Address: 675 Varsity Drive Elgin, IL 60120 (847) 741-2600 x 38 ±3.5 miles south of subject

We contacted the selling agents for each of the identified sales which are summarized in the table below:

Sale Sale Listing Listing Brokers No. Address City Date Agent Office Phone Number 1 715 Peck Place Elgin Sept.-17 Mark Goff RE/MAX Horizon (847) 429-4257 2 1159 Concord Elgin June-17 Kevin Forkin RE/MAX Unlimited Northwest (630) 291-7621 3 646 Virgil Court Elgin July-17 Jose Vargas Gava Realty (224) 295-1679 4 618 Hampton Circle Elgin Active Maria DeMaria Baird & Warner (630) 567-3300

All four brokers interviewed for this location stated in consensus that during the marketing and sale negotiations of their property, market participants never raised the issue of the subject’s proximity to Lutheran Social Services of Illinois facility and buyers had no concerns for buying a home in proximity to this facility.

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FACILITY NO. 2 Lutheran Social Services of IL, 675 Varsity Drive Elgin, IL

MARKET SALE 3 646Virgil Avenue MARKET SALE 1 Elgin, IL 715 Peck Place Elgin, IL

MARKET SALE 2 1159 Concord Drive Elgin, IL MARKET SALE 4 618 Hampton Circle Elgin, IL

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Facility No. 3 ECKER MENTAL HEALTH SERVICES Address: 1845 Grandstand Place Elgin, IL 60120 (847) 695-0484 ±3 miles southwest of subject

We contacted the selling agents for each of the identified sales which are summarized in the table below:

Sale Sale Listing Listing Brokers No. Address City Date Agent Office Phone Number 1 1630 Alison Drive Elgin Oct.-16 Brain Knott RE/MAX Horizon (847) 931-7500 2 70 Maple Street Elgin May-17 Gustin Harshbarger Baird & Warner (630) 399-1058 3 1775 Joseph Court Elgin July-17 Susan Kuna RE/MAX Plaza (815) 363-2822 4 85 2nd Street Elgin July-17 Lorie Cromie Haus & Boden, Ltd. (312) 848-8191

All four brokers interviewed for this location stated in consensus that during the marketing and sale negotiations of their property that market participants never raised the issue of the subject’s proximity to Ecker Mental Health Services facility and buyers had no concerns for buying a home in proximity to this facility.

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SALE 3 1775 Joseph Court Elgin, IL

FACILITY 3 1845 Grandstand Place Elgin, IL SALE 1 1630 Allison Drive Elgin, IL

SALE 2 70 Maple Street SALE 4 Elgin, IL 85 2ND Street Elgin, IL

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Facility No. 4 RENZ ADDICTION COUNSELING CENTER Address: 2 American Way Elgin, IL 60120 (847) 742-3545 ±2 miles southeast of subject

We contacted the selling agents for each of the identified sales which are summarized in the table below:

Sale Sale Listing Listing Brokers No. Address City Date Agent Office Phone Number 1 326 Shiloh Lane Elgin Nov-16 Kevin Schudel Buy It Inc. (847) 833-2337 2 343 Waverly Court Elgin July-17 Kevin Forkin RE/MAX Unlimited Northwest (630) 291-7621 3 284 Mulford Court Elgin Aug-17 Betty Ebert-Rylko Baird & Warner (630) 669-5295 4 324 Shiloh Lane Elgin Active Reyna Villegas Advocate Realty (630) 915-3284

All four brokers interviewed for this location stated in consensus that during the marketing and sale negotiations of their property that market participants never raised the issue of the subject’s proximity to Renz Addiction Counseling Center facility and buyers had no concerns for buying a home in proximity to this facility.

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FACILITY 4 2 American Way Elgin, IL

SALE 2 343. Waverly Court SALE 3 Elgin, IL 284 Mulford Court Elgin, IL

SALE 4 324 Shiloh Lane Elgin, IL SALE 1 326 Shiloh Lane Elgin, IL

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CONCLUSIONS

The Applicant, Footprints to Recovery Program is proposing to permit and establish a residential care facility at the referenced address and assuming the zoning change is approved, this Applicant would convert the current use into a Residential Care facility providing 24/7 care to clients with depression, anxiety, OCD and Co-Occurring Disorders including Substance Abuse, Eating Disorders, Trauma, etc and the clientele will be live in and out-patient clientele.

Residential rehab programs provide 24 hour care in a setting where the focus is helping individuals achieve and maintain recovery and these programs are designed to offer services that are more likely to help clients develop capabilities and tools to stay in recovery well after leaving the residential treatment program. The program is also committed to helping local clients who do not need to reside on campus to enjoy the benefits of this local resource, while continuing to be able to work and maintain family life. Clients who meet the program criteria and pass the screening process could reside at home and join the regular day therapy and counseling sessions with the residential clients. The number of residential clients allowed to have cars on site will be limited to 23.

The Applicant will install a 6-foot vinyl fence on the east boundary line and three feet inside the south and west boundary lines of the Subject Property to Federation Place. Low landscaping will be installed on the outside of the 6-foot fence along the south and a portion of the west boundary lines. In addition, the Applicant will install security cameras on the outside at entrances to the facility to insure monitoring of people entering and exiting the facility and all entrance and exit doors will be accessible solely by key card to insure that only authorized individuals will be able to enter and exit any part of the facility at any given time.

The subject is physically located so as to act as a buffer and transition between the existing residential neighborhoods to the west and south and the City of Elgin Water Treatment Facility immediately east. It is the purpose and intention of this Applicant to install perimeter fencing and the gate at the Federation Place entrance buffering the subject from the residential area and establishes the subject as a non-residential parcel of land with the West River Road frontage similar to the remaining West River Road parcel to the east.

This Applicant as part of their renovation for its proposed use as a behavioral heath center intends on completing the following leasehold improvements, 1) to maintain the safety and

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Page 67 privacy of all patients installing privacy fence surrounding this property, 2)The Applicant expects to enhance the existing landscaping surrounding the subject, 3) The Applicant intends on cosmetic updating to the Residential Wing 4) Currently, this facility includes approximately 40 office/ conference and miscellaneous rooms and it is the intention of this Applicant to renovate and update the offices, conference and miscellaneous ancillary rooms and 5) The Applicant is intending on renovating the entire Training Wing.

Based on discussions with the Applicant, it is the Applicant’s intention to lease ±1.43 acres of land fronting along the parcel’s north lot line and River Road from NICOR and the use of these premises will be strictly for landscaping and with no trees allowed and for the asphalt paved driveway/parking lot (±18 spaces) as currently exists on the premises, and a sketch of this leased area is included in the Site Data section of this report.

The Applicant would adapt and convert the existing facility into a primary mental health disorder facility and this facility will focus on individual mental health disorders and treatments.

In our opinion and assuming the facility will be well managed and maintained and the provided information by the Applicant in terms of the admission process, staffing, security protocol as well as other factors identified within this report are each accurate, we concluded no detrimental impact for the surrounding property uses from the pending zoning amendment applied for by the Applicant.

Respectfully submitted,

PRICE APPRAISAL INCORPORATED

John R. Pogacnik, MAI Michael A. Wolin, MAI, SRA IL State Certified General Real Estate IL State Certified General Real Estate Appraiser Appraiser License No. 553.000311 License No. 553.000553 Expires: September 30, 2019 Expires: September 30, 2019 Date Signed: October 23, 2017 Date Signed: October 23, 2017

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ASSUMPTIONS AND CONTINGENT CONDITIONS

1. This analysis covers the property as described in this report and the areas and dimensions as shown herein are assumed correct.

2. PRICE APPRAISAL INCORPORATED made no actual land survey of the property and has assumed no responsibility in connection with such matters and any sketch or identified survey of the property included in this report is only for the purpose of assisting the Reader to visualize the property.

3. Responsible Ownership and competent management are assumed.

4. The information identified in this report as being supplied by others, PRICE APPRAISAL INCORPORATED believes to be reliable, but no responsibility for its accuracy is assumed.

5. PRICE APPRAISAL INCORPORATED or any of their employees are not required to give testimony or appear in Court and/or any other tribunal because of this impact study, unless prior arrangements have been made and additional compensation will be warranted for any pre-trial meetings, conferences, testimony, etc. If the Appraiser(s) are subpoenaed pursuant to Court/and/or any other tribunal order, the client will be required to compensate said Appraiser(s) for any time at their regular hourly rates plus all expenses.

6. No responsibility is assumed for matters legal in character, and no opinion as to title is rendered herewith and title is assumed merchantable and all existing liens and other encumbrances have been disregarded.

7. PRICE APPRAISAL INCORPORATED has assumed the condition of the site to be similar to that observed as of the date of inspection unless noted within this report. In addition, the Appraiser assumed that the provided studies and their respective conclusions are all accurate with their conclusions.

8. Disclosure of the contents of this report is governed by the by-laws of the Appraisal Institute.

9. No value was given to the personal or real property.

10. Neither all nor any part of this report (especially any conditions as to value, the identity of the appraiser or PRICE APPRAISAL INCORPORATED, or any reference to the Appraisal Institute) shall be disseminated to the public through advertising media without the written consent by the author, especially valuation conclusions.

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ASSUMPTIONS AND CONTINGENT CONDITIONS

11. To my knowledge, no engineering study has been made. No such study was furnished to determine if the soil are clear of chemicals, waste matter, solvents or contamination that would prevent the safe utilization of the land for its estimated purpose. The conclusion stated presumes that the property is clear from the above- mentioned items unless it is specifically noted in the main body of the report to the contrary. If any contaminant would appear, this valuation would be invalid.

12. The Americans with Disabilities Act (ADA) became effective January 26, 1992. I have not made a specific compliance survey and analysis of this property to determine whether it is in conformity with the various detailed requirements of the ADA. It is possible that a compliance survey of the property together with a detailed analysis of the requirements of the ADA could reveal that the property is not in compliance with one or more of the requirements of the act. If so, this fact could have a negative effect upon the value of the property. Since I have no direct evidence relating to this issue, I did not consider possible noncompliance with the requirements of ADA in estimating the value of the property.

13. This analysis has been prepared under Standard 1 (USPAP, 2016 Edition, Definitions Section, and effective January 1, 2017).

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CERTIFICATION We certify that, to the best of my knowledge and belief:  The statements of fact contained in this report are true and correct.  The reported analyses, opinions, and conclusions are limited only by the reported assumptions and limiting conditions and is our personal, unbiased professional analyses, opinions and conclusions.  We have no present or prospective interest in the property that is the subject of this report, and we have no personal interest or bias concerning the parties involved.  We have not performed services for the subject within the three-year period immediately preceding acceptance of this assignment.  We have no bias with respect to the property that is the subject of this report or to the parties involved with this assignment.  Our engagement in this assignment was not contingent upon developing or reporting predetermined results.  Our compensation for completing this assignment is not contingent upon the development or reporting of a predetermined conclusion that favors the cause of the client, the attainment of a stipulated result or the occurrence of a subsequent event directly related to the intended use of this study.  Our analyses, opinions and conclusions were developed and this report has been prepared in conformity with the requirements of the Uniform Standards of Professional Appraisal Practice.  John R. Pogacnik, MAI and Michael A. Wolin, MAI inspected the subject property, 411 W. River Road, Elgin, Illinois on September 28, 2017.  No one provided significant professional assistance to the persons signing this report.  The reported analyses, opinions and conclusions were developed, and this report has been prepared in conformity with the Code of Professional Ethics and Standards of Professional Appraisal Practice of the Appraisal Institute.  The use of this report is subject to the requirements of the Appraisal Institute relating to review by its duly authorized representatives.  As of the date of this report, John R. Pogacnik, MAI and Michael A. Wolin have completed the requirements of the continuing education program of the Appraisal Institute.

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QUALIFICATIONS OF APPRAISER

JOHN R. POGACNIK, MAI, CCIM

PROFESSIONAL DESIGNATIONS AND CERTIFICATIONS

Member of the Appraisal Institute (No. 11,737)

State of IL-Certified General Level Real Estate Appraiser License No. 553.000311, Expires September 30, 2019.

Certified Commercial Investment Member CCIM National Association of Realtors (No. 11,534).

IL Licensed Managing Real Estate Broker No. 075-0110408, Expires 04/30/19.

EDUCATION

Northern Illinois University School of Business, DeKalb, Illinois Bachelor of Science Degree, Major in Finance, Minor in Economics, May 1984.

EXPERIENCE

Since 1985 appraiser of residential, multi-family, office, retail, industrial and special purpose properties with an aggregate market value of over $3 Billion. Industrial properties include national properties over 1,000,000 square feet. Commercial properties include office buildings, department stores, shopping centers and mixed-use properties. Multi-family properties range from 6-500 units. Purposes for the appraisals include lending, real estate tax assessment, divorce, litigation, estate, HUD survey, acquisition, disposition and condemnation (IL Highway Authority and Forest Preserve Districts) as well as several consulting assignments.

Designated as Expert Witness and testified before Lake and surrounding Counties and State of Illinois Property Tax Appeal Board.

John R. Pogacnik, MAI, CCIM has testified as an expert witness in Federal Bankruptcy Court, arbitration proceedings and Lake County Circuit Court.

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QUALIFICATIONS OF APPRAISER- MICHAEL A. WOLIN, MAI, SRA CERTIFICATE #7138

PROFESSIONAL ASSOCIATION Past President to the Board of Directors of the Chicago Chapter of the Appraisal Institute-2010 Past Chairman of Candidate Guidance Committee Past member of the Admissions Committee and Regional Professional Standards and Ethics Panel Past Member of Review, Counseling and Ethics Administration Division, Appraisal Institute Recipient of the 2007 Herman Walther Award by the Chicago Chapter of the Appraisal Institute Recipient of the 2014 Heritage Award by the Chicago Chapter of the Appraisal Institute State Certified General Real Estate Appraiser, State of Illinois License Number 553.000553 Licensed Managing Real Estate Broker, State of Illinois Member of Chicago Board of Realtors; past Chairman and Member of the Appraisers Council Selected as 1981 U.S. Jaycee Outstanding Young Man of America

The Appraisal Institute conducts a voluntary program of continuing education for its designated members. Members of the Appraisal Institute and SRA’s who meet the minimum standards of this program are awarded periodic educational certification. As of the date of this report, I, Michael A. Wolin, have completed the requirements under the continuing education program of the Appraisal Institute.

EDUCATION Graduated from the University of Illinois in 1977 with a Bachelor of Science Degree in Business Administration Attended DePaul University - School of Law

APPRAISAL AND REAL ESTATE EXPERIENCE Appraisal and Consulting assignments have included office, industrial, commercial, and all types of multi-family residential properties. Has had extensive appraisal experience for the purposes of financing, ad valorem tax appeal, mortgage loan, estate tax, leased fee, leasehold estate and Special Use Properties. Clients have included major financial institutions, pension funds, Fortune 500 Corporations, law firms, governmental agencies, private entities and local and national developers.

Has appeared as an expert witness in Cook, Lake and surrounding Counties, Circuit Courts, Cook County Board of Tax Appeals, Zoning Board of Appeals, Illinois Property Tax Appeal Board and the United States Federal Court.

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ADDENDA

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RELATED CORRESPONDENCE

PETITION 22-17 411 W. River Road

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From: Susan Hansen Sent: Tuesday, October 24, 2017 10:12 AM To: Damir Latinovic Subject: Zoning - 411 W. River Road Attachments: New Jersey v. Footprints.pdf; Vernon Township.pdf

Mr. Latinovic,

We are residents of Riverside Manor and are writing to you regarding the application for zoning change filed by Brooktree Woodstock, IL (Footprints to Recovery) and International Teams for the property located at 411 W. River Road and in anticipation of the Zoning Board meeting on November 6, 2017..

We have attached a copy of a Final Agency Decision from the State of New Jersey Department of Human Services, Office of Program Integrity and Accountability, which was entered on April 27, 2017 in the case of Footprints to Recovery vs. Department of Human Services, Office of Licensing. On page 2 the Settlement Agreement, states:

WHEREAS on November 21, 2013, OOL issued a license to Footprints to operate an outpatient substance abuse treatment facility; and

WHEREAS on May 15, 2014, OOL issued a Cease and Desist Order (“Order”) to Footprints. The Order notified Footprints of OOL’s determination, after an inspection conducted on April 22, and 23, 2014 and a review of documents, that Footprints was in substantial non-compliance with N.J.A.C. 10:161A, Standards for Licensure of Residential Substance Use Disorders Treatment Facilities, and N.J.A.C. 10161B, Standards for Licensure of Outpatient Substance Abuse Treatment Facilities. OOL alleged that Footprints was providing residential services under its outpatient license, and that if failed to obtain prior approval to initiate a new service and was operating an unlicensed service. The Order imposed on Footprints an immediate curtailment of admissions of new clients or re-admissions of former clients...”

Further reading of the document details additional information regarding the case. We have been attempting to obtain additional pleadings from the file from the State of New Jersey and will forward any additional documents which we obtain. Hopefully these additional pleadings will shed more light on the case. Perhaps the Elgin City attorney could assist in obtaining the documents.

Please note that the settlement agreement was signed by Yitzchok Rokowsky, Managing Director, Footprints Hamilton Operations, LLC d/b/a Footprints to Recovery.

We originally received a certified letter from Tryko Partners of 575 Route 70, Brick, NJ in August of this year. This letter invited us to a public meeting that was held on August 24, 2017 at Elgin Community College. You were in attendance at that meeting. An internet search shows Yitzchok Rokowsky as the Chief Executive Officer of Tryko Partners. At the meeting we were informed that Tryko Partners wanted to open a rehabilitation facility called “Footprints to Recovery” in the River Road building. Footprints to Recovery’s website and brochures show two facilities – one in Hamilton Township, New Jersey and the other in Arlington Heights, Illinois. This information matches the information we were given by the proposed purchasers of the River Road property at the August 24, 2017 meeting. The Application for Zoning change shows that Brooktree Woodstock IL, LLC is managed by Changing Partners which has the identical address of Tryko Partners. Their Application states they want to operate a program titled "Footprints to Recovery". We are mentioning these details as we feel it is clear that Footprints to Recovery and Yitzchok Rokowsky involved in the New Jersey litigation noted above are the same person/entity that has filed for the River Road zoning change.

Finally, also enclosed is an article from the New Jersey Herald that was obtained through an internet search. This article is regarding property owned and sold by Mr. Rokowsky in Vernon Township, New Jersey.

We respectfully request that the Zoning Board and the City of Elgin consider the reputation and prior conduct of any business/individual that is requesting a zoning change that will, in our opinions, permanently alter our residential neighborhood.

Please confirm receipt of this email and attachments. Thank you.

Respectfully Submitted,

Kenneth and Susan Hansen, 430 Ranch Road, Elgin, IL Charles and Barbara McClanahan, 432 Road, Elgin, IL Ella Bizik, 424 Ranch Road, Elgin, IL Lucille Halvorsen, 1396 Wauchope, Elgin, IL

DRAFT ORDINANCE

PETITION 22-17 411 W. River Road

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DRAFT 11/06/2017 Ordinance No. xx-17

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 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.

The boundaries hereinafter laid out in the “Zoning District Map”, as amended, be and are hereby altered by including in the PCF Planned Community Facilty District the following described property:

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.

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. 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; i. A three-page fence plan, received October 19, 2016; and j. An Impact Study for the Pending Zoning Map Amendment for the Property Located at 411 West River Road City of Elgin, Illinois 60013, prepared by Price Appraisal Incorporated, dated September 28, 2017.

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 and 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. 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 PAB Planned Area Business 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 19.500 “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.

Section 4. That this ordinance shall be in full force and effect immediately after its passage in the manner provided by law.

s/ David J. Kaptain, Mayor

Presented: Passed: Omnibus Vote: Yeas: Nays: Recorded: Published:

Attest:

s/ Kimberly Dewis, City Clerk

DEVELOPMENT REVIEW SCHEDULE

The Community Development Department City of Elgin Week of November 6, 2017

City Council Meeting of November 8, 2017 Pet. # Project/Applicant Name Project Address Type of Application Description of Request Awaiting... Staff Establish a commercial event facility for Consideration by the 17-17 Frida's Party Room 219 W Highland Ave Conditional Use DL birthdays, weddings, showers, etc. City Council

Planning and Zoning Commission of November 6, 2017 Pet. # Project/Applicant Name Project Address Type of Application Description of Request Awaiting... Staff Fleetwood-F, LLC, Fleetwood-A, LLC, Establish a Planned Development with land- Planned Development as a Consideration by the 21-17 Fleetwood-S, LLC, Fleetwood-T, LLC 1600 Fleetwood Dr banking for future parking, vehicle use areas, and DL Map Amendment P&Z Commission and Fleetwood-MM, LLC commercial operations yard. Establish a specialty hospital for individuals with Brooktree Woodstock IL LLC / Int'l Planned Development as a variety of health issues, including but not limited Consideration by the 22-17 411 W River Rd DL Teams of IL Map Amendment to depression, anxiety, substance abuse and P&Z Commission trauma. Map Amendment, and 23-17 & Fox Valley Water Reclamation District Consideration by the 654 Wellington Ave Conditional Use for a Planned Construct a new pump station. DL 27-17 / FRWRD P&Z Commission Development

Pending City Council Items Pet. # Project/Applicant Name Project Address Type of Application Description of Request Awaiting... Staff

The Residences of Pingree Creek Subdivide approximately 86 acres for multi-family 34-13 1551 Reinking Rd Final Plat of Subdivision Applicant's revisions DW Shodeen residential development 200 Airport Rd Resubdivide Lot 2 of Fox River Business Center Mylar submission by 07-16 Northern Builders (Fox River Business Final Plat of Subdivision MM South Unit 1 into three lots applicant Center South Unit 1) Amendment to Annexation Agreement, Planned Revise site plan, allow single-family home product Ordinance Approval by 20-16 Ponds of Stony Creek / Ryland Homes 4001 McDonald Rd Development, and MM used in Cedar Grove City Council Preliminary Plat, and Final Plat for Units 1 and 2

Page 1 of 2 New or Pending Planning & Zoning Commission Items

Pet. # Project/Applicant Name Project Address Type of Application Description of Request Awaiting... Staff

Construct a new motor vehicle services station Applicant's response to 15-17 Palos Heights LLC 338 S McLean Blvd Conditional Use DL with convenience store staff comments

Preliminary and Final Plat of Subdivide existing property at 2135 Point Blvd. Consideration by the 24-17 FMA and RP2 Ltd Partnership 2135 Point Blvd DL Subdivision into two lots P&Z Commission

Expand vehicle use area reducing the vehicle use Applicant's response to 25-17 SD&S Properties Inc 921-957 N State St Map Amendment area setback from an interior (east) lot line to 15 DL staff comments ft. Establish a pop-up food hall restaurant space with 26-17 PKE Enterprise Inc / Dream Hall 51 S Grove Ave Conditional Use a separate taproom, event space and two office Staff Review DL tenant spaces. Additional application Construct a new 2,000-sq. ft. restaurant buidling 28-17 Andy's Frozen Custard 1150 S Randall Rd Planned Development documents from the DL with a drive-through lane. applicant

Abbreviations are as follows: CC: City Council Cindy Walden CW P&Z: Planning & Zoning Commission Damir Latinovic DL Dave Waden DW Denise Momodu DM Marc Mylott MM reviewing staff member to be determined TBD

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