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HomeMy WebLinkAboutG1-21Ordinance No. G1-21 AN ORDINANCE RECLASSIFYING TERRITORY IN THE SFR2 SINGLE FAMILY RESIDENCE DISTRICT TO A PCF PLANNED COMMUNITY FACILITY DISTRICT (450 South Randall Road) WHEREAS, written application has been made to reclassify certain property located at 450 South Randall Road from SFR2 Single Family Residence District to PCF Planned Community Facility District; and WHEREAS, the zoning lot containing the premises at 450 South Randall Road is legally described herein (the "Subject Property"); and WHEREAS, the Planning and Zoning Commission conducted a public hearing concerning said application on June 15, 2020, following due notice including by publication; and WHEREAS, the Community Development Department and the Planning and Zoning Commission have submitted their Findings of Fact concerning said application; and WHEREAS, the Community Development Department and the Planning and 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 and 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 SFR2 Single Family Residence District to a 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 June 15, 2020, and the recommendations made by the Community Development Department and the Planning and 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 PCF Planned Community Facility District the following described property: THAT PART OF THE NORTHEAST QUARTER OF SECTION 20 AND THAT PART OF THE NORTHWEST QUARTER OF SECTION 21, ALL IN THE TOWNSHIP 41 NORTH, RANGE 8 EAST OF THE THIRD PRINCIPAL MERIDIAN DESCRIBED AS FOLLOWS: BEGINNING AT THE SOUTHWEST CORNER OF SAID NORTHEAST QUARTER; THENCE NORTH 0 DEGREES 07 MINUTES 33 SECONDS WEST, A DISTANCE OF 358.14 FEET TO A POINT OF CURVATURE; THENCE NORTHWESTERLY ALONG A CURVE CONCAVE TO THE SOUTHWEST, HAVING A RADIUS OF 175.00 FEET, AN ARC LENGTH OF 275.40 FEET TO A POINT OF TANGENCY, THE CHORD OF SAID CURVE HAVING A LENGTH OF 247.85 FEET AND A BEARING OF NORTH 45 DEGREES 12 MINUTES 36 SECONDS WEST; THENCE SOUTH 89 DEGREES 42 MINUTES 21 SECONDS WEST, A DISTANCE OF 106.86 FEET TO A POINT OF CURVATURE; THENCE NORTHWESTERLY ALONG A CURVE CONCAVE TO THE NORTHEAST, HAVING A RADIUS OF 170.00 FEET, AN ARC LENGTH OF 163.23 FEET TO A POINT OF TANGENCY, THE CHORD OF SAID CURVE HAVING A LENGTH OF 157.03 FEET AND A BEARING OF NORTH 62 DEGREES 47 MINUTES 17 SECONDS WEST; THENCE NORTH 35 DEGREES 16 MINUTES 55 SECONDS WEST, A DISTANCE OF 95.15 FEET TO A POINT ON THE SOUTH LINE OF SOUTH STREET ACCORDING TO THE DEED RECORDED AS DOCUMENT 2010K014486; THENCE NORTHEASTERLY ALONG SAID SOUTH LINE, SAID LINE BEING A CURVE CONCAVE TO THE NORTHWEST, HAVING A RADIUS OF 495.00 FEET AND AN ARC LENGTH OF 23.89 FEET TO A POINT OF TANGENCY, THE CHORD OF SAID CURVE HAVING A LENGTH OF 23.89 FEET AND A BEARING OF NORTH 47 DEGREES 12 MINUTES 04 SECONDS EAST; THENCE NORTH 45 DEGREES 49 MINUTES 04 SECONDS EAST ALONG SAID SOUTH LINE, A DISTANCE OF 188.18 FEET; THENCE SOUTH 82 DEGREES 02 MINUTES 14 SECONDS EAST, A DISTANCE OF 219.06 FEET TO A POINT ON THE WEST LINE OF LOT 14 IN STACEY ENOS SUBDIVISION, ACCORDING TO THE PLAT RECORD AS DOCUMENT NUMBER 95K009372; THENCE SOUTH 7 DEGREES 55 MINUTES 13 SECONDS WEST ALONG SAID WEST LINE, A DISTANCE OF 106.14 TO THE SOUTHWEST CORNER OF SAID LOT 14; THENCE SOUTH 82 DEGREES 08 MINUTES 03 SECONDS EAST ALONG THE SOUTH LINE OF SAID LOT 14 AND THE SOUTH LINE OF LOT 15 IN SAID STACEY ENOS SUBDIVISION, A DISTANCE OF 536.21 FEET (RECORD BEING 536.23 FEET) TO THE SOUTHEAST CORNER OF SAID LOT 15, SAID CORNER BEING A POINT ON THE WESTERLY LINE AS MONUMENTED OF RANDALL ROAD PER DOCUMENT NUMBER 1040510; THENCE SOUTH 7 DEGREES 51 MINUTES 59 SECONDS WEST ALONG SAID WESTERLY LINE, A DISTANCE OF 22.43 FEET TO A POINT OF CURVATURE; THENCE SOUTHERLY ALONG SAID WESTERLY LINE, SAID -2- LINE BEING A CURVE CONCAVE TO THE EAST, HAVING A RADIUS OF 1,662.88 FEET AND AN ARC LENGTH OF 593.22 FEET TO THE POINT OF INTERSECTION WITH THE SOUTH LINE OF SAID NORTHWEST QUARTER, THE CHORD OF SAID CURVE HAVING A LENGTH OF 590.08 FEET AND A BEARING OF SOUTH 2 DEGREES 21 MINUTES 12 SECONDS EAST; THENCE SOUTH 88 DEGREES 52 MINUTES 38 SECONDS WEST ALONG SAID SOUTH LINE, SAID LINE ALSO BEING THE NORTH LINE OF LOT 200 IN WOODBRIDGE NORTH UNIT TWO ACCORDING TO THE PLAT RECORDED AS DOCUMENT NUMBER 90K45548, A DISTANCE OF 429.06 FEET (RECORD BEING 428.50 FEET) TO THE POINT OF BEGINNING, IN KANE COUNTY, ILLINOIS. (commonly known as 450 South Randall Road) Section 3. That the City Council of the City of Elgin hereby grants the rezoning from SFR2 Single Family Residence District to PCF Planned Community Facility District at 450 South Randall 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 Developments" of the Elgin Municipal Code, as amended. In general, community facilities provide governmental, recreational, educational, health, social, religious, and transportation services to the community on a for -profit or on a not -for -profit basis. B. Supplementary Regulations. Any word or phrase contained herein, followed by the symbol "[SR]", shall be subject to the definitions and the additional interpretive requirements provided in Chapter 19.90 "Supplementary Regulations", of the Elgin Municipal Code, as amended. The exclusion of such symbol shall not exempt such word or phrase from the applicable supplementary regulation. C. General Provisions. In this PCF Planned Community Facility District, the use and development of land and structures shall be subject to the provisions of Chapter 19.05 "General Provisions", of the Elgin Municipal Code, as amended. D. Zoning Districts; Generally. In this PCF Planned Community Facility District, the use and development of land and structures shall be subject to the provisions of Chapter 19.07 "Zoning Districts", of the Elgin Municipal Code, as amended. E. Location and Size of District. PCF Planned Community Facility Districts should be located in substantial conformance to the official comprehensive plan. The amount of land necessary to constitute a separate PCF Planned Community Facility District exclusive of rights of way, but including adjoining land or land directly opposite a right of way shall not be less than two (2) acres. No departure from the -3- required minimum size of a planned community facility 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 enumerated "land uses" [SR] shall be the only land uses allowed as a "permitted use" [SR] or as a "conditional use" [SR] in this PCF Planned Community Facility District: 1. Permitted Uses. Those land uses enumerated as permitted uses within the CF Community Facility District, Section 19.30.130 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 CF Community Facility District, Section 19.30.130 B., Land Use, of the Elgin Municipal Code, as it may be amended from time to time. 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 submitted by Chris Buday, as applicant, and Funk Properties Limited, as property owner, received February 21, 2020, and supporting documents including: a. Undated New Perspective Senior Living - Statement of Purpose and Conformance letter, received March 27, 2020; b. Memorandum RE: Trip Generation Analysis for Proposed Assisted Living Community 450 S. Randall Road, Elgin, Illinois, prepared by Kimley Horn and Associates, Inc., dated May 15, 2020; c. South Street Option 4 — Tree Transect Survey letter, prepared by Hampton, Lenzini and Renwick, Inc., dated February 21, 2020; d. Zoning Exhibit New Perspective, prepared by Hampton, Lenzini and Renwick, Inc., dated June 8, 2020; e. ALTA/NSPS Land Title Survey, prepared by Hampton, Lenzini and Renwick, Inc., dated February 18, 2020; f. Final Plat of Subdivision of New Perspective, prepared by Hampton, Lenzini and Renwick, Inc., dated April 24, 2020, last revised December 3, 2020, with such further revisions as required by the City Engineer; g. Plat of Dedication of Prairie Shore Drive, Elgin, Illinois, prepared by -4- Hampton, Lenzini and Renwick, Inc., dated April 23, 2020, last revised June 8, 2020, with such further revisions as required by the City Engineer; h. New Perspective Senior Living Architectural Drawings set, including sheets: L1, Al, A2, A3, A4, A5, A6, A7, A8, A9, prepared by Tushie Montgomery Architects, dated September 11, 2020, with such further revisions as required by the Community Development Director; i. Fire Truck Exhibit, Sheet EX, prepared by Kimley-Horn and Associates, Inc., dated February 21, 2020, with such further revisions as required by the City Engineer; j. Parking Lot and Driveway Photometrics plan, prepared by Kimley-Horn and Associates, Inc., dated February 21, 2020, last revised May 15, 2020, with such further revisions as required by the Community Development Director; k. Undated light fixture specifications including D-Series Size 1, Nuovo 62- 1263, SLIM 12Y, Progress Lighting P5445-3130K9, and PIP15Y/D10, received March 27, 2020, with such further revisions as required by the Community Development Director; and 1. Site engineering plans titled Site Development Plans for New Perspective 450 S. Randall Road Elgin, IL 60124, prepared by Kimley-Horn and Associates, Inc., dated February 21, 2020, last revised November 13, 2020, with such further revisions as required by the City Engineer. 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 allow the construction of bocce ball and putting green recreational facilities in the street yard along Prairie Shore Drive. 3. A departure is hereby granted to allow the construction of a dog run in the north side yard, and the construction of a playground equipment in the south side yard. 4. A departure is hereby grated to allow the construction of a refuse collection area in the street yard along Prairie Shore Drive. 5. A departure is hereby granted to allow the construction of a six-foot high wall in the street yard along Prairie Shore Drive to enclose the refuse collection area. The exterior of the wall shall be masonry material, and shall match the exterior material and color of the building. 6. A departure is hereby granted to allow the construction of the senior living facility with the maximum floor area of 187,554 square feet. -5- 7. The applicant shall exhaust all reasonable efforts to record an easement document which grants access and storage of the lawn maintenance and snow clearing equipment to Edgewater by Del Webb Subdivision Home Owners Association on Lot 2 prior to the issuance of the Certificate of Occupancy. The easement shall include language that prohibits the release of the easement without the written consent of the Edgewater by Del Webb Subdivision Home Owners Association. In addition, the applicant shall submit an executed Mylar copy of the plat of dedication of existing Prairie Shore Drive in substantial compliance to the Plat of Dedication Prairie Shore Drive, prepared by Hampton, Lenzini and Renwick, Inc., dated April 23, 2020, last revised June 8, 2020. Such plat shall be approved and recorded by the City of Elgin prior to the issuance of the Certificate of Occupancy. Should the applicant be unable to come to terms with Edgewater by Del Webb Subdivision Home Owners Association, the applicant shall still construct the Lot 2 parking lot improvements as provided within this planned development, and an easement document shall be recorded granting the City of Elgin access and storage rights over the parking lot on Lot 2. The language of such easement document shall be approved by the City of Elgin prior to recording, and the easement shall be recorded prior to the issuance of the Certificate of Occupancy. 8. The proposed subdivision monument graphic shall be located at least 20 feet from the intersection of pavements of the existing bike path along South Street and the proposed public sidewalk on the east side of the extended Prairie Shore Drive. 9. The owner and/or operator of the proposed senior -living facility 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 5011, 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)." 10. The proposed senior -living facility shall obtain all necessary licenses from the KIM State of Illinois prior to start of operation. 11. New Perspective will install and maintain no -left turn signage at its driveways with Prairie Shore Drive that encourage any residents, visitors, employees, and/or service providers leaving the facility to turn right from the facility and travel to South Street. 12. Development upon Lots 2 and/or 3 shall be reviewed and approved as an amendment to this planned development. 13. The applicant shall pay a fee of twenty six thousands six hundred dollars ($26,600) in lieu of planting all required replacement trees. The fee, which is to be collected at the time of building permit issuance, is in addition to the installation of 205 new trees and other landscaping materials in substantial compliance with site engineering plans titled Site Development Plans for New Perspective 450 S. Randall Road Elgin, IL 60124, prepared by Kimley-Horn and Associates, Inc., dated February 21, 2020, last revised November 13, 2020, with such further revisions as required by the City Engineer. 14. Any resident of Lot 1 must be 55 years of age or older. As such, City Council accepts that the development upon Lot 1 will not pay school impact fees. If the facility is ever converted to a multi -family building with no age restriction, the school impact fees would be calculated and owed at that time. Such conversion would require an amendment to this planned development to minimally ensure that sufficient off-street parking is provided. 15. City Council accepts that the land set aside for the recreational needs of the residents of the development, and the improvements made thereto, generally meet the private park site provisions of Section 17.04.030, Park Site, of the Elgin Municipal Code, 1976 as amended. Prior to the issuance of a building permit, the applicant shall provide documentation to the Development Administrator that the combination of land set aside for the recreational needs of the residents and of the cost of the improvements made thereto is the equivalent of at least 1.82 acres of land. Should the amount of land set aside be less than 1.82 acres, the difference shall be multiplied by $90,337.90 per acre to determine the minimum cost of the improvements made to the land. 16. The City of Elgin will establish permanent "No Parking" restrictions on Prairie Shore Drive in substantial conformance to the two -page Attachment 1, consisting of "Building Site Plan sheet C401, prepared by Kimley-Horn and Associates, Inc., dated February 21, 2020, last revised April 22, 2020", and "Plat of Dedication Prairie Shore Drive, prepared by Hampton, Lenzini and Renwick, Inc., dated April 23, 2020, last revised June 8, 2020". The City of Elgin may modify such no -parking restrictions entirely or in part, either -7- temporarily or permanently, without the need to amend this PCF Planned Community Facility District. 17. 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, except as provided within this section, and shall be in substantial conformance with the following: 1. A departure is hereby granted to allow the construction of the proposed senior living facility with a total of 114 parking spaces on site. I. Off Street Loading. In this PCF Planned Community Facility District, off-street loading shall be subject to the provisions of Chapter 19.47 "Off Street Loading", of the Elgin Municipal Code, as amended. J. Signs. In this PCF Planned Community Facility District, signs shall be subject to the provisions of 19.50 "Street Graphics", of the Elgin Municipal Code, as amended, except as provided within this section, and shall be in substantial conformance with the following: 1. A departure is hereby granted to allow the construction of a monument graphic on the property along S. Randall Road with a maximum sign surface area of 148.33 square feet. 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 WE Elgin Municipal Code, as amended. A conditional use may be requested by the property owner without requiring an amendment to this PCF zoning district. O. Variations. In this PCF Planned Community Facility District, variations shall be subject to the provisions of Chapter 19.10.500 "Authorized Land Use Variations", Chapter 19.12.800 "Authorized Site Design Variations", and Chapter 19.70 "Variations", of the Elgin Municipal Code, as amended. A variation may be requested by the property owner without requiring an amendment to this PCF zoning district. P. Appeals. Any requirement, determination, or interpretation associated with the administration and enforcement of the provisions of this ordinance may be appealed subject to the provisions of Chapter 19.75 "Appeals", of the Elgin Municipal Code, as amended. Section 4. That this ordinance shall be in full force and effect immediately after its passage in the manner provided by law. IAII;" David J. 1� ptai , Mayor Presented: January 13, 2021 Passed: January 13, 2021 Omnibus Vote: Yeas: 9 Nays: 0 Recorded: January 13, 2021 Published: January 14, 2021 e Kimberly Dewis, Ci Clerk EXHIBIT A June 15, 2020 RECOMMENDATION & FINDINGS OF FACT OF THE COMMUNITY DEVELOPMENT DEPARTMENT AND THE PLANNING & ZONING COMMISSION CITY OF ELGIN, IL OVERVIEW Provided herein are the written findings and recommendation of the Community Development Department and the Planning & Zoning Commission regarding Petitions 08-20, and 09-20, an application by Chris Buday of Boldt Holdings LLC, as applicant and design -build developer for New Perspective, and Funk Properties Limited, as property owner, are requesting approval of a preliminary and final plat of subdivision and a planned development as a map amendment with departures from the Elgin Municipal Code requirements for a fence, the location of a refuse enclosure, the location of a dog run and recreational equipment, the sign surface area of a monument graphic, the parking requirement, the commercial operations yard, total building floor area, and other departures as may be necessary or desirable, to construct a four-story, 140-unit senior living facility at the property commonly referred to as 450 South Randall Road. GENERAL INFORMATION Petition Number: 08-20 and 09-20 Property Location: 450 S. Randall Road Requested Action: Preliminary and Final Plat of Subdivision and. Planned Development as a Map Amendment Current Zoning: SFR2 Single Family Residence District and ARC Arterial Road. Corridor Overlay District Proposed Zoning: PCF Planned Community Facility District, PSFR2 Planned Single Familv Residence District, and ARC Arterial Road Corridor Overlay District Existing Use: Vacant undevelo )ed Proposed Use: Senior living facility. a nursing; and personal care facility Recommendation & Findings of Fact Petitions 08-20 and 09-20 June 15, 2020 Applicant: Chris Buday Owner Funk Properties Limited _ Staff Coordinators: Damir Latinovic, AICP, Senior Plamier Exhibits Attached: A. Aerial/Location Mal) B. Zonina Mai) C. Parcel Ma D. Site Location E. Development Application and Attaclunents F. Draft Ordinance BACKGROUND Chris Buday of Boldt Holdings LLC, as applicant and design -build developer for New Perspective, and Funk Properties Limited, as property owner, are requesting approval of a preliminary and final plat of subdivision and a planned development as a map amendment with departures from the Elgin Municipal Code requirements for a fence, the location of a refuse enclosure, the location of a dog run and recreational equipment, the sign surface area of a monument graphic, the parking requirement, the commercial operations yard, total building floor area, and other departures as may be necessary or desirable, to construct a four-story, 140-unit senior living facility at the property commonly referred to as 450 South Randall Road. The 27-acre property, zoned SFR2 Single Family Residence District is located on the west side of Randall Road approximately 675 feet south of South Street. On the west, the property has frontage along South Street. The majority of the property is wooded and is located in the flood plain and wetlands surrounding Otter Creek, which runs through the western portion of the property. The property has never been developed. The properties adjacent to the north are zoned AB Area Business District and are improved with one-story commercial retail developments, with tenants including Oberweis Dairy, Enterprise Rent-A-Car, and Jinvny John's restaurant. The vacant, undeveloped property to the east across Randall Road is located in unincorporated Kane County. That property is almost entirely located in a wetland and not likely to be developed. The properties adjacent to the south are zoned PCF Planned Community Facility District and CF Community Facility District. These properties, the majority of which are part of the Edgewater by -2- Recommendation & Findings of Fact Petitions 08-20 and 09-20 June 15, 2020 Del Webb subdivision, are primarily wooded and undeveloped, and are almost entirely located in wetlands. The properties will therefore remain undeveloped open space. The vacant and undeveloped property to the west/northwest across South Street is zoned SFR2 Single Family Residence District and also owned by the ownerof the subject property, Funk Properties Limited. Figure 1. Site area map with zoning and wetland boundary overlay Proposal New Perspective is proposing to construct a four-story, senior living facility with a total of 140 units. The applicant is proposing to extend Prairie Shore Drive, which currently dead ends at the south edge of the property, north to South Street and subdivide the property into three lots with one outlot for the stonnwater detention. The senior living facility would be constructed on the proposed Lot l along Randall Road. Lot 2 would include a 125-ft by 60-ft parking lot for the storage of snow clearing and landscape maintenance equipment for the Edgewater Subdivision, which is adjacent to the south. The remainder of Lot 2 and Lot 3 would remain vacant, but are expected to be developed with residential uses in the future. The proposed storrnwater detention facility would only serve the senior living facility. Future development on Lots 2 and/or 3 would require the construction of additional storrnwater detention facilities to serve those developments. The applicant is proposing to rezone Lot 1 and the stormwater detention outlot A in the PCF Planned Community Facility District, and proposed Lot 2 and Lot 3 would be zoned PSFR2 Planned Single Family Residence District. -3- Recommendation & Findings of Fact Petitions 08-20 and 09-20 June 15, 2020 r d Figure 2. Proposed subdivision Site Design and Access Per the intergovernmental agreement between the City of Elgin and Kane County, which owns, maintains, and controls access to Randall Road, direct access to the property from Randall Road is prohibited. Instead, by extending Prairie Shore Drive to connect to South Street, the applicant would provide the primary access to the property from South Street. The 30-foot wide Prairie Shore Drive extension would meet all City requirements for a local street, including a public sidewalk on both sides of the street, street trees, and street lights. The street extension would include the construction of a small bridge across Otter Creek to connect to South Street. Upon completion, Prairie Shore Drive would be dedicated as a public street. In addition, the existing Prairie Shore Drive, which is a private street owned and maintained by the Edgewater Subdivision, would be dedicated to the City as a public street. The development would thereby provide access for the residents of Woodbridge North Subdivision located to the southeast of the subject property to retail developments without having to use Randall Road. -4- Recommendation & Findings of Fact Petitions 08-20 and 09-20 June 15, 2020 Figure 3. Proposed site plan The main entrance to the building would be on the east side, adjacent to the surface parking lot with 77 parking spaces. Another 37 parking spaces are provided within the first floor garage for a total of 114 parking spaces. The applicant would install a 10-foot wide multi -purpose trail along Randall Road which would connect to the sidewalk in front of the retail building to the north and provide for future connection to the south of the property. The building is situated on the eastern portion of the property which is largely clear of any trees. However, some trees will be removed for the extension of Prairie Shore Drive and the construction of the stonnwater detention facility. The applicant has submitted a tree survey, which shows that approximately 398 trees would be removed, the maiority of which are less desirable species in fair or poor condition. The applicant is proposing to install 205 trees, including 48 new street trees along the extension of Prairie Shore Drive. The applicant would also pay $26,600 as a fee in lieu of installation of another 44 replacement trees required to be installed. All proposed landscaping within the vehicle use areas will exceed the landscaping requirements. Facility Operation The proposed facility would have 107 senior apartments (55 units for independent living and 52 units for assisted living) and 33 memory care units. The facility would provide a continuum of care focusing on physical fitness, brain fitness, dining experiences, and social/spiritual enriclunents. The exterior design of the building would feature stone, brick and hardie board siding to achieve a more residential rather than an institutional character. On the interior, the building would feature natural materials and stone with open spaces that enhance relationships between -5- Recommendation & Findings of Fact Petitions 08-20 and 09-20 June 15, 2020 residents, families, staff, and the community. The building would include amenities such as a pub, an upscale bistro, full -service spa, an activity center, workshop, library, and a community room that will also serve as a chapel and a theater. The wellness center would include physical therapy, exercise equipment, and a warm water therapy pool. Outdoor amenities include a playground along the south property line, a bocce ball court and a putting green on the west side of the building in the street yard along Prairie Shore Drive, and a fenced -in dog park on the north side of the building. The amount of outdoor space and the value of the improvements to that space satisfy the park site impact fee as a private park site. The senior apartments would be located within the four-story portion of the building with each unit having its own full kitchen, in -unit laundry, and a screened -in porch. The memory care units would be located within the one-story portion of the building called Betty's Harbor on the north side of the building. This portion of the building would be a more secure environment with special design for those who are experiencing mild to moderate memory loss from Alzheimer's and other types of memory loss. The facility would have approximately 80 staff members with up to 26 staff members during the peak demand shift. Staff would be on site 24 hours a day providing various support services and care options for assistance with activities of daily living. As a building for residents exclusively 55 years of age or older, the development will not pay school impact fees. If the facility is ever converted to a regular multiple -family building with no age restriction, the school impact fees would be calculated and owed at that time. Parking and Traffic Per the zoning ordinance, the proposed facility is required to provide one parking space per two units for independent units, plus one parking space per two beds for other assisted living and memory care units, plus one parking space per employee during the peak demand shift. With a total of 55 independent units, 185 total beds across all assisted and memory care units, and 26 employees during the peak demand shift, the facility is required to provide a total of 147 parking spaces. Instead, the applicant is proposing to provide a total of 114 parking spaces (37 garage spaces and 77 spaces in the surface parking lot) based on the actual demand for parking at other senior living facilities that they operate. The applicant has submitted parking data from five other similar facilities it has recently developed in the Midwest. Per those parking counts and parking needs, the following is the actual parking demand expected to be generated by the proposed facility: • Independent living units: 0.85 stalls per unit (55 units = 47 stalls needed) • Assisted living units: 0.25 stalls per unit (52 units = 13 stalls needed) • Memory care units: 0 stalls per unit (33 units = 0 stalls needed) -6- Recommendation & Findings of Fact Petitions 08-20 and 09-20 June 15, 2020 • Staff parking: one parking space per employee during peak demand shift (26 employees), plus 50% of the next shift (16 employees) = total 34 parking spaces needed • Guest parking: one stall per 10 units (140 units/10 = 14 stalls needed) • Total actual parking demand anticipated: 108 parking stalls Based on the actual parking demand experienced at other facilities, the proposed facility would need 108 parking spaces. The applicant is proposing 114 parking spaces which exceeds the anticipated parking demand for the facility. The applicant has also submitted a traffic study to demonstrate the anticipated impact of the proposed development on surrounding roadways. The study concludes that the anticipated traffic generated by the proposed senior living facility, along with the future medium -density residential development with 45 townhome units on Lot 2, is similar to the traffic that would be generated if the entire 27-acre subject property was developed with a single-family residential development for which it is zoned now. The proposed senior living facility is expected to generate approximately 360 trips per day with approximately 25 trips during the morning peak hour and approximately 40 trips during the evening peak hour. A potential fixture townhouse development with 45 units on Lot 2 would generate approximately 330 additional daily trips with 20 and 30 trips during the morning and evening peak hours respectively. This total of 690 daily trips is very similar to the total of 650 trips that would be generated by a 60-unit, single-family residential development on the subject property. Peak hour traffic is also very similar to a single-family development generating a total of 45 and 65 trips during the morning and evening peak hour, while the senior living facility and a 45-unit townhome development would generate a total of 45 and 70 trips during the morning and evening peak hours respectively. The traffic study shows that all trips generated by the senior living facility and approximately 75% of trips generated by the potential townhouse development are expected to use South Street access. South Street has adequate capacity to handle the additional traffic. Still, the applicant would widen South Street to add a designated left -turn lane witli stacking capacity for approximately 6 vehicles for westbound traffic on South Street at the Prairie Shore Drive intersection. The remaining 25% of traffic fiorn the firture residential development on Lot 2 would go south on Prairie Shore Drive to College Green Drive. That traffic through Woodbridge North Subdivision would be offset by traffic fi•om approximately 75 homes (approximately 1 /2 of the 146 homes located north of College Green Drive within the subdivision) that would now have access to South Street. Notwithstanding, New Perspective will install no -left turn traffic signs at the three exit driveways directing any residents, visitors, employees, or service providers leaving their facility to go north from the facility to South Street. -7- Recommendation & Findings of Fact Petitions 08-20 and 09-20 June 15, 2020 Edgewater by Del Webb Ec ui meat Stora e The applicant is proposing the extension of the existing Prairie Shore Drive, which is a private street part of Edgewater Subdivision adjacent to the south, which currently dead ends south of the property. However, in 2019, the City approved storage of landscape maintenance and snow clearing equipment along Prairie Shore Drive, because it is a private dead end street. To connect to the existing Prairie Shore Drive and extend it, the applicant has reached an agreement with Edgewater Subdivision Home Owners Association (HOA) to relocate the landscape maintenance and snow clearing equipment on a new parking lot on Lot 2 to be constructed. by the applicant. The existing owner of the subject property will continue to own the proposed Lot 2 and has also agreed to the parking lot construction and the storage of Edgewater equipment on its property. The access easement for the permanent storage of Edgewater equipment on Lot 2 would be finalized if the project is approved, and it will have to be submitted prior to the issuance of any building permits. The 125-foot long by 60-foot wide parking lot for the storage of Edgewater equipment, which is classified as a commercial operations yard, would be enclosed with a six-foot high solid fence and landscape screening. The parking lot is located near the south property line of Lot 2 to allow for future development on the reminder of Lot 2. Departures from the Zoning Ordinance Requirements The proposed development requires several departures from the requirements of the zoning ordinance. The requested departures are summarized in Table 1 below, and are further described in Planned Development Departures and Exceptions section of the staff report further below. Table 1. Detail of Required Departures Site Design Regulation Requirement Proposed Parking '147 114 Monument Graphic Sigut Surface Area 148.33 sq. ft. 80 sq. ft. Location of recreational equipment bocce ball court and putting ( p g In rear yard only In street yard along Prairie Shore Dr green) Location of recreational equipment In side yard (dog run and playground In rear yard only north and south of the e ui ment building Location of the refuse collection In rear yard only In street yard area along Prairie Shore Dr Recommendation & Findings of Fact Petitions 08-20 and 09-20 June 15, 2020 Location of a. six-foot high solid In street yard fence In side or rear yards only (for refuse collection area enclosure Total building floor area 110,672 sq. ft. 187,554 sq. ft. Location of a commercial In rear yard of a principal On Lot 2 with no principal operations yard building building The Community Development Department offers the following additional information: A. Property History. The 27-acre subject property was annexed to the city in 1990. Upon annexation, the property was zoned R2 Single -Family Residence District. In 1992, the property was rezoned to the current SFR2 Single Family Residence District. The majority of the property is wooded and is located within floodplain and wetlands surrounding the Otter Creek which runs through the western portion of the property. The property has been part of any subdivision and has never been developed. B. Surrounding Land Use and Zoning. The properties adjacent to the north are zoned AB Area. Business District and are improved with one-story commercial retail developments, with tenants including Oberweis Dairy and Jimmy John's restaurants, and Enterprise motor vehicle rental center. The vacant, undeveloped property to the east across Randall Road is located in unincorporated Kane County. The property is almost entirely located in a wetland is not likely to be developed. The properties adjacent to the south are zoned PCF Planned Community Facility District and CF Community Facility District. These properties, majority of which are primarily wooded and undeveloped, are almost entirely located in wetlands. The properties will therefore most likely remain undeveloped open space. The property to the west/northwest across South -Street, also owned by the owner of the subject property Funk Properties Limited, is zoned SFR2 Single Family Residence District. The property is vacant and undeveloped. C. Comprehensive Plan. The subject property is designated as Parks and Open Space by the City's 2018 Comprehensive Plan. This land use includes parkland maintained by the Parks and Recreation Department and other entities, such as the Kane County Forest Preserve District. The Elgin Parks and Recreation Department operates and maintains 74 parks totaling 1,643 acres and 10 recreational facilities throughout the City, and the Forest Preserve Districts of Kane and Cook Counties support several natural preserves in an around Elgin. This land use also includes various areas of open space that contain natural areas and environmental features such as extensive woodlands, wetlands, floodplains, and M Recommendation & Findings of Fact Petitions 08-20 and 09-20 June 15, 2020 detention ponds: D. Zoning District. The applicant is proposing to rezone the Lot 1 and the stormwater detention outlot A in the PCF Planned Community Facility District, and the proposed Lot 2 and Lot 3 would be zoned PSFR2 Planned Single Family Residence District. 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 Developments" of the zoning ordinance. In general, community facilities provide governmental, recreational, educational, health, social, religious, and transportation services to the community on a for -profit or on a not -for -profit basis. The purpose of the PSFR2 Planned Single Family Residence District is to provide a planned urban residential environment of moderate density for single-family detached dwellings, subject to the provisions of Chapter 19.60 ".Planed Development" of the zoning ordinance. A PSFR2 Zoning District is most similar to, but departs from the standard requirements of the SFR2 Zoning District. E. Trend of Development. The subject property is located along the Randall Road commercial corridor, but also has frontage along South Street. Over the last 20 years, Randall Road has developed into one of City's primary commercial retail corridors with a wide range of retail and service uses serving city residents. Due to its high volume of traffic as Kane County's primary arterial road., the uses along Randall Road also provide services to residents from other surrounding communities. Most developments along Randall Road are auto -oriented with surface parking lots in front of small and large one-story commercial buildings. Typical uses include fast-food, fast -casual, and sit-down restaurants, general retail stores, and service -oriented establishments, such as banks, salons, medical and 'dental offices, and motor -vehicle service stations and repair shops. However, most recently, the corridor both in Elgin and the surrounding communities has seen the development of multi- family uses, such as Watermark at the Grove mixed -use development along Randall Road north of 1-90 in Elgin and 170-unit Spectrum Senior Living development in South Elgin at the southwest corner of Randall Road and Silver Glen Road. FINDINGS After due notice as required by law, the Planning & Zoning Commission conducted a public hearing in consideration of Petitions 08-20 and 09-20 on June 15, 2020. Testimony was presented at the public hearing in support of the application. The Community Development Department submitted a Development Application Review and Written Findings & Recommendation to the Planning & Zoning Commission dated June 15, 2020. -10- Recommendation & Findings of Fact Petitions 08-20 and 09-20 June 15, 2020 The Community Development Department and the Planning & Zoning Commission have made the following .findings regarding the application against the standards for map amendments outlined in § 19.55.030 and planned developments outlined in § 19.60.040: STANDARDS FOR MAP AMENDMENTS AND PLANNED DEVELOPMENTS A. Site Characteristics Standard. The suitability of the subject property for the planned development, 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 planned development with respect to its size, shape, significant features including topography, watercourses, vegetation, and existing improvements. The 27-acre property is currently vacant and undeveloped. While the majority of the western portion of the property is wooded and located within flood plain and wetlands along Otter Creek, which runs through the western portion of the property, the eastern portion of the property along Randall Road where the proposed senior living facility would be located is clear of trees and is not affected by the wetland. The applicant is still proposing to remove some trees to accommodate the extension of Prairie Shore Drive with a bridge across Otter Creek, and to construct the stormwater detention facility. The majority of those trees are of a less -than -desirable species and in fair or poor condition. The applicant will however install 205 new trees and landscaping and also pay $26,600 as a fee in lieu of installation of another 44 replacement trees required to be installed. All proposed landscaping within the vehicle use areas will exceed the landscaping requirements. The proposed bridge across Otter Creek and other construction within the existing flood plain and wetlands will have to be reviewed and approved by the Array Corps of Engineers, which has the jurisdiction over Otter Creek, flood plain, and wetlands. The applicant has already shared its proposal with the local Anny Corps of Engineers office and has received the approval to proceed with detail design. The applicant will have to provide written approval fiom the Amy Corps of Engineers prior to issuance of any permits by the City. The property sits slightly lower than Randall Road, however, the property is primarily flat with the exception of Otter Creek, and is suited for development. B. Sewer and Water Standard. The suitabilio, of the subject property .for the planned development with respect to the availability of adequate Municipal water, wastewater treatment and stormwater control,facilities. Findings. The subject property is suitable for the intended planned development with respect to the availability of adequate water, sanitary treatment, and stone water control facilities. All necessary municipal water, sanitary sewer, and stormwater utilities are located in the vicinity of the site. The applicant would extend the sanitary sewer line from Recommendation & Findings of Fact Petitions 08-20 and 09-20 June 15, 2020 South Street and under Otter Creek to serve the proposed facility. Similarly, the applicant would extend the existing 8" water main running along Prairie Shore Drive to South Street with a service connection to the proposed building. The proposed stormwater detention in the northwest portion of the site would collect all stormwater runoff from the site before it is discharged into the creek. All proposed utilities and stormwater facilities would meet the City requirements. Future development on Lots 2 and 3 would have to construct their own water service lines, sanitary sewer connections, and their own stormwater detention facilities. C. Traffic and Parking Standard. The suitabilih� of'the subject property.for the planned development with respect to the provision ofsafe 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" [SRI 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 f rontages 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. Findings. The subject property is suitable for the intended planned development with respect to the provision of safe and efficient on -site and off -site vehicular circulation designed to minimize traffic congestion. Per the intergovernmental agreement with Kane County, no access to the site is provided directly from Randall Road. Instead, the applicant is proposing to extend the existing Prairie Shore Drive which is,a private drive that currently dead ends south of the property, and connect it to South Street. The primary access to the property would thereby be provided from South Street. Secondary access would be available from Prairie Shore Drive south to College Green Drive. It is anticipated that all traffic generated by the senior living facility and approximately 75% of traffic generated by the future residential development on Lot 2 would use South Street for access. South Street has adequate capacity to absorb the additional traffic, but the applicant would still construct a designated left -turn lane on westbound South Street that could accommodate stacking of up to 6 vehicles. The remaining 251/o' of traffic from the future residential development on Lot 2 would go south on Prairie Shore Drive to College Green Drive. That traffic through Woodbridge North Subdivision would be offset by traffic from approximately 75 homes (approximately 1/2 of the 146 homes located north of College -1)- Recommendation & Findings of Fact Petitions 08-20 and 09-20 June 15, 2020 Green Drive within the subdivision) that start utilizing South Street access. Notwithstanding, New Perspective will install no -left turn traffic signs at the three exit driveways directing any residents, visitors, employees, or service providers leaving their facility to go north from the facility to South Street. Therefore, the proposed development will not have any negative effect on the existing traffic circulation in the area. Per the zoning ordinance, the proposed facility is required to provide a total of 147 parking spaces. Instead, the applicant is proposing to provide a. total of l l4 parking spaces (37 garage spaces and 77 spaces in the surface parking lot) based on the actual demand for parking at other similar senior living facilities. The applicant has submitted parking data from five other similar facilities it has recently developed in the Midwest. Based on the actual parking demand experienced at other facilities, the proposed facility would need a total of 108 parking spaces to meet its demand. The applicant is proposing a total of 114 parking spaces which exceeds the anticipated parking demand by the facility. The proposed parking arrangement will not have any negative effect on the surrounding properties. D. Zoning History Standard. The suitability of the subject property for the planned development with.respect to the length of time the property has remained undeveloped or unused in its current zoning district. Findings. The property is suitable for the intended planned development with respect to the length of time the property has remained undeveloped or unused in its current zoning district. The 27-acre subject property was annexed to the city in 1990. Upon annexation, the property was zoned R2 Single -Family Residence District. In 1992, the property was rezoned to the current SFR2 Single Family Residence District. The majority of the property is wooded and is located within floodplain and wetlands surrounding the Otter Creek which runs through the western portion of the property. The property has not been part of any subdivision and has never been developed. E. Surrounding Land Use and Zoning Standard. The suitability of the subject property for the planned development with respect to consistency and compatibili%, with surrounding land use and zoning. Findings. The property is suitable for the intended plamied development with respect to consistency and compatibility with surrounding land uses and zoning. The properties adjacent to the north are zoned AB Area Business District and are improved with one-story commercial retail developments, with tenants including Oberweis Dairy and Jimmy John's restaurants, and Enterprise Rent-A-Car. The vacant, undeveloped property to the east across Randall Road is located in unincorporated Kane County. The property is almost entirely located in a wetland is not likely to be developed. -13- Recommendation & Findings of Fact Petitions 08-20 and 09-20 June 15, 2020 The properties adjacent to the south are zoned PCF Planned Community Facility District and CF Community Facility District. These properties, majority of which are primarily wooded and undeveloped, are almost entirely located in wetlands. The properties will therefore most likely remain undeveloped open space. The property to the west/northwest across South Street, also owned by the owner of the subject property Funk Properties Limited, is zoned SFR2 Single Family Residence District. The property is vacant and undeveloped. F. Trend of Development Standard. The suitability of the subject property for the planned development 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 planned development with respect to consistency with an existing pattern of development or an identifiable trend of development in the area. The subject property is located along the Randall Road commercial corridor, but also has frontage along South Street. Over the last 20 years, Randall Road has developed into one of City's primary commercial retail corridors with a wide range of retail and service uses serving city residents. Due to its high volume of traffic as Kane County's primary arterial road, the uses along Randall Road also provide services to residents from other surrounding communities. Most developments along Randall Road are auto -oriented with surface parking lots in front of small and large one-story commercial buildings. Typical uses include fast-food, fast -casual, and sit-down restaurants, general retail stores, and service -oriented establishments, such as banks, salons, medical and dental offices, and motor -vehicle service stations and repair shops. However, most recently, the corridor both in Elgin and the surrounding communities has seen the development of multi- family uses, such as Watermark at the Grove mixed -use development along Randall. Road north of 1-90 in Elgin and 170-unit Spectrum Senior Living development in South Elgin at the southwest corner of Randall Road and Silver Glen Road. G. Planned Development District. Standard: The suitability of the subject property for the intended planned development district with respect to conformance to the provisions for the purpose and intent, and the location and size of a zoning district. Findings. The subject property is suitable for the intended planned development district with respect to conformance to the provisions for the purpose and intent, and the location and size of a zoning district. The applicant is proposing to rezone Lot 1 and the stormwater detention outlot A in the PCF Planned Community Facility District, and the proposed Lot 2 and Lot 3 in the PSFR2 Planned Single Family Residence District. 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 -14- Recommendation & Findings of Fact Petitions 08-20 and 09-20 June 15, 2020 19.60 "Planned Developments" of the zoning ordinance. In general, community facilities provide governmental, recreational, educational, health, social, religious, and transportation services to the community on a for -profit or on a not -for -profit basis. The purpose of the PSFR2 Planned Single Family Residence District is to provide a. planned urban residential environment of moderate density for single-family detached dwellings, subject to the provisions of Chapter 19.60 "Planned Development" of the zoning ordinance. A PSFR2 Zoning District is most similar to, but departs from the standard requirements of the SFR2 Zoning District. H. Comprehensive Plan Standard. The suitability of the subject property for the planned developrnent with respect to conformance to the. goals, objectives, and policies of the Official Comprehensive Plan Findings. The subject property'is suitable for the intended planned development with respect to conformance to the goals, objectives, and policies of the Official Comprehensive Plan. The subject property is designated as Parks and Open Space by the City's 2018 Comprehensive Plan. This land use includes parkland maintained by the Parks .and Recreation Department and other entities, such as the Kane County Forest Preserve District. This land use also includes various areas of open space that contain natural areas and enviromnental features such as extensive woodlands, wetlands, floodpla.ins, and detention ponds. The future land use plan of the Comprehensive Plan calls for this property to remain open green space due to the presence of Otter Creek and adjacent wetlands. The property is however zoned SFR2 for a single family residential subdivision similar to other surrounding residential subdivisions. The proposed senior living facility along Randall Road is an appropriate use and development on this property and complies with several goals and objectives of the Comprehensive Plan. The proposal represents an infrll development that would enhance the variety of housing in Elgin. By locating the proposed development and constructing biking and walking facilities, the proposed development will encourage walking and biking by residents, staff, future residents on Lot 2 and Lot 3 developments and existing residents in adjacent neighborhoods. The proposal is also consistent with the objective to convert vacant properties along busy core nercial corridors that are not likely to be developed with commercial uses into higher density residential uses. While the senior living facility is more of an institutional use, it will provide another housing option for Elgin's senior population. Finally, with a total of 80 staff members, the facility would add to the job growth in the community. ADDITIONAL STANDARDS FOR PLANNED DEVELOPMENTS 1. Conditional Use for a Planned Development: Mkere applicable, the suitability of the subject property, for the intended conditional use for a planned development with respect -15- Recommendation & Findings of Fact Petitions 08-20 and 09-20 June 15, 2020 to the provision jor the purpose and intent of'planned developments and with respect to the provisions of'section 19.65.010 of the zoning ordinance. No conditional use for a planned development should be granted for the sole purpose of introducing a land use not otherwise permitted on the subject property. Findings. This standard is not applicable. The applicant is not seeking approval of a planned development as a conditional use. J. 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 with respect to the preservation of all significant natural features including topography, watercourses, wetlands, and vegetation. While the majority of the western portion of the property is wooded and located within flood plain and wetlands along Otter Creek, which runs through the western portion of the property, the eastern portion of the property along Randall Road where the proposed senior living facility would be located is clear of trees and is not affected by the wetlands. The applicant is still proposing to remove some trees to accommodate the extension of Prairie Shore Drive with a bridge across Otter Creek, and to construct the stormwater detention facility. The majority of those trees are of a less -than - desirable species and in fair or poor condition. The applicant is proposing to install 205 trees, including 48 new street trees along the extension of Prairie Shore Drive. The applicant would also pay $26,600 as a fee in lieu of installation of another 44 replacement trees required to be installed. All proposed landscaping within the vehicle use areas will exceed the landscaping requirements. The proposal would not have any negative effect on the exiting wetlands. The proposed bridge across Otter Creek and other construction within the existing flood plain and wetlands will have to be reviewed and approved by the Army Corps of Engineers. The property sits slightly lower than Randall Road, however, it is primarily flat with the exception of Otter Creek. With the proposed connection to South Street, the property is well suited for development and will enjoy great visibility along Randall Road. K. Internal Land Use. The suitability of the subject property for the intended planned development with respect to the land uses permitted within the development being located, designed, and operated so as to exercise no undue detrimental influence on each other or on surrounding property. Findings.. The subject property is suitable 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 - 16- Recommendation & Findings of Fact Petitions 08-20 mid 09-20 June 15, 2020 properties. The proposed senior living facility would be located along Randall Road with access to South Street. The adjacent commercial uses to the north would benefit from the proximity to facility employees and residents. The single family neighborhood part of Woodbridge North Subdivision to the south is separated from the proposed development by existing Otter Creek branch and associated wetlands. The proposed facility would not have any negative effect on residential neighborhood to the south. The proposed Lots 2 and 3 would be zoned PSFR2 Planned Single Family Residence District consistent with the existing SFR2 zoning classification of the property and that of adjacent residential subdivisions. It is anticipated that those lots would be developed with a. small lot single-family residential subdivision or a medium density townhome subdivision, both of which are generally consistent with the residential subdivisions in the area and will complement the commercial retail uses along Randall Road. 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 proposed facility is required to provide a minimum of 147 parking spaces. The applicant is proposing a total of 114 parking spaces. 2. Section 19.50.070, "Monument Graphics". The maximum permitted sign surface area of a monument graphic along Randall Road on the subject property is 80 square feet. The applicant is proposing a monument graphic along Randall Road with a sign surface area of 148.33 square feet. 3. Section 19.12.600, "Obstructions in Yards". The playground and recreational equipment and facilities are only permitted within the rear yard. The applicant is proposing to install a bocce ball court and a putting green within the street yard along Prairie Shore Drive, and a dog run and playground equipment within the side yards north and south of the building. 4. Section 19.12.600, "Obstructions in Yards". The refuse collection area is only permitted in within the rear yard. The applicant is proposing a refuse collection area in the street yard along Prairie Shore Drive. Section 19.90.015, "Definitions and Regulations". The maximum height and style of a fence within the street yard is four -foot high open design fence. The applicant is proposing a six-foot high wall to enclose the refuse collection area. 6. Section 19.30.135, "Site Design". The maximum permitted building floor area on the proposed Lot 1 is 110,672 square feet. The proposed building has a total building floor area. 17- Recommendation & Findings of Fact Petitions 08-20 and 09-20 June 15, 2020 of 187,554 square feet. 7. Section 19.90.015, "Definitions and Regulations". The storage of landscape maintenance and snow plowing equipment, classified as a commercial operations yard accessory to a. principal use is permitted to be constructed only subsequent -or concurrently with the construction of the principal building on the lot. The applicant is proposing to construct the commercial operations yard for the storage of landscape maintenance and snow plowing equipment for Edgewater Subdivision on Lot 2 without the construction of a principal building on the lot. Staff finds the proposed departures are appropriate and necessary to achieve a. desirable development of a long vacant property. The subject property is mostly wooded and is encumbered by floodplains and wetlands surrounding Otter Creek which runs through the western portion of the property. In addition, the property is not permitted to gain direct access from Randall Road. Instead, the access to the property must be from South Street, which must include a bridge across Otter Creek, which represents a significant additional cost not typically applicable to other vacant properties. Due to these constraints, the property has never been developed. The applicant is proposing the three lot subdivision with Prairie Shore Drive extension and the construction of the proposed senior living facility on only Lot 1, which leaves the other two lots buildable in the future. The proposal is feasible, however, the site layout necessitates the departures listed above. The applicant is seeking a departure from the parking requirement because the actual parking demand by the proposed facility is smaller than the zoning requirement. The applicant has submitted parking data from five other similar senior living'facilities to demonstrate the proposed parking will meet and exceed the anticipated parking demand by the facility. If additional parking would have to be provided, it would have a negative effect on the site and subdivision layout which is already constrained by the existing wetlands. The applicant is seeking a larger than typically allowed monument graphic to advertise the development and direct the traffic to the entrance off of South Street. In addition, the established grade around the base of the proposed monument graphic is approximately six feet below the grade of Randall Road. The location of the proposed amenities is largely due to the proposed. subdivision layout, which results in Lot l having two street yards, one on the east along Randall Road and one on the west along the extended Prairie Shore Drive, . and no rear yard where code -compliant recreational facilities could be located. Similarly, while the refuse collection area is only allowed in the rear yard, the proposed Lot 1 does -18- Recommendation & Findings of Fact Petitions 08-20 and 09-20 June 15, 2020 not have a rear yard. With the front entrance located on the east side of the building, the west side of the building, where the refuse collection area is proposed, essentially functions as the rear yard. The refuse enclosure would be enclosed with a masonry wall matching the masonry on the exterior of the building. Per the zoning ordinance, the maximum permitted building floor area is based on the total area of the lot the building sits on. The area of the proposed Lot 1, where the proposed senior living facility would be located, has been increased to its maximum, but is negatively affected by the need for a stonnwater detention outlot, roadway extension, and the need to create two more buildable lots for project feasibility. The size of the building on the other hand is dictated by the need to provide various amenities expected in the market place. — Finally, the proposed commercial operations yard for the storage of landscape maintenance and snow clearing equipment is located in the best possible location. It is located on Lot 2 in rear of the proposed building, which will screen it from Randall Road. The location of the commercial operations yard on Lot 1 is not possible because Lot 1 falls within the ARC Arterial Road Corridor Overlay District where a commercial operations yard is not permitted. The proposed parking lot for the storage equipment would be screened by a six-foot high solid fence and extensive landscape screening to minimize any negative effect on the surrounding properties. The location remains close to and easily accessible to Edgewater subdivision adjacent to the south. RECOMMENDATION The Community Development Department and the Planning & Zoning Commission recommend approval of Petitions 08-20 and 09-20, subject to the following conditions: 1. Substantial conformance to the Development Application submitted by Chris Buday, as applicant, and Funk Properties Limited, as property owner, received February 21, 2020, and supporting documents including: a. Undated New Perspective Senior Living - Statement of Purpose and Conformance letter, received March 27, 2020; b. Memorandum RE: Trip Generation Analysis for Proposed Assisted Living Community 450 S. Randall Road, Elgin, Illinois, prepared by Kimley Horn and Associates, Inc., dated May 15, 2020; c. South Street Option 4 — Tree Transect Survey letter, prepared by Hampton, Lenzini and Renwick, Inc., dated February 21, 2020; d. Zoning Exhibit New Perspective, prepared by Hampton, Lenzini and Renwick, Inc., dated June 8, 2020; e. ALTA/NSPS Land Title Survey, prepared by Hampton, Lenzini and Renwick, Inc., dated February 18, 2020; f. Final Plat of Subdivision of New Perspective, prepared by Hampton, Lenzini and M Recommendation & Findings of Fact Petitions 08-20 and 09-20 June 15, 2020 Renwick, Inc., dated April 24, 2020, last revised June 8, 2020, with such further revisions as required by the City Engineer; g. Plat of Dedication of Prairie Shore Drive, Elgin, Illinois, prepared by Hampton, Lenzini and Renwick, Inc., dated April 23, 2020, last revised June 8, 2020, with such further revisions as required by the City Engineer; h. New Perspective Senior Living Architectural Drawings set, including sheets: L1, A1, A2, A3, A4, A5, A6, A7, A8, A9, prepared by Tushie Montgomery Architects, dated May 15, 2020, with such further revisions as required by the Conununity Development Director; i. Fire Truck Exhibit, Sheet EX, prepared by Kimley-Horn and Associates, Inc., dated February 21, 2020, with such further revisions as required by the City Engineer; j. Parking Lot and Driveway Photometrics plan, prepared by Kimley-Horn and Associates, Inc., dated February 21; 2020, last revised May 15, 2020, with such further revisions as required by the Community Development Director; k. Undated light fixture specifications including D-Series Size 1, Nuovo 62-1263, SLIM 12Y, Progress Lighting P5445-3130K9, and PIP15Y/D10, received March 27, 2020, with such further revisions as required by the Community Development Director; and 1. Site engineering plans titled Site Development Plans for New Perspective 450 S. Randall Road Elgin, IL 60124, prepared by Kimley-Horn and Associates, Inc., dated February 21, 2020, last revised June 10, 2020, with such further revisions as required by the City Engineer. 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 allow the construction of the proposed senior living facility with a total of 114 parking spaces on site. 3. A departure is hereby granted to allow the construction of a monument graphic on the property along S. Randall Road with a maximum sign surface area of 148.33 square feet. 4. A departure is hereby granted to allow the construction of bocce ball and putting green recreational facilities in the street yard along Prairie Shore Drive. 5. A departure is hereby granted to allow the construction of a dog run in the north side yard, and the construction of a playground equipment in the south side yard. 6. A departure is hereby grated to allow the construction of a refuse collection area in the street yard along Prairie Shore Drive. 7. A departure is hereby granted to allow the construction of a six-foot high wall in the street -20- Recommendation & Findings of Fact Petitions 08-20 and 09-20 June 15, 2020 yard along Prairie Shore Drive to enclose the refuse collection area. The exterior of the wall shall be masonry material, and shall match the exterior material and color of the building. 8. A departure is hereby granted to allow the construction of the senior living facility with the maximum floor area of 187,554 square feet. 9. A departure is hereby granted to allow the construction of a commercial operations yard for the storage of Edgewater by Del Webb Subdivision lawn maintenance and snow clearing equipment on Lot 2 without a. principal building on said Lot 2. 10. The applicant shall exhaust all reasonable efforts to record an easement document which grants access and storage of the lawn maintenance and snow clearing equipment to Edgewater by Del Webb Subdivision Home Owners Association on Lot 2 prior to the issuance of any building pen -nit on the property. The easement shall include language that prohibits the release of the easement without the written consent of the Edgewater by Del Webb Subdivision Home Owners Association. 1 l . The proposed subdivision monument graphic shall be located at least 20 feet from the intersection of pavements of the existing bike path along South Street and the proposed public sidewalk on the east side of the extended Prairie Shore Drive. 12. The owner and/or operator of the proposed senior -living facility shall contract with a private ambulance service to provide for all nonemergency medical transportation to and fi-om 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)." 13. The proposed senior -living facility shall obtain all necessary licenses from the State of Illinois prior to start of operation. 14. New Perspective will install and maintain no -left turn signage at its driveways with Prairie Shore Drive that encourage any residents, visitors, employees, and/or service providers leaving the facility to turn right fiom the facility and travel to South Street. -21- Recommendation & Findings of Fact Petitions 08-20 and 09-20 June 15, 2020 15. Development upon Lots 2 and/or 3 shall be reviewed and approved as an amendment to this planned development. 16. The applicant shall pay a fee of twenty six thousands six hundred dollars ($26,600) in lieu of planting all required replacement trees. The fee, which is to be collected at the time of building permit issuance, is in addition to the installation of 205 new trees and other landscaping materials in substantial compliance with site engineering plans titled Site Development Plans for New Perspective 450 S. Randall Road Elgin, IL 60124, prepared by Kimley-Horn and Associates, Inc., dated. February 21, 2020, last revised June 10, 2020, with such further revisions as required by the City Engineer. 17. Compliance with all applicable codes and ordinances. The vote of the Planning & Zoning Commission on the motion to recommend approval, subject to the conditions outlined by the Community Development Department, was four (4) yes, one (1) no, and zero (0) abstentions. Two members were absent. Respectfully Submitted, s/ Jay Cox Jay Cox, Chairman Planning & Zoning Commission s/ Damir Latinovic Damir Latinovic, AICP; Secretary Planning & Zoning Commission -22- EXHIBIT A Aerial/Location Map }N`� w --u S F. y Map prepared by City of Elgin 0 110 220 440 660 880 Department of Community Development i Feet ✓p f J has fp4hl i, ,Ra f Subject Property Petition 08-20 & 09-20 Legend GI S.D BO. StreelC enterlinesKane RC1 Residence Conservation 1 RC2 Residence Conservation 2 7n RC3 Residence Conservation 3 PRC Planned Residence Conservation SFR1 Single Family Residence 1 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 PMFR Planned,Multiple Family Residence RB Residence Business FRS Planned Residential Business NS Neighborhood Business PNB Planned Neighborhood Business - AS Area Business MPAS Planned Area Business . CC1 Center City 1 . CC2 Center City 2 . PCC Planned Center City ® ORI Office Research Industrial . PORI Planned Office Research Industrial — . GI General Industrial . PGI Planned General Industrial ■ Cl Commercial Industrial ■ CF Community Facility 1 . PCF Planned Community Facility EXHIBIT B Map prepared by City of Elgin Department of Community Development � I i Flagpole Cf — 0 1 a PS 1 \\ Zoning Map Cape ICod Ck" PSFR2 1�I I i 5, I' A 11 'CbFk% P� e Ott er �r Ia 041,1n m -Barn a o ` RCI� ,U N w+ 0 115 230 460 690 920 Feet EXHIBIT C Parcel Map N City of Elgin 0 65 130 260 390 520 Department of Community Development Feet EXHIBIT D SITE LOCATION 450 S. Randall Road Petitions 08-20 and 09-20 2019 Aerial View Aerial map with zoning and flood plain overlaid EXHIBIT D SITE LOCATION 450 S. Randall Road Petitions 08-20 and 09-20 View of the property from Randall Rd (1) View of the property from Randall Rd (2) EXHIBIT D SITE LOCATION 450 S. Randall Road Petitions 08-20 and 09-20 T NMI View of the property from Randall Rd (3) View of the property from South Street I