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HomeMy WebLinkAboutG83-88 Ordinance No. G83-88 AN ORDINANCE RECLASSIFYING PROPERTY AT 1950 LARKIN AVENUE AND GRANTING A SPECIAL USE FOR A NURSING HOME WHEREAS, written application has been made to reclassify certain property located at 1950 Larkin Avenue from B-3 Service Business District to R-4 General Residence District and for a special use for a nursing home; and WHEREAS, after due notice in the manner provided by law the Land Use Committee conducted a public hearing concerning said application and has submitted its written findings and recommendation that the subject property be reclassified and a special use for a nursing home be granted; and WHEREAS, the City Council of the City of Elgin, Illinois, has reviewed the findings and recommendations of the Land Use Committee and concurs in its recommendation. NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF ELGIN, ILLINOIS: Section I. That Chapter 19.08, Section 19.08.020, entitled "Zoning District Map" of the Elgin Municipal Code, 1976, as amended, be and the same is hereby further mow. amended by adding thereto the following paragraph: ( "The boundaries hereinbefore laid out in the 'Zoning District Map', as amended, be and are hereby altered by excluding from B-3 Service Business District and including in the R-4 General Residence District the following described property: Parcel One: Lots 8, 9 and 10 in Block 5 of Walter G. McIntosh and Company's "Fox River Farms," in the City of Elgin, Kane County, Illinois, and that part of Maple Street, a public right-of-way of the City of Elgin, Illinois heretofore vacated by said city bounded on the south by a straight line connecting the northwest corner of Lot 6 in Block 6 with the northeast corner of Lot 12 in Block 5 and bounded on the north by a straight line connecting the northwest corner of Lot 13 in Block 5 all in Walter G. McIntosh and Company's "Fox River Farms" in the City of Elgin, Kane County, Illinois. And Lot 7 in Block 6 of Walter G. McIntosh and Company's "Fox River Farms," in the City of Elgin, Kane County, Illinois. Parcel Two: Lots II, 12, and 13 in Block 5 of Walter G. McIntosh and Company's "Fox River Farms", in the City of Elgin, Kane County, Illinois." Section 2. That the City Council of the City of Elgin hereby adopts the findings of fact made by the Land Use Committee granting a special use for a nursing home, a copy of which is attached hereto as Exhibit A and incorporated herein by reference, subject to the following conditions: I. Substantial conformance with the site lan p prepared by Elk Grove Engineering Company and labeled Scheme I, dated October 6, 1988. 2. Compliance with all other applicable codes and ordinances. r Section 3. That the special use granted herein shall expire if not established within one year from the date of passage of this ordinance. Section 4. That this ordinance shall be in full force and effect from and after its passage in the manner provided by law. s/ George VanDeVoorde George VanDeVoorde, Mayor Presented: November 30, 1988 Passed: November 30 , 1988 Vote: Yeas 7 Nays 0 Recorded: Published: Attest: s/ Marie Yearman Marie Yearman, City Clerk r August 1 , 1988 tem- FINDINGS OF FACT LAND USE COMMITTEE PLANNING AND LAND USE COMMISSION CITY OF ELGIN I. SUBJECT Consideration of Petition 46-88 Requesting a Rezoning from B-3 Service Business District to R-4 General Residence District with a Special Use for a Nursing Home, property located at 1950 Larkin Avenue, by Sherman Hospital Association as Applicant; and Trust Number 1317, Union National Bank and Trust Company of Elgin, and Trust Number 2794, First National Bank of Elgin, as Owners. II. CONSIDERATIONS A petition has been filed by the Sherman Hospital Association requesting a rezoning from B-3 Service Business District to R-4 General Residence District with a special use for a nursing home. The subject property is located at 1950 Larkin Avenue. eft The petitioner proposes to develop the property with a 120 bed skilled nursing home facility. The proposed facility will have direct access to Larkin Avenue and will contain 48,000 square feet in a one ( 1) story building. III . FINDINGS After due notice, as required by law, the Land Use Committee held a public hearing on the proposed rezoning and special use on July 18, 1988. The petitioner testified at the hearing and presented documentary evidence. No objectors appeared at the hearing and no written objection to the petition has been filed . The Land Use Committee has made the following findings with respect to Petition 46-88: A. Site Characteristics : The subject property is an irregularly shaped lot containing approximately 4. 58 acres. The property is improved with an off-street parking lot , accessory to an existing restaurant and multiple tenant office building. Grades range from approximately 820 feet in the northeast corner of the property to 826 feet in the southwest corner, for a maximum relief of approximately -Page 1- Exhibit A 6 feet . en- B. Sewer and Water : The subject property is serviced by a 12 inch watermain on Larkin Avenue, by a 15 inch storm sewer, useable subject to a jursidictional agreement with IDOT, and by an eight inch (8") sanitary sewer. C. Traffic and Parking : Larkin Avenue functions as a major east/west arterial street serving the central west side of the city. Larkin Avenue, west of Lyle Avenue, has a design capacity of approximately 14,000 vehicles per day . Larkin Avenue now carries approximately 10, 300 vehicles per day. Nursing homes generate an average of 2. 6 weekday vehicle trips per bed . The proposed nursing home will generate an additional 312 vehicle trips per weekday onto Larkin Avenue. The projected traffic volume on Larkin Avenue could increase from 10, 300 vehicles per day to 10,612 vehicles per weekday . The proposed nursing home would have a maximum of 39. 5 employees working during any shift and would contain 120 beds. The off-street parking ordinance requires one ( 1) parking space per every three (3) beds for nursing homes and one ( 1 ) space per employee. The required number of off-street parking spaces for the proposed development would be 80 parking spaces. tow Sources : Trip Generation Manual , Third Edition, Institute of Transportation Engineers. Engineering Division, City of Elgin. E.M.C. 19.44 Off-street Parking . Design Manual, State of Illinois, 1984. D. Zoning History : A southeastern portion of the subject property was annexed in 1968 and the remainder was annexed in 1970. Both parcels were zoned B-3 Service Business District. E. Zoning Status: The subject property is improved with a lawful nonconforming parking lot. F. Surrounding Land Use and Zoning : The area located to the north of the subject property is zoned R-2 Single Family Residence District and is developed with St. Joseph' s Hospital and single family residences . The properties to the west , south , and east are zoned B-3 Service Business District and are developed with various commercial and office uses. G. Trend of Development : The subject property is located �r within an existing commercial strip pattern of f development . The existing land use pattern developed -Page 2- during the 1960' s and remains relatively unchanged. H. Comprehensive Plan: The subject property is located in an area designated Area/Village Center. It is a policy of the Comprehensive Plan to require land uses that differ in character to be separated by an effective visual, noise, and aesthetic buffer, i .e. the Larkin Avenue commercial strip and surrounding residential areas. I. Suitability of Present Zoning: In view of the surrounding land use and zoning, the trend of development in the area , and the goals, objectives and policies of the Comprehensive Plan, the current B-3 Service Business District Zoning is unsuitable and the ' subject property should be rezoned to R-4 General Residence District . J. Special Use Standards: The proposed special use for a skilled nursing facility is deemed necessary for the public convenience at the subject property; is so designed , located, and proposed to be operated that the public health, safety, and welfare will be protected ; and will not cause substantial injury to the value of other property in the neighborhood in which it is located . K. Conditions for Approval : The Land Use Committee is of the opinion that approval of Petition 46-88 should be subject to the following conditions : 1 . Compliance with the off-street parking ordinance for the subject property and submission of documentation of compliance with the off-street parking ordinance regarding minimum number of parking spaces for the properties immediately east and west of the subject property. 2. Revisions to the site plan, dated May 16, 1988 per the Planning Department . 3. Conformance with all other applicable codes and ordinances . IV. RECOMMENDATION On a motion to recommend approval of Petition 46-88, subject to the conditions for approval , the vote was five (5) yes and zero (0) no. Therefore, the Land Use Committee recommends approval of Petition 46-88. rft. -Page 3- • Robert W. Silj trom, dhairman Land Use Committee fPlanning and Land Use Commission , q- erold T. Deering, Sec etary Land Use Committee Planning and Land Use Commission r r -Page 4-