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HomeMy WebLinkAbout G85-89 Ordinance No. G85-89 AN ORDINANCE AMENDING ORDINANCE NO. G83-88 GRANTING A SPECIAL USE FOR A NURSING HOME BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF ELGIN, ILLINOIS: Section I. That Section 2 of Ordinance No. G83-88 entitled "An Ordinance Reclassifying Property at 1950 Larkin Avenue and Granting a Special Use for a Nursing Home" passed November 30, 1988, be and is hereby amended to read as follows: "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. Compliance with the off-street parking ordinance and the terms and conditions of a Declaration of Restrictions limiting the use of the Blue Moon Restaurant. 2. Provide the City of Elgin an easement for access to the well site located immediately north and adjacent to the subject property. 3. Substantial conformance with the site plan prepared by Elk Grove Engineering Company dated July 21, 1989. 4. Compliance with all other applicable codes and ordinances." Section 2. That, except as amended herein, Ordinance No. G83-88 remains in full force and effect. Section 3. 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: October I I, 1989 Passed: October 11 , 1989 Vote: Yeas 7 Nays 0 Recorded: Published: Attest: $/ Marie Yearman Marie Yearman, City Clerk July 10 , 1989 FINDING OF FACT tow LAND USE COMMITTEE PLANNING AND LAND USE COMMISSION CITY OF ELGIN I . SUBJECT Consideration of Petition 48- 89 Requesting an Amendment to Ordinance Number G83-88 Granting a Special Use for a Nursing Home , property located at 1950 Larkin Avenue , by the Sherman Hospital Association , as Applicant and Owner . II . QONSIDERATIONS A petition has been filed by the Sherman Hospital Association requesting an amendment to the special use for a nursing home which was granted in 1988 (Ordinance No . G83-88) . The subject property is located at 1950 Larkin Avenue . The petitioner proposes to develop the property with a 120 bed skilled nursing home facility. The proposed facility would have direct access to Larkin Avenue and would contain 42 ,000 square feet in a one story building , as compared to 48 ,000 square feet approved in 1988 . III . FINDINGS After due notice , as required by law, the Land Use Committee held a public hearing on the proposed special use amendment on June 5 , 1989 . The petitioner testified at the hearing and presented documentary evidence . No objectors appeared at the hearing , and no written objection has been filed . The Land Use Committee has made the following findings with respect to Petition 48-89 : 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 northwest corner of the property to 826 feet in the -Page 1- Exhibit A 1 • southwest corner , for a maximum relief of approximately 6 feet . B . Sewer and Water : The subject property may be served by tow a 12 inch watermain on Larkin Avenue , by a 15 inch storm sewer , useable subject to a jurisdictional agreement with IDOT , and by a 8 inch 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 would increase from 10 , 300 vehicles per day to 10 , 612 vehicles per day. 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 . rft 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: The 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 . In 1988 , the property was rezoned to R-4 General Residence District with a special use for a nursing home . E. Zoning Status : The subject property is improved with a lawful nonconforming parking lot and unimproved open space . F. Surrounding Land Use and Zoning : The area located to the north of the subject property is zoned R- 2 and is developed with St . Joseph ' s Hospital and single family residences . - Page 2- emk The properties located to the west , south , and east are zoned 8- 3 Service Business District and are developed with various commercial and office uses . G . Trend of Development : The subject property is located • within an existing commercial strip pattern of development . The existing land use pattern developed during the 1960 ' s and remains relatively unlhanged . 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 11 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 . 1 . Special Use Standards : The Committee has found the proposed special use to be in substantial conformance with the special use standards . J . Conditions for Approval : The Committee is of the opinion that Petition 48- 89 should be subject to the following conditions : 1 . Compliance with the off-street parking ordinance and the terms and conditions of a Declaration of Restrictions limiting the use of the Blue Moon Restaurant . 2 . Provide the City of Elgin an easement for access to the well site located immediately north and adjacent to the subject property. 3 . Revisions to the site plan , dated April 19 , 1989 per the Planning Department . 4 . Compliance with all other applicable codes and ordinances . IV . RECOMMENDATION On a motion to recommend approval of Petition 48- 89 , 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 48- 89 . e'' -Page 3- `Ailfr.46 -v-p4 J es Hallock , Chairman gro Tem Land Use Committee Planning and Land Use Commission / 411 �- . •wit I I .J.a.: ,✓ ..• homas J. 'mstrong , Sect; aryl Land Use Committee Planning and Land Use Commission eft. I -Page 4-