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Home My WebLink AboutG54-94 Ordinance No. G54-94 AN ORDINANCE GRANTING A CONDITIONAL USE FOR A NURSING HOME ( 180 S. State Street) WHEREAS, written application has been made to amend the special use heretofore granted for a nursing home and off-street parking at 180 S . State Street; and WHEREAS, the Zoning and Subdivision Hearing Board conducted a public hearing after due notice in the manner required by law and has submitted its written findings and recommended approval; and WHEREAS, the City Council of the City of Elgin, Illinois, concurs in the findings and recommendations of the Zoning and Subdivision Hearing Board. 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 made by the Zoning and Subdivision Hearing Board, a copy of which is attached hereto and made a part hereof by reference as Exhibit A. Section 2 . That the provisions of Ordinance Nos . G36-84 and G80-86 which permitted the establishment of a nursing home and off-street parking are hereby consolidated and are amended pursuant to the provisions of Chapter 19 . 65 of the Elgin Municipal Code, 1976 , as amended, for the following described real estate: LOT 8 OF WILLIAM C. KIMBALL' S ADDITION TO ELGIN; ALSO THAT PART OF LOT 1 B.W. RAYMOND'S SECOND ADDITION TO ELGIN, DESCRIBED AS FOLLOWS: COMMENCING AT THE POINT OF INTERSECTION OF THE EAST LINE OF WOODARD STREET WITH THE NORTH LINE OF SAID LOT 1; THENCE EAST ALONG THE NORTH LINE OF SAID LOT 1, 140 FEET FOR THE POINT OF BEGINNING, THENCE SOUTH PARALLEL WITH SAID EAST LINE OF WOODARD STREET, 119 . 79 FEET TO THE NORTH LINE OF RAKOW AND SEAGREN' S RESUBDIVISION OF PART OF LOTS 1 AND 3 OF B.W. RAYMOND' S SECOND ADDITION TO ELGIN AND PART OF THE SOUTHEAST QUARTER OF SECTION 14, TOWNSHIP 41 NORTH, RANGE I EAST OF THE THIRD PRINCIPAL MERIDIAN; THENCE EASTERLY ALONG SAID NORTHERLY LINE 160 FEET TO THE NORTHEAST CORNER OF SAID RAKOW AND SEAGREN' S RESUBDIVISION; THENCE EASTERLY ALONG SAID NORTHERLY LINE EXTENDED 23 . 19 FEET; THENCE NORTHWESTERLY 238.44 FEET TO A POINT ON THE EASTERLY LINE OF SAID LOT 1, 241 . 03 FEET NORTHERLY OF THE NORTHERLY LINE OF THE EAST AND WEST ALLEY ESTABLISHED IN LORD' S teft PARK ADDITION TO ELGIN; THENCE NORTHERLY ALONG THE EASTERLY LINE OF SAID LOT 1 TO THE NORTHEASTERLY CORNER THEREOF; THENCE WEST ALONG THE NORTH LINE OF SAID LOT 1 TO THE POINT OF BEGINNING, IN THE CITY OF ELGIN, KANE COUNTY, ILLINOIS . subject to the following conditions : 1 . The nursing home facility shall not exceed 80 beds in capacity. 2 . The nursing home facility, off-street parking and building addition shall be in substantial conformance with the site plan prepared by Berlow Associates, dated 7/25/94 and the floor plan and building elevation prepared by Cody/Braun & Associates, dated 4/19/93 . 3 . Compliance with all applicable codes and ordinances . Section 3 . That Ordinance No. G36-84 , entitled "An Ordinance Granting a Special Use Permit for Off-Street Parking at 180 South State Street" passed June 25, 1984 , be and is hereby repealed. elak Section 4 . That Ordinance No. G80-86, entitled "An Ordinance Granting a Special Use for a Nursing Home" passed October 13, 1986, be and is hereby repealed. Section 5 . That all ordinances or parts of ordinances in conflict with the provisions of this ordinance be and are hereby repealed. Section 6 . That this ordinance shall be in full force and effect from and after its passage in the manner provided by law. // d Georgey&anDeVoorde, Mayor Presented: October 12, 1994 Passed: October 12, 1994 Vote: Yeas 7 Nays 0 Recorded: October 13, 1994 Published: ��•, Attest: L Dolonna Mecum, City Clerk • September 21, 1994 FINDINGS OF FACT ZONING AND SUBDIVISION HEARING BOARD CITY OF ELGIN I. SUBJECT Consideration of Petition 26-94 Requesting the Repeal of Conditional Use Ordinances No. G36-84 and Ordinance No. G80-86, and Requesting a Conditional Use for a Nursing Home to Allow for a Building Addition for a Dining Room, Property Located at 180 South State Street, by Manor Healthcare Corporation, as Applicant and Owner. II . CONSIDERATIONS A petition has been filed by Manor Healthcare Corporation requesting a conditional use for a nursing home. The subject property is located at 180 South State Street The petitioner proposes to construct a building addition in the interior courtyard on the north side of the facility to provide additional space for the existing dining room. rk III. FINDINGS After due notice, as required by law, the Zoning and Subdivision Hearing Board held a public hearing on Petition 26-94 on September 7, 1994. The petitioner testified at the public hearing. Proponents of the petition testified at the .public hearing, no objectors to the petition testified at the public hearing. No written correspondence in support of or in objection to the petition has been submitted. A -Petition Review, dated September 7, 1994, was submitted • by the Planning Department, which neither recommended approval nor denial of Petition 26-94 . This Petition Review, along with the exhibits attached thereto, and the written transcription of the proceedings of the public. hearing, are attached hereto and made a part hereof. The Zoning and Subdivision Hearing Board has made the following findings with respect to Petition 26-94 : • • Exhibit A Page 1 FOF26.94/PZTEXT/3000DV.SV/3200PD.PC/3220CN.US/322000N.94/PET26.94 • A. Site Characteristics The subject property contains 61,855 square feet. The property, is improved with a nursing home and off street parking facility. B. Sewer and Water - The subject property is served by municipal sewer and water. C. Traffic and Parking The subject property has two points of access onto South State Street (Route 31) . A total of 58 parking stalls are provided on site. The nursing home contains 80 beds and has 27 employees on site during the largest work shift. Accordingly, the required number of parking spaces equals 54 parking stalls (one parking stall for each three beds and one per employee for the largest work shift) . The proposed dining room addition would not change the number of beds or the number of employees. Accordingly, the proposed building addition would have no impact on traffic or parking. D. Zoning History The nursing home on the subject property was constructed in 1966 . The subject property was zoned R-6 in 1966 and nursing homes were a permitted use in the R-6 zoning district. In 1976, the subject property was zoned R-4 as a result of a zoning ordinance amendment and a map amendment. The amendment rendered the subject property lawful nonconforming in the R-4 zoning district. In 1986 a petition was filed and approved . for a conditional use for a nursing home on the subject . - property. As a result of the 1986 conditional use petition, the subject property was expanded from 70 beds to 80 beds and additional off street parking was added. The zoning ordinance amendment and map amendment enacted in 1992 resulted in the subject property being zoned CF Community Facility District. Nursing homes are conditional uses in the CF Community Facility District. A conditional use may not. be expanded r Page 2 . FOF26.94/PZTEXT/3000DV.SV/3200PD.PC/3220CN.US/322000N.94/PET26 .94 unless approved through a public hearing process as provided for in the zoning ordinance. E. Zoning Status The subject property is of sufficient size and has locational characteristics to be in conformance with the zoning ordinance. F. Surrounding Land Use and Zoning The property to the north of the subject property is zoned RC3 Residence Conservation District and is improved with single and multiple family structures. The property to the east of the subject property is zoned CF Community Facility District and contains a municipal park and residential structures. The property south of the subject property is zoned CF Community Facility District and improved with the Oak Crest nursing home. The property west of the subject property Is zoned RC3 Residence Conservation District and is improved predominately with single family homes. • G. Trend of Development The trend of development along South State Street from Locust to Standish streets has been a mix of multiple family, institutional (nursing home) and single family land use. H. Comprehensive Plan The Comprehensive Plan designates State Street as a transportation corridor. The Comprehensive Plan recognized that transportation corridors may have mixed development based upon the traffic carry capacity of the arterial and the exposure to a larger market. IV. RECOMMENDATIONS On a motion to recommend approval of Petition 26-94 , subject to the following conditions: 1. The nursing home facility shall not exceed 80 beds in capacity. Page 3 FOF26.94/PZTEXT/3000DV.SV/3200PD.PC/3220CN.US/32200ON.94/PET26.94 • 2. The nursing home facility, off street parking and building addition shall be in substantial conformance with the site plan prepared by Berlow Associates, dated 1/25/94 and the floor plan and building elevation prepared by Cody/Braun 4 Associates, dated 4/19/93. 3. Compliance with all applicable codes and ordinances. the vote was six yes and zero no. Therefore, the motion to recommend approval of Petition 26-94 was adopted. Denise Harding Hopkins, Chair Zoning and Subdivision Hearing Board • Thomas J. Armstrong, Secretary Zoning and Subdivision Hearing Board • • r r • Page 4 F0F26.94/PZTEXT/3000DV.SV/3200PD.PC/3220CN.US/322000N.94/PET26 .94