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HomeMy WebLinkAboutG50-96 i fiek Ordinance No. G50-96 AN ORDINANCE GRANTING A CONDITIONAL USE FOR A PLANNED DEVELOPMENT FOR A RETIREMENT HOME (204 South State Street) WHEREAS, written application has been made for a CF Community Facility District conditional use for planned development for a retirement home at 204 South State Street; and WHEREAS, the Zoning and Subdivision Hearing Board conducted a public hearing after due notice by publication and has submitted its findings of fact and recommended approval; and WHEREAS, the City Council of the City of Elgin concurs in the findings and recommendation 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 e/" 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 a conditional use for a planned development for a retirement home at 204 South State Street and legally described as follows : THAT PART OF LOTS 1 AND 3 OF B.W. RAYMOND' S SECOND ADDITION TO ELGIN AND THAT PART OF THE SOUTHEAST 1/4 OF SECTION 14 , TOWNSHIP 41 NORTH, RANGE 8 EAST OF THE THIRD PRINCIPAL MERIDIAN DESCRIBED AS FOLLOWS: COMMENCING AT THE POINT OF INTERSECTION OF THE EASTERLY LINE OF WOODARD STREET WITH THE NORTH LINE OF SAID LOT 1; THENCE SOUTHERLY ALONG THE EASTERLY LINE OF WOODARD STREET, 119 .79 FEET; THENCE EASTERLY PARALLEL WITH THE SOUTHERLY LINE OF SAID LOT 1 300 . 00 FEET FOR THE POINT OF BEGINNING; THENCE SOUTHERLY PARALLEL WITH THE EASTERLY LINE OF WOODARD STREET TO A LINE DRAWN PARALLEL WITH AND 192 . 00 FEET NORTHERLY (MEASURED ALONG THE EASTERLY LINE OF WOODARD STREET) OF THE NORTHERLY LINE OF STANDISH STREET; THENCE EASTERLY ALONG SAID PARALLEL LINE TO THE WESTERLY LINE TO THE ALLEY AS ESTABLISHED IN LORD' S ADDITION TO ELGIN; THENCE NORTHERLY ALONG THE WESTERLY LINE OF SAID ALLEY 84 . 20 FEET TO AN ANGLE IN THE LINE OF SAID ALLEY;THENCE EASTERLY ALONG THE NORTHERLY LINE OF SAID ALLEY 75 .42 FEET TO AN ANGLE IN SAID ALLEY; THENCE EASTERLY ALONG THE NORTHERLY LINE OF SAID ALLEY, 165 . 40 FEET TO THE WESTERLY LINE OF SOUTH STATE STREET; THENCE NORTHWESTERLY ALONG THE SAID WESTERLY LINE, 199 . 03 FEET TO THE SOUTHWESTERLY CORNER OF A TRACT OF LAND CONVEYED TO OLD PEOPLE ' S HOME OF ELGIN BY DEED DATED SEPTEMBER 17, 1942 AND RECORDED SEPTEMBER 23, 1942 IN BOOK 1174 , PAGE 587 AS DOCUMENT NUMBER 492776 ; THENCE SOUTHWESTERLY ALONG THE SOUTHERLY LINE OF SAID OLD PEOPLE ' S HOME OF ELGIN TRACT 164 . 00 FEET TO A POINT WHERE SAID LINE ANGLES TO THE NORTH; THENCE NORTHWESTERLY ALONG SAID LINE 12 . 50 FEET TO A LINE DRAWN EASTERLY PARALLEL WITH THE NORTHERLY LINE OF SAID LOT 1 FROM THE POINT OF BEGINNING; THENCE WESTERLY ALONG SAID PARALLEL LINE 104 . 08 FEET TO THE POINT OF BEGINNING, IN THE CITY OF ELGIN, KANE COUNTY, ILLINOIS . ALSO THAT PART OF LOT 1 OF B.W. RAYMOND' S SECOND ADDITION TO ELGIN DESCRIBED AS FOLLOWS : COMMENCING AT THE NORTHEAST CORNER OF SAID LOT 1; THENCE WEST ALONG THE NORTH LINE OF SAID LOT TO A POINT 140 . 00 FEET EAST OF THE EAST LINE OF WOODARD STREET; THENCE SOUTH PARALLEL WITH WOODARD STREET 1 . 815 CHAINS; THENCE EAST PARALLEL WITH THE NORTH LINE OF SAID LOT A DISTANCE OF 183 . 19 FEET TO A POINT ON A LINE THAT IS 42 . 00 FEET NORTHERLY OF AND PARALLEL WITH THE e'' SOUTHERLY LINE OF PREMISES DESCRIBED IN DEED TO DELMONT E. WOOD RECORDED IN APRIL 21, 1909, IN BOOK 506, PAGE 218, AS DOCUMENT NUMBER 102183, BEING ALSO THE NORTHERLY LINE OF PREMISES DESCRIBED IN DEED TO THE OLD PEOPLES HOME OF ELGIN RECORDED APRIL 21, 1909 , IN BOOK 500, PAGE 424 , AS DOCUMENT NUMBER 102184 FOR THE PLACE OF BEGINNING THENCE CONTINUING EAST TO THE NORTHWEST CORNER OF A TRACT OF LAND CONVEYED TO DELMONT E. WOOD BY DOCUMENT NO. 102183 AS AFORESAID; THENCE EASTERLY ALONG THE SOUTHERLY LINE OF SAID PREMISES, BEING ALSO THE NORTHERLY LINE OF PREMISES CONVEYED TO THE OLD PEOPLES HOME OF ELGIN BY DOCUMENT NO. 102184 AS AFORESAID, TO THE EAST LINE OF LOT 1; THENCE NORTHERLY ALONG SAID EAST LINE A DISTANCE OF 42 . 0 FEET TO A POINT ON A LINE THAT IS 42 . 00 FEET NORTHERLY OF AND PARALLEL WITH THE SOUTHERLY LINE OF A TRACT OF LAND CONVEYED TO DELMONT E . WOOD AS AFORESAID THENCE WESTERLY ALONG SAID PARALLEL LINE, A DISTANCE OF 238 . 44 FEET TO THE PLACE OF BEGINNING. EXCEPTING THEREFROM A TRACT OF LAND RECORDED NOVEMBER 21, 1961 AS DOCUMENT NUMBER 964344 DESCRIBED AS FOLLOWS: COMMENCING AT THE POINT OF INTERSECTION OF THE EASTERLY LINE OF WOODARD STREET WITH THE NORTH LINE OF SAID LOT 1; THENCE SOUTHERLY ALONG THE EASTERLY LINE OF WOODARD STREET 119 . 79 FEET, THENCE EASTERLY PARALLEL WITH THE SOUTHERLY LINE OF SAID LOT 1, 300 . 00 FEET FOR THE POINT OF BEGINNING; THENCE SOUTHERLY PARALLEL WITH THE EASTERLY LINE OF WOODARD STREET TO A LINE DRAWN tek PARALLEL WITH AND 192 . 00 FEET NORTHERLY (MEASURED ALONG THE EASTERLY LINE OF WOODARD STREET) OF THE NORTHERLY LINE OF STANDISH STREET; THENCE EASTERLY ALONG SAID PARALLEL LINE A DISTANCE OF 18 . 00 FEET, THENCE NORTHERLY A DISTANCE OF 365 . 00 FEET, TO THE PLACE OF BEGINNING. ALSO EXCEPTING THE NORTHEASTERLY 12 . 00 FEET OF ABOVE COMBINED TRACT OF LAND. be and is hereby granted subject to the following conditions : 1. Substantial conformance to the Petitioner' s Statement and the attached exhibits submitted by the Oak Crest Residence. 2 . If Additional parking is needed, full or partial compliance to the land banking site plan (Exhibit I of the Petitioner' s Statement) would be required, as determined by the Development Administrator. 3 . Substantial compliance with the revised site and building plans for the Oak Crest Residence prepared by Folgers Architects & Facility Design, dated September 6, 1996 . /► 4 . Residents of the Oak Crest Residence shall not be allowed to have motor vehicles at the Oak Crest Residence. 5 . Compliance with all other applicable codes and ordinances . Section 3 . That the conditional 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 immediately after its passage in the manner provided by law. Kevin Kelly, May Presented: October 9 , 1996 Passed: October 9 , 1996 Vote: Yeas 6 Nays 1 Recorded: October 10, 1996 Published: Attest: ( ; Dolonna Mecum, City Clerk September 4, 1996 FINDINGS OF FACT ZONING AND SUBDIVISION HEARING BOARD CITY OF ELGIN I . SUBJECT Consideration of Petition 44-96 Requesting A Conditional Use for a Planned Development in a CF Community Facility District; Property located at 204 South State Street by Oak Crest Residence, as Owner. II . CONSIDERATIONS A petition has been filed by the Oak Crest Residence requesting a conditional use approval for a planned development in the CF Community Facility District. The subject property is located at 204 South State Street. The petitioner proposes to construct a three story addition to the existing retirement home on the subject property. III . FINDINGS After due notice, as required by law, the Zoning and Subdivision Hearing Board held a public hearing on Petition 44-96 on September 4, 1996 . The petitioner testified at the public hearing. Proponents of the petition testified at the public hearing, and objectors to the petition testified at the public hearing. Written correspondence in support of the petition has been submitted, but written correspondence in objection to the petition has not been submitted. The Zoning and Subdivision Hearing Board has made the following findings with respect to Petition 44-96 : A. Site Characteristics . The subject property is an irregularly shaped lot containing 66, 354 square feet. The property is improved with the Oak Crest Residence facility and ancillary land uses . B. Sewer and Water. The subject property is served with sanitary sewer, and municipal water and storm water control systems . Exhibit A C. Traffic and Parking. South State Street (U.S. Route 31) is a major arterial located in the City of Elgin. Access to the proposed off-street parking areas would be by a 16 foot wide alley located immediately south of the subject property and accessed by South State Street and Standish Street. The required number of off-street parking spaces is 40 . The number of required off-street parking spaces is calculated as one parking space per peak shift employment ( 14 after the addition/12 currently) and one parking space per three beds (78 beds after the addition/36 beds currently) . The petitioner proposes to provide 12 off-street parking spaces . Additionally, the petitioner proposes to land bank sufficient area to provide up to 40 parking spaces if the need arises (See Exhibit I attached to the Petitioner's Statement) . Additionally, the petitioner has submitted a letter from the First Presbyterian Church regarding use of the church parking facility (See Exhibit G attached to the Petitioner' s Statement) D. Zoning History and Zoning Status . The subject property was zoned as follows for the years listed: 1927 "B"&"C" Residential 1950 "C" Residential 1960 "C" Residential 1961 "C" Residential 1962 R-6 General Residence District 1978 R-4 General Residence District 1992 R-4 General Residence District Present CF Community Facility District The subject property is a lawful conforming use in the CF Community Facility District. Existing parking is non-conforming regarding the required number of parking stalls . E. Surrounding Land Use and Zoning. The area located north of the subject property is zoned CF Community Facility District and is developed with the Americana Nursing Home. Page 2 F0F44 . 96/PZTEXT/3000DV.SV/3200PD.PC/3220CN.US/3220O0N. 96/PET44 . 96 The area located east of the subject property is zoned CF Community Facility District and is developed as a public park (Central Park) . The area located south of the subject property is zoned RC3 Residence Conservation District and is developed with residential structures . Southwest of the subject property the area is zoned CF Community Facility District and is developed with a church and a church parking lot. The area located west of the subject property is zoned RC3 Residence Conservation District and is developed with residential structures . F. Trend of Development. The subject property is located in a mature neighborhood and fronts on an arterial roadway. The predominate trend of development has been residential ranging from the high-rises located south of Locust Street to large turn of the century residential structures . Both the Americana Nursing Home and the (.114 Oak Crest Residence are situated within the residential pattern along this segment of South State Street . G. Comprehensive Plan. The area of the subject property is designated as a "transportation corridor" and "urban residential" by the Official Comprehensive Plan for Elgin. Page 3 FOF44 . 96/PZTEXT/3000DV.SV/3200PD.PC/3220CN.US/3220O0N. 96/PET44 . 96 tow I . Proposed Departures and Mitigation. Proposed Departures As an element of this planned development, the petitioner is seeking the following departures from the standard requirements of the Zoning Ordinance: Maximum Allowable Requested Percent in Square in Square Departure Feet Feet Requested Building 35, 105 40, 718 16% Floor Area Required Proposed Percent Number Number Departure Off-Street 40 12 70% Parking Mitigation The petitioner has not indicated any proposed mitigation in regards to the floor area departure. The mitigation for the parking departure would consist of the proposed land banking of sufficient land area to provide the required parking. Additionally, the use of the adjacent church parking could be considered a mitigation effort. J. Unresolved Issues The staff recommended to the petitioner that the improvements be made to the alley, that fire lanes be designated, a fire hydrant be provided at the rear of the facility, that building materials be specified for the exterior of the structure and that sidewalks be carried through the proposed access drives on N. State Street. No response has been received regarding the preceding recommendations . eft Page 4 FOF44 . 96/PZTEXT/3000DV.SV/3200PD.PC/3220CN.US/3220O0N. 96/PET44 . 96 IV. RECOMMENDATIONS On a motion to recommend approval of Petition 44-96, subject to the following conditions : 1 . Substantial conformance to the Petitioner' s Statement and the attached exhibits submitted by the Oak Crest Residence. 2 . If additional parking is needed, full or partial compliance to the land banking site plan (Exhibit I of the Petitioner' s Statement) would be required, as determined by the Development Administrator. 3 . Substantial compliance with the revised site and building plans for the Oak Crest Residence prepared by Folgers Architects & Facility Design, dated September 6, 1996 . 4 . Residents of the Oak Crest Residence shall not be allowed to have motor vehicles at the Oak Crest Residence. 5 . Compliance with all other applicable codes and ordinances . the vote was five (5) yes and one ( 1) no. Therefore, the motion to recommend approval of Petition 44-96 was adopted. Ralph Tiberi, Chairman Zoning and Subdivision Hearing Board r Thomas J. r rong, Secreta Page 5 FOF44 .96/PZTEXT/3000DV.SV/3200PD.PC/3220CN.US/322000N. 96/PET44 . 96