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HomeMy WebLinkAboutG17-14 Ordinance No. G17-14 AN ORDINANCE AMENDING PAB PLANNED AREA BUSINESS DISTRICT ORDINANCE NO. G09-05 (Elgin Memory Care, LLC —3271 U.S. Highway 20) WHEREAS, the territory herein described has been annexed to the City of Elgin and originally classified in the PAB Planned Area Business District under Ordinance No. G09-05; and WHEREAS, written application has been made to amend PAB Planned Area Business District Ordinance No. 09-05 to permit the construction of a nursing and personal care facility within the subdivision; and WHEREAS, after due notice in the manner provided by law the Planning and Zoning Commission conducted a public hearing concerning said application and has submitted its written findings and recommendations; and WHEREAS, the City Council of the City of Elgin, Illinois, has reviewed the findings and recommendations of the Planning and Zoning Commission. 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 April 1, 2013, made by 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 Ordinance No. G09-05 entitled "An Ordinance Classifying Newly Annexed Territory in the PAB Planned Area Business District," passed January 12, 2005, be and is hereby amended only as set forth in this ordinance by amending Section 4.F entitled "Land Use, subsection Services Division" by the addition of the following: "Nursing and Personal Care Facility (805) encompassing memory care and assisted living for the elderly." And subject to the following additional conditions: 1. Substantial conformance with the Application and attached amended Rider containing the applicant's amended Statement of Purpose and Conformance and attachments, submitted by Peter Bazos, Esq., of Bazos, Freeman, Kramer, Schuster & Braithwaite, LLC., dated February 27, 2013 and amended on May 1, 2013. In the event of any conflict between such documents and the provisions of this ordinance or other applicable city ordinances, this ordinance or other applicable city ordinances shall supersede and control. 2. Substantial conformance with the Development Plan containing the following documents listed below: a. Plat of Survey prepared by Vanderstappen Surveying & Engineering, Incorporated dated February 27, 2013 as Preliminary. b. Topographic Survey prepared by Vanderstappen Surveying & Engineering, Incorporated dated February 25, 2013. c. Final Engineering and Improvement Plan for Elgin Memory Care, and Shannon Parkway Improvements, Elgin, Illinois, Sheets 1-20, prepared by Lintech Engineering, LLC, dated August 14, 2013, and last revised January 31, 2014. d. Tree Preservation Plan, Sheet L-1, and Final Landscape Plans, Sheets L-2 and L-3, Landscape Details Sheet L-4, and Landscape Specification Sheets L-5 (2 sheets) prepared by Enon Hill Design & Development, Inc. dated March 1, 2013, and last revised on January 28, 2014. e. Overall Building Floor Plan prepared by RDL Architects, Inc., dated February 25, 2013. f. Building Elevations prepared by RDL Architects, Inc., dated July 30, 2012. g. Final Plat of Subdivision for Elgin Memory Care Subdivision prepared by Vanderstappen Surveying and Engineering, Incorporated with last revision dated February 20, 2014. 3. The use of a Nursing and Personal Care Facility (805) is restricted to Lot 1 of the subdivision. 4. A further amendment to the subject planned development shall be required prior to the development of the remaining parcel(s) within the subdivision. Such amendment shall not require a similar amendment to the annexation agreement. 5. Access from Shannon Parkway to the nursing and personal care facility, the remaining parcels, and the vacant un-incorporated parcel to the east of the subject properties shall be provided by means of a shared east-west, centrally-located private driveway. 6. The sanitary sewer service line depicted along the southerly portion of Lot 1 shall be extended in an easterly direction as a public sanitary sewer main line to provide connectivity to Lot 2 within the proposed subdivision. 7. Stormwater management shall be provided in compliance with Title 21 of the Elgin Municipal Code entitled "Storm Water Management" including but not limited to the following additional conditions: - 2 - a. Lot 2, when developed, will need to provide stormwater facilities in compliance with Title 21 of the Elgin Municipal Code. b. All stormwater facilities shall be located entirely on a separate lot dedicated for the purpose of stormwater management, shall have access to a public street, and shall be accessible and easily maintained. Provisions for access to said lot shall be via a minimum fifteen foot wide easement. 8. The owner of the Elgin Memory Care property shall improve Shannon Parkway pursuant to the plans referenced in Section 2(c) of this section and otherwise in conformance with city codes, ordinances and standards prior to the issuance of a certificate of occupancy for Elgin Memory Care, and in compliance with the following additional conditions: a. The owner of the Elgin Memory Care property shall provide a concrete sidewalk along the east side of Shannon Parkway beginning at the existing sidewalk located at the northeast corner of said Shannon Parkway and Daisy Lane, and extend in a northerly direction to a terminal point at the southeast corner of the intersection of said Shannon Parkway and U.S. Highway 20. A concrete sidewalk shall also be provided along the north lot line of the subject nursing and personal care facility. Said concrete sidewalk shall conform to all city codes and ordinances. b. Provisions for stormwater management related to the construction of Shannon Parkway shall be provided within the lot described within Section 7 of this section. 9. The owner and/or operator of the nursing and personal care facility to be established on Lot 1 of the Commercial Parcel shall contract with and shall call and otherwise utilize a qualified private ambulance service to provide for all non- emergency 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 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). The owner and/or operator of the nursing and personal care facility to be established on Lot 1 of the Commercial Parcel shall provide the fire chief each year a copy of such a contact with a qualified private ambulance service providing for all non-emergency medical transportation to and from the facility. - 3 - 10. All graphics shall meet the requirements of Chapter 19.50 entitled "Street Graphics." For purposes of clarification, the applicant, by email dated April 23, 2013, has withdrawn the application to include the property within an Area of Special Character" to allow for the installation of an off-premise sign, and such sign application has not been approved. 11. Compliance with all applicable City codes, ordinances and standards. Section 3. That except as amended herein the use and development of the Subject Property shall be controlled pursuant to the provisions of Ordinance No. G09-05. In the event of any conflict between this ordinance, which expressly includes those documents detailed within Section 2, and Ordinance No. G09-05, this ordinance and associated documents shall control and prevail. Section 4. That this ordinance shall be full force and effect immediately after its passage in the manner provided by law. / / ,,,, . David J. K. Cain, 'ayor Presented: March 19, 2014 Passed: March 19, 2014 ,W,• GVT Y 0,i=,.. Vote: Yeas: 9 Nays: 0 , .� Recorded: March 19, 2014 :`, �` 4,,, , .._0-, Published: March 21, 2014 O , ." H .. p :. C/e Kimberly Dewis, Cit Clerk - 4 - April 1, 2013 FINDINGS OF FACT Planning& Zoning Commission City of Elgin, Illinois PROJECT OVERVIEW Elgin Memory Care, LLC, and Nesler and Lake-CRE, LLC request approval to establish a nursing and personal care facility specializing in assisted living and memory care for the elderly on the property located at 3271 U.S Highway 20. The proposed building will be located at the northwest corner of Shannon Parkway and Daisy Lane, and consist of an approximately 46,000 square foot building containing approximately 80 dwelling units. The Planning and Zoning Commission recommends approval of the requested planned development, subject to the conditions outlined at the end of this report. The applicants are additionally requesting approval to construct an off-premise monument graphic located along U.S. Highway 20. The Planning and Zoning Commission recommends denial of the construction of the off-premise graphic, based on the reasons outlined within this report. GENERAL INFORMATION Petition Number: 35-12 Requested Action: Third Amendment Annexation Agreement Amendment to PAB Ordinance G09-05 Preliminary Plat Approval Amendment to the text of Chapter 19.50 entitled"Street Graphics" Ordinance providing for Special Regulations for Street Graphics Current Zoning: PAB Planned Area Business District Existing Use: Vacant Property Property Location: 3271 U.S. Highway 20 Applicant and Owner Elgin Memory Care, LLC, and Nesler and Lake-CRE, LLC Staff Coordinator: Sarosh B. Saher, AICP, Senior Planner LIST OF EXHIBITS ATTACHED A. Aerial/Location Map B. Zoning Map C. Parcel Map Exhibit A Findings of Fact Planning& Zoning Commission Petition 35-12 April 1, 2013 D. Site Photos E. Draft Ordinances F. Petition Application, Statement of Purpose & Conformance, and Development Plan G. Related Correspondence BACKGROUND The proposed development is located within the commercially zoned portion of West Point Gardens Subdivision. The applicant proposes to develop the southwest 5 acres of the commercial piece with a nursing and personal care facility. The building, its associated vehicle use areas and stormwater facilities are proposed to be located at the southerly and central portions of the property thereby providing the remaining vacant commercial property with necessary frontage along Rt 20 when it is developed with commercial uses in the future. The proposed building will comprise of a single-story central and east wing, and a two-story west wing. The building elevations will be clad primarily in brick and stone veneer with accents provided in the form of fiberglass reinforced asphalt shingles within the roof gable, and horizontal banding to separate the brick and stone or the two shades of brick on the elevation. Additional architectural features in the form of porches, balconies, and dormer windows are proposed to add interest to the elevations. The main entrance of the building faces north and is surmounted by a two story shelter constructed with exposed timber framing supported on stone masonry columns. The site is proposed to be landscaped with evergreen, deciduous and ornamental trees, and evergreen and deciduous shrubs to provide for year-round landscape material and screening. Additionally perennials and ornamental grasses are proposed to be installed as foundation plantings around the building and within vehicle use area landscape islands and berms. The stormwater detention facility is proposed in a centrally located area on the property and is designed to address the change in the elevation of the site with retaining walls. The area around the retaining walls will be regraded with berms to conceal the walls from the surrounding property. The applicant proposes to complete the construction of Shannon Parkway to provide the subject property and the surrounding residential properties with access to U.S. Highway 20. Shannon Parkway will be completed with a central parkway containing street trees and required lighting. An amendment to the Annexation Agreement for West Point Gardens Subdivision and an amendment to PAB Planned Area Business District Ordinance No. G09-05 will be required to provide for the proposed land use and development plan. The applicants are also requesting the construction of an off-premise graphic to be located on the southeast corner of U.S. Highway 20 and Shannon Parkway. The 8'x10' monument graphic is proposed to advertise the presence of the nursing and personal care facility along U.S. Highway 20 and constitutes an off-premise graphic. Off-premise graphics are prohibited by the city's - 2 - Findings of Fact Planning& Zoning Commission Petition 35-12 April 1, 2013 zoning ordinance. The applicant is therefore requesting an amendment to the text of Chapter 19.50 entitled "Street Graphics to be allowed to construct the off-premise graphic. No additional commercial development is proposed on the commercially zoned property at this time. FINDINGS ON THE STANDARDS FOR PLANNED DEVELOPMENTS After due notice, as required by law, the Planning & Zoning Commission held a public hearing in consideration of Petition 35-12 on April 1, 2013. The applicant testified at the public hearing and presented documentary evidence in support of the application. The Community Development Department submitted a Planned Development Review, dated April 1, 2013. A. Site Characteristics Standard. The suitability of the subject property for the proposed planned development, with respect to its size, shape and any existing improvements. Findings: The subject property under consideration is a regularly shaped parcel containing a total of approximately 19.14 acres of land. The portion of land proposed to be developed with the nursing and personal care facility is 5 acres and is located at the southwest corner of the zoning lot. Elevations on the site range from a high point of 907 feet at the southeast corner of the site to a low point of 893 feet within the north central portion of the site fronting U.S. Highway 20, for a maximum relief of 14 feet. A one-story frame residence and associated accessory structures occupy the central portion of the site. The remainder of the property is undeveloped. There are 23 trees identified on the site, of which six of a larger caliper are located on the portion of the property proposed to be developed with the nursing and personal care facility. B. Sewer and Water Standard. The suitability of the subject property for the proposed planned development with respect to the availability of adequate water, sanitary treatment, and stormwater control facilities. Findings: The applicant intends to connect to municipal sanitary sewer and water mains that are currently present and adjacent to the subject property. Stormwater control will be provided on site and in compliance with the Kane County storm water management requirements. C. Traffic and Parking Standard. The suitability of the subject property for the proposed planned development with respect to the provision of safe and efficient on site and off site vehicular circulation designed to minimize traffic congestion. Findings: The subject property has frontage along U.S. Highway 20, an arterial street serving Elgin and the communities located to the east and west of Elgin. The subject property also has frontage along Daisy Lane and Shannon Parkway, which are local - 3 - Findings of Fact Planning& Zoning Commission Petition 35-12 April 1, 2013 streets that serve the commercial and residential portions of West Point Gardens Subdivision. Access to the nursing and personal care facility will be provided via a private drive connecting Shannon Parkway to the central portion of the commercial piece. Parking will be provided in conformance with the Off Street Parking Ordinance. D. Zoning History Standard. The suitability of the subject property for the proposed planned development with respect to the length of time the property has remained undeveloped or unused in its current zoning district. Findings: The property was annexed to the city in 2005 as part of the Meier Property annexation in 2005. The property was zoned PAB Planned Area Business District and is subject to the requirements of Ordinance G09-05. E. Surrounding Land Use and Zoning Standard. The suitability of the subject property for the proposed planned development with respect to consistency and compatibility with surrounding land use and zoning. Findings: The area north of the subject property is zoned PCF Planned Community Facility District and is developed with Westridge Community Church. The area to the northwest is zoned PSFR2 Planned Single Family Residence District and is developed with single family homes within Sandy Creek Estates Subdivision. The area to the northeast is zoned PAB Planned Area Business District, is part of Trinity Chase Subdivision and is currently vacant. The area to the west is zoned PAB Planned Area Business District and is improved with residences that were originally developed in the county. The area immediately to the east is unincorporated land, zoned for farming in the county and is currently vacant. The areas farther to the east across Nesler Road are zoned PAB Planned Area Business District and PCF Planned Community Facility District and are developed with commercial uses and a church respectively. The areas to the south and southwest are zoned PMFR Planned Multiple Family Residence District and PSFR2 Planned Single Family Residence District respectively and are developing with the residences of West Point Gardens Subdivision. F. Trend of Development Standard. The suitability of the subject property for the proposed planned development with respect to its consistency with an existing pattern of development or an identifiable trend of development in the area. Findings: The subject property is located west of the city in an area which is developing with commercial uses along U.S. Highway 20 surrounded primarily by residential and some institutional uses. - 4 - Findings of Fact Planning& Zoning Commission Petition 35-12 April 1, 2013 G. Zoning Districts Standard. The suitability of the subject property for the proposed planned development with respect to conformance to the provisions for the purpose and intent, and the location and size of a zoning district. The applicant is requesting an amendment to the PAB Planned Area Business District ordinance that was established in 2005. The purpose and intent of the provisions for planned developments is to accommodate unique development situations. For planned development districts, the planned development should demonstrate the following characteristics: 1. An opportunity to realize a development of demonstrated need with respect to the types of environment available to the public that would not be possible under the strict application of the other chapters of the zoning ordinance. 2. A creative approach to the use of land and related improvements resulting in better design and construction of aesthetic amenities. 3. The preservation of significant natural features including topography, watercourses, wetlands, and vegetation. Planned districts should be located in substantial conformance with the official comprehensive plan. The amount of land necessary to constitute a separate planned residential district exclusive of rights of way, but including adjoining land or land directly opposite a right of way shall not be less than two acres. No departure from the requested minimum size of a planned district shall be granted by City Council. Findings: The proposed development is consistent with the location, design and operational requirements for planned developments. H. Comprehensive Plan Standard. The suitability of the subject property for the proposed planned development with respect to conformance to the goals, objectives, and policies of the official comprehensive plan. Findings: The subject property is designated as "Community Mixed-Use Center" by the 2005 Comprehensive Plan & Design Guidelines. Community Mixed-Use Centers provide focus, identity, and convenient goods and services, as well as some employment, for a number of surrounding neighborhoods in a larger trade area. The ideal community mixed-use center should be between 30-100 acres of commercial, office, entertainment, medium density residential, and institutional uses accessed by arterial streets and transit service. The center would have parcels and buildings scaled to pedestrians, small enough to encourage parking once and walking to more than one destination. Off-street parking is shared and on-street parking helps to contribute to the intimate scale of well-functioning pedestrian environments. Parking located between and behind buildings permits people to walk more safely and comfortably between uses that front sidewalks rather than large parking lots. Seating and shade along pedestrian routes promotes walking and informal gathering. - 5 - Findings of Fact Planning& Zoning Commission Petition 35-12 April 1, 2013 I. Natural Preservation Standard. The suitability of the subject property for the proposed planned development with respect to the preservation of all significant natural features including topography, watercourses, wetlands, and vegetation. Findings: Chapter 19.16.050 of the city's Tree Preservation Ordinance provides standards for the replacement of trees in the event of their removal. The replacement of trees is based on the condition rating and species group (listed below) as identified by a certified arborist. There are 23 trees identified on the entire site and rated as follows: 1. 10 trees are rated 2 and are proposed to be preserved. 2. 13 trees are rated 4—fair to poor condition. 3. Six trees are located on the subject property and are proposed to be removed to allow for the proposed development. a. Three are Ash trees—recommended for removal b. Two are Silver Maple and one Pine. In exchange for the removal of these six trees, the applicant proposes to add approximately 155 evergreen, deciduous and ornamental trees as part of the development, and per the replacement requirements of the tree preservation ordinance. The remaining 17 trees that are not part of the currently proposed development will remain on the vacant portion of the property. There are no additional significant natural features on the site that are worthy of preservation. J. Internal Land Use Standard. 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: No evidence has been found that the requested planned development will be located, designed, and operated in a manner that will exercise undue detrimental influence on itself or surrounding property. The annexation agreement and planned district ordinances are intended to prevent or mitigate undue detrimental influence on the proposed internal land uses and surrounding properties. ADDITIONAL REQUEST—AREA OF SPECIAL CHARACTER The applicant has submitted a petition which would place the subject property within an"Area of Special Character" for the sole purpose of placing a street graphic off the premises. The monument graphic, proposed at the southwest corner of Route 20 and Shannon Parkway, would contain the name and logo of Elgin Memory Care. As defined by the zoning ordinance, such a graphic is nothing more than an off-premise graphic or a billboard. Staff sees no merit to this graphic, and the approval of such a graphic suggests that the city would consider circumstances under which billboards are appropriate. It is imperative that, as it relates to off-premise graphics or billboards, the integrity of the city's street graphic ordinance not be compromised lest the - 6 - Findings of Fact Planning& Zoning Commission Petition 35-12 April 1, 2013 ordinance be subject to attack by those entities wishing to place billboards throughout the community. As such, staff strongly recommends that this portion of the petition be denied. STANDARDS FOR DESIGNATING AREAS OF SPECIAL CHARACTER The purpose and intent of Areas of Special Character is to address the unique and particular character of an area and the unique existing or proposed use that may present a circumstance that the street graphics ordinance cannot adequately regulate. The city council, by ordinance, authorized by a vote of two-thirds (2/3) of all members of the city council then holding office, and following notice and hearing, may therefore designate specific locations within the city as areas of special character in order to provide appropriate flexibility in the regulation of street graphics through the adoption of special regulations for these areas that can vary from any of the regulations contained within the street graphics ordinance. The findings of the Planning & Zoning Commission regarding the request to allow for the construction of an off-premise graphic through the inclusion of the property within an area of special character as follows: 1. Area Characteristics: The unique and particular character of the area proposed to be designated as an area of special character establishes that the street graphics ordinance cannot adequately regulate street graphics for such area. Such unique and particular characteristics of the area proposed to be designated as an area of special character include the area's location, size, shape, significant natural features, including topography, watercourses and vegetation, the nature of adjoining public rights of way, and architectural, historic or scenic features. Findings: The subject property does not exhibit any physical characteristics of location, size, shape, significant natural features including topography, watercourses and vegetation that are unique or particular from those of the adjacent and neighboring commercial properties. The property is a regularly shaped parcel, 19.14 acres in area, and does not possess any significant natural, architectural, or scenic features. The adjoining public right of way is U.S. Highway 20 which is a regional arterial serving a number of commercial properties that possess similar characteristics to the subject property, the most similar being the properties located to the east of Nesler Road and within a quarter mile of the subject property. 2. Use Characteristics: The existing or proposed use of the area proposed to be designated as an area of special character presents specified unique challenges and demands such that the street graphics ordinance cannot adequately regulate street graphics for such use in such area. Findings: The proposed use of the subject property as a nursing and personal care facility containing approximately 80 dwelling units does not merit the same exposure and presence along an arterial as do retail commercial uses. Retail commercial uses depend upon the visibility and exposure that their graphics can provide to attract the "impulse" customer. The nursing and personal care facility, on the other hand, is proposed to be - 7 - Findings of Fact Planning& Zoning Commission Petition 35-12 April 1, 2013 used as a destination land use with "planned" visits, deliveries, and services. The facility is eligible for a monument graphic, wall graphics and directional graphics as allowed by the city's zoning ordinance to be installed on the lot on which the facility is located. 3. Special Regulations: The proposed special regulations for the proposed area of special character are consistent with the unique character and unique use of the area of special character and departures from the street graphics ordinance, if any, are specifically limited to address the unique and particular area characteristics and use characteristics of the proposed area of special character. Findings: The applicant is not proposing any special regulations for graphics at this time. The design and operation of the monument graphic as proposed by the applicant are consistent with the current provisions of the zoning ordinance. The applicant is requesting the creation of an area of special character with the sole purpose of gaining the ability to locate the sign on a lot not owned or controlled by the owner, thereby making it an off-premise sign. Off-premise signs are prohibited by the zoning ordinance. PLANNED DEVELOPMENT DEPARTURES AND EXCEPTIONS A planned development may be granted certain departures from the normal standards, regulations, requirements, and procedures of the Elgin Zoning Ordinance and Subdivision Ordinance. West Point Gardens Subdivision was approved in 2005, with a number of departures from the standard requirements of the zoning and subdivision regulations. The applicant is requesting the following additional departure from the standard requirements of the regulations contained within Ordinance Number G09-05 entitled "An Ordinance Classifying Newly Annexed Territory in the PAB Planned Area Business District (Meier Property — 100 Nesler Road)." For the purposes of this section, the most similar zoning district is the AB Area Business District. The applicant is requesting the following departure from the standard requirements of the AB Area Business District: • Section 19.35.430: Land Use. The zoning ordinance does not provide for a nursing and personal care facility within the AB District. The applicant is proposing a nursing and personal care facility specializing in assisted living and memory care for the elderly. • Section 19.45.080: Required Parking: Based on the number of beds (80) and the maximum total projected number of employees at the facility at 92 during year five of operation of the facility, the zoning ordinance requires that a total number of 132 parking spaces be provided at the facility. The applicant is currently proposing 71 parking spaces on the property thereby requesting a 85% departure from the requirements of the zoning ordinance. RECOMMENDATION - 8 - Findings of Fact Planning& Zoning Commission Petition 35-12 April 1, 2013 A. On the issue of the request for approval of a third amendment to the annexation agreement, amendment of PAB Planned Area Business District Ordinance No. G09-05, approval of the preliminary plat and planned development approval to construct the nursing and personal care facility on the subject property, the Planning and Zoning Commission recommended approval, with a vote of six (6) yes and zero (0) no, and subject to the following conditions: 1. Substantial conformance with the Application and attached Rider containing the applicant's Statement of Purpose and Conformance and attachments, submitted by Peter Bazos, Esq., of Bazos, Freeman, Kramer, Schuster & Braithwaite, LLC., dated February 27, 2013, except the statements contained within pages 4, 5 and 7 of said Rider, pertaining to the inclusion of the property within an area of special character to allow for the construction of the monument graphic located at the southeast corner of Shannon Parkway and U.S. Highway 20. 2. Substantial conformance with the Development Plan containing the following documents, and subject to required revisions, comments and recommendations of the Community Development, Engineering, Water and Fire Departments: a. Plat of Survey prepared by Vanderstappen Surveying & Engineering, Incorporated dated February 27, 2013 as Preliminary. b. Topographic Survey prepared by Vanderstappen Surveying & Engineering, Incorporated dated February 25, 2013. c. Preliminary Engineering and Improvement Plan for Elgin Memory Care, Elgin, Illinois, Sheets 1-3, prepared by Lintech Engineering, LLC, dated February 28, 2013, and last revised March 4, 2013. d. Site Plan for Elgin Memory Care, Elgin, Illinois, prepared by Lintech Engineering, LLC, dated February 28, 2013. e. Tree Preservation Plan, Sheet L-1, and Preliminary Landscape Plans, Sheets L-2 and L-3, prepared by Enon Hill Design & Development, Inc. dated March 1, 2013. f. Overall Building Floor Plan prepared by RDL Architects, Inc., dated February 25, 2013. g. Building Elevations prepared by RDL Architects, Inc., dated July 30, 2012. 3. The proposed nursing and personal care facility, known as "Elgin Memory Care," is restricted to Lot 1 of the subdivision. 4. An amendment to this planned development shall be required prior to the development of the remaining commercially zoned parcels within the subdivision. This amendment shall not require similar amendment to the annexation agreement. 5. Access from Shannon Parkway to the nursing and personal care facility, the remaining commercially zoned parcels, and the vacant un-incorporated parcel to - 9 - Findings of Fact Planning& Zoning Commission Petition 35-12 April 1, 2013 the east of the subject properties shall be provided by means of a shared east-west centrally located private driveway. 6. Applicant shall improve Shannon Parkway to the extent and in the manner depicted upon Exhibit 2.c of this section and otherwise in conformance with city codes and ordinances prior to the issuance of a certificate of occupancy for Elgin Memory Care. The city may issue said certificate upon approval by the Engineering Department of the "binder" for Shannon Parkway and prior to final acceptance of the right-of-way by the city council. 7. The property in its entirety, subject to the requirements of Ordinance G09-05, and not just the area in and immediately around the Elgin Memory Care facility, must be designed and engineered as a complete subdivision, including but not limited to access, stormwater management and utilities; and in a manner acceptable to the city's Engineering Department and pertinent federal, state and local agencies. Such details shall be worked out and deemed acceptable to the city's engineering department and pertinent agencies in advance of final engineering and final plat approval. 8. All graphics shall meet the requirements of Chapter 19.50 entitled "Street Graphics." 9. Compliance with all applicable codes and ordinances. B. On the issue of the request to construct an off-premise graphic through an amendment of the text of Chapter 19.50 entitled "Street Graphics" to include the property within an Area of Special Character and provide for special regulations for street graphics, the Planning and Zoning Commission recommended denial, for the reasons previously outlined in this report. On a motion to deny the request, the vote was five (5) yes and one (1)no. 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A itr,.._ 44 Iwo 441,/ ars . -wipe' Aliki 0#4,... / m '- - Legend i *0 DResidence Conservation 1 , DResidence Conservation 2 DResidence Conservation 3 0, 4011101r OPlanned Residence Conservation \ ` ,�It Single Family Residence 1 � �tQr QSingle Family Residence 2 DPlanned Single Family Residence 2 S ��j lb DTvtio Family Residence . '� 401W i- •Multiple Family Residence * * •Planned Multiple Family Residence s`� , �4* V MI DResidence nedce sid Business 7('% r; )lul Planned Residential Business•Neighborhood Business • Planned Neighborhood Business � • •Area Business �f�� ` � 7 � � Planned Area Business 0 i Center City 1 T"""� I/Center City 2 ` nil= - IMP lanned Center City IF Office Research Industrial , ` •Planned Office Research Industrial trirtells,� (♦General Industrial . - + �� - ii• Planned General Industrial * kb /1 Commercial Industrial �� # i7Tilin1i 7.. =Planned Community Facility 41 � # 4,4 II � • ■gem. it/ leCommunity Facility 4� � 1 =m = IF I orox Rimer Preservation * M Es � 4 Planned Center City 2 1 * # � \` .1 r r" OPlanned Single Family Residence 1 # wA ammo A/�404. ®PlannedTvwFamilyResidence (`*.a��� y�`M .� `. 4 ` - -4, C��.♦+.1∎ Alb,. EXHIBIT B Zoning Map N A City of Elgin 0 150 300 600 900 1,200 Department of Community Development Feet ilk 4hkaf$4.41.1 a 407 lirt i i 0 ir 4 ( ®o's k'ay42O I 0618200049 Ell Subject Property 3271 U.S. Route 20 Petition 35-12 0618200050 �� ' °17 . 0618200049 It I I • %lir , Ci it / 0 411111 / ri C •. 4* •e I�� �► % 4* 1 @Zit EXHIBIT C Parcel Map N A City of Elgin 0 60 120 240 360 480 Department of Community Development 1Feet SITE LOCATION EXHIBIT 3271 U.S. Highway 20 Petition 35-12 11 u ,a7 Piopo - - . ceiii.44„g ,, - . • .., , 4 .., 41 .. , t. . L.. , — ... 4 e.r4---- D.: EZ:ZDO i ,,,.,,, 7 1-44 C.". 3151 - . M tr bl" '1,213 al L'i.3 r " .. ., r EP, '' it. Pkr- 4,,,Liriap t1:1 1. Site Location -% "v uligh,, •k- eY 20 E 42- e o e e 4 t , N74 b ote 411; 0 E r) Jr 1.One 0 ■ , c* Perspective View SITE LOCATION EXHIBIT 3271 U.S. Highway 20 Petition 35-12 1 2 3 4 Site Pictures