G83-88 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.
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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
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August 1 , 1988
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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.
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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
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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.
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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
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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.
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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
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