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G50-02 t Ordinance No. G50-02 AN ORDINANCE GRANTING A CONDITIONAL USE FOR A PLANNED DEVELOPMENT IN THE CF COMMUNITY FACILITY DISTRICT AND ARC ARTERIAL ROAD CORRIDOR OVERLAY DISTRICT (180 SOUTH STATE STREET) WHEREAS, written application has been made for a conditional use for a planned development which will allow for the construction of an addition to an existing nursing and personal care facility in the CF Community Facility District and the ARC Arterial Road Corridor Overlay District at 180 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 : (Pk Section 1 . That the City Council of the City of Elgin hereby adopts the Findings of Fact, dated June 5, 2002 , 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 which will allow for the construction of an addition to an existing nursing and personal care facility within the CF Community Facility District and the ARC Arterial Road Corridor Overlay District at 180 South State Street and legally described as follows : LOT 8 IN WILLIAM C. KIMBALL ' S ADDITION TO ELGIN; ALSO THAT PART OF LOT 1 OF B.W. RAYMOND ' S SECOND ADDITION TO ELGIN, DESCRIBED AS FOLLOWS : COMMENCING AT THE POINT OF INTERSECTION OF THE EASTERLY LINE OF WOODARD STREET WITH THE NORTHERLY 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 1% OF SECTION 14 , TOWNSHIP 41 NORTH, RANGE 8 , 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 NORTHEASTERLY 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 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 . be and is hereby granted subject to the following conditions : 1 . Substantial conformance with the Statement of Purpose and Conformance, prepared by David Zajicek, dated April 5, 2002 . 2 . Substantial conformance with the Site Dimensional Plan, prepared by Manhard Consulting, dated May 3 , 2002 . 3 . Substantial conformance with the Landscape Plan, prepared by Manhard Consulting, dated May 3 , 2002 . 4 . Provision of an eight foot solid wood fence along the north property line . The fence shall be aligned with the front of the building (set approximately 33 feet from the State Street right of way) and shall be extended to the dumpster enclosure . 5 . Substantial conformance with the Exterior Elevations, prepared by David L. Hoffman, last dated May 31, 2002 . 6 . Compliance with all applicable codes and ordinances . Section 3 . That the following departures be and are hereby granted: 1 . A departure from Section 19 . 30 . 135 .E . 1 . c to reduce the required transition building setback from 52 feet to 36 feet . 2 . A departure from Section 19 . 90 , Supplementary Regulations - Fences and Walls, to increase the maximum height for a solid fence within a required side setback from 6 feet to 8 feet, for a fence along the north property line. �r•• Section 4 . That the conditional use granted herein shall expire if not established within one year from the date of passage of this ordinance . Section 5 . That Ordinance G54-94 , entitled "An Ordinance Granting a Conditional Use for a Nursing Home" , passed October 12 , 1994 , be and is hereby repealed. Section 6 . That this ordinance shall be in full force and effect immediately after its passage in the manner provided by law. / 1120 d Schock, Mayor Presented: July 24, 2002 Passed: July 24, 2002 Omnibus Vote : Yeas : 7 Nays : 0 Recorded: July 25, 2002 Published: Attest : $1614-4/47--hk,`"44"-- Dolonna Mecum, City Clerk emo. June 19, 2002 FINDINGS OF FACT Community Development Group City of Elgin, Illinois SUBJECT Consideration of Petition 19-02 Requesting Conditional Use Approval for a Planned Development to Allow the Construction of a Building Addition in the CF Community Facilities District and the ARC Arterial Road Corridor Overlay District;Property Located at 180 South State Street by ManorCare Health Services, as Applicant and Owner. GENERAL INFORMATION Requested Action: Conditional Use Approval Current Zoning: CF Community Facilities District Existing Use: Nursing and Personal Care Facility Property Location: 180 South State Street Applicant and Owner: ManorCare Health Services Staff Coordinator: David Sundland, Development Services Manager LIST OF EXHIBITS A. Location Map (see attached) B. Zoning Map (see attached) C. Parcel Map (see attached) D. Aerial Photo (see attached) E. Site Photos (see attached) F. Statement of Purpose and Conformance (see attached) G. Development Plans (see attached) H. Draft Conditional Use Ordinance (see attached) Exhibit A . Findings of Fact Zoning and Subdivision Hearing Board Petition 19-02 June 19, 2002 BACKGROUND An application has been filed by ManorCare Health Services requesting conditional use approval for a planned development. The subject property is located at 180 South State Street(reference Exhibits A, B, C,D, and E). ManorCare Health Services presently operates an 80 bed nursing home on the subject property. ManorCare proposes to construct an 8 bed addition at the northeast corner of the existing building. The proposed addition will be two stories,with 1,427 square feet per floor,for a total of 2,854 square feet of floor area. This will bring the entire facility to 28,396 square feet, with 88 beds (reference Exhibits F, G, and H). FINDINGS After due notice,as required by law,the Zoning and Subdivision Hearing Board conducted a public hearing in consideration of Petition 19-02 on June 19, 2002. The applicant testified at the public hearing and presented documentary evidence in support of the application. Objectors to the petition appeared and spoke at the public hearing. A conditional use review dated June 10, 2002 has been submitted. The Zoning and Subdivision Hearing Board has made the following findings concerning the standards for a conditional use for a planned development: A. Site Characteristics Standard. The suitability of the subject property for the intended conditional use for a planned development,with respect to its size, shape and any existing improvements. Findings: The subject property is suitable for the proposed planned development with respect to the site characteristics standard. The subject property is an irregularly shaped parcel consisting of approximately 1.42 acres of lot area. Elevations range from a low point of 791 feet at the northwest corner of the property to a high point of 798 feet at the west end of the existing building, for a maximum relief of 7 feet. The property is improved with a 2 story, 25,542 square foot nursing home and an accessory off street parking lot. B. Sewer and Water Standard. The suitability of the subject property for the intended conditional use for a planned development with respect to the availability of adequate water, sanitary treatment and stormwater control facilities. Findings: The subject property is suitable for the proposed planned development with respect to the sewer and water standard. -2 - Findings of Fact Zoning and Subdivision Hearing Board Petition 19-02 June 19,2002 The subject property is served with municipal water,sanitary sewer,and storm water control facilities. C. Traffic and Parking Standard. The suitability of the subject property for the intended conditional use for a 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 is suitable for the proposed planned development with respect to the traffic and parking standard. The subject property is located on State Street(Route 31), an arterial road serving the west side of Elgin and Kane and McHenry Counties. Off street parking is provided in conformance with the zoning 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 subject property is suitable for the intended conditional use for a planned development with respect to the length of time the property has remained undeveloped or unused in its current zoning district.The subject property was zoned as follows for the years listed: 1927: C Residential District 1950: C Residential District 1960: C Residential District 1962: R6 General Residence District 1992: R4 General Residence District Present: CF Community Facility District ARC Arterial Road Corridor Overlay District A nursing home was first established on the site in 1966. A conditional use was approved in 1986 to allow the facility to be expanded from 70 beds to 80 beds. The conditional use was amended in 1994 to allow a building addition for a dining room. A nursing home and personal care facility is now a permitted use in the CF Community Facilities District. However, because the applicant is requesting to construct a building addition in excess of 1,000 square feet in the ARC Arterial Road Corridor, planned development approval is required. E. Surrounding Land Use and Zoning Standard. The suitability of the subject property for the intended conditional use for a planned development with respect to consistency and compatibility with surrounding land use and zoning. - 3 - Findings of Fact Zoning and Subdivision Hearing Board Petition 19-02 June 19, 2002 Findings: The subject property may be suitable for the proposed planned development with respect to the surrounding land use and zoning standard. The property to the north is zoned RC3 Residence Conservation District and is developed with a single family residence. The property to the south is zoned CF Community Facility District and is developed with the Oak Crest nursing home. The property to the east is zoned CF Community Facility District and is a municipal park. The properties to the west are zoned RC3 Residence Conservation District and are developed with residences. F. Trend of Development Standard. The suitability of the subject property for the intended conditional use for a 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 suitable for the proposed planned development with respect to the trend of development standard. South State Street,between Standish Street and Locust Street, has developed with a mix of multiple family, single family, and institutional uses. G. Conditional Use for a Planned Development Standard. The suitability of the subject property for the intended conditional use for a planned development with respect to conformance to the provisions for the purpose and intent of planned developments. No conditional use for a planned development should be granted for the sole purpose of introducing a land use not otherwise permitted on the subject property. The purpose and intent of the provisions for planned developments is to accommodate unique development situations. For planned developments as a conditional use,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 this title. 2. The public benefit realized by the establishment of the planned development is greater than if the property were to remain subject to the standard requirements of the zoning district in which it is located. 3. Extraordinary conditions or limitations governing site design, function, operation, and traffic are imposed on the planned development. - 4 - Findings of Fact Zoning and Subdivision Hearing Board Petition 19-02 June 19, 2002 Findings: The subject property is suitable for the intended conditional use for a planned development with respect to conformance to the purpose and intent of a conditional use for a planned development. The proposed planned development will allow for the construction of a building addition which would not be permitted without planned development approval. The proposed addition will match the architectural style of the existing building. The applicant is proposing additional landscaping which will enhance the property. H. Comprehensive Plan Standard. The suitability of the subject property for the intended conditional use for a planned development with respect to conformance to the goals, objectives, and policies of the official comprehensive plan. Findings:The subject property is suitable for the proposed planned development with regard to the comprehensive plan standard. The comprehensive plan designates State Street as a transportation corridor. The comprehensive plan recognizes that transportation corridors may have mixed development based upon the traffic carrying capacity of the arterial and the exposure to a larger market. Natural Preservation Standard. The suitability of the subject property for the intended conditional use for a planned development with respect to the preservation of all significant natural features including topography, watercourses, wetlands, and vegetation. Findings: The subject property is suitable for the proposed planned development with regard to the natural preservation standard. The subject property is currently developed. There are no natural features on the site which are worthy of preservation. J. Internal Land Use Standard. The suitability of the subject property for the intended conditional use for a 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:The subject property is suitable for the proposed planned development with regard to the internal land use standard. No evidence has been submitted or found that the proposed planned development will be located,designed,or operated in a manner that will exercise undue detrimental influence on itself or surrounding property. elk - 5 - Findings of Fact Zoning and Subdivision Hearing Board Petition 19-02 June 19, 2002 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. The applicant is requesting the following departures from the standard requirements of the CF Community Facility District: A. Section 19.30.135 (E.1.c)Transition Setback. In the CF District, the minimum required building setback from a transition lot line is 52 feet. The applicant is proposing a transition setback of 36 feet, a 44%departure. B. Section 19.90,Supplemental Regulations—Fences and Walls. The maximum height for a fence within a required side setback is 6 feet. To provide a buffer between the nursing home and the adjacent RC3 Residence Conservation District,it is recommended that an 8 foot solid fence be provided along the north property line. SUMMARY OF FINDINGS, UNRESOLVED ISSUES,AND ALTERNATIVES The Zoning and Subdivision Hearing Board has developed or identified the following findings, unresolved issues, and alternatives: A. Summary of Findings. 1. Positive Attributes. The proposed building addition will be consistent with the architecture of the existing building. The addition will be brick and glass, with decorative metal panels under each window. The applicant is proposing additional landscaping which will enhance the northern portion of the site,and has agreed to the provision of a fence to buffer the single family residence to the north. The drive aisle has been designed to avoid a large existing tree, allowing for its preservation. The addition of 8 beds will help to meet the increasing demand for the provision of nursing care. 2. Conditional Use for a Planned Development. The proposed planned development will allow for the construction of a building addition which would not be permitted without planned development approval. B. Summary of Unresolved Issues. There are no unresolved issues. C. Summary of Alternatives. euk Other than an approval,a denial,or an approval with some combination of conditions,there are no substantive alternatives. - 6 - Findings of Fact Zoning and Subdivision Hearing Board Petition 19-02 June 19, 2002 RECOMMENDATION The Zoning and Subdivision Hearing Board recommends the approval of Petition 19-02,subject to the following conditions. On a motion to recommend approval of the conditional use,subject to the following conditions, the vote was four(4)yes and zero (0)no: 1. Substantial conformance with the Statement of Purpose and Conformance,prepared by David Zajicek, dated April 5,2002. 2. Substantial conformance with the Site Dimensional Plan, prepared by Manhard Consulting, dated May 3, 2002, with revisions as required by the Community Development Group. 3. Substantial conformance with the Landscape Plan,prepared by Manhard Consulting, dated May 3, 2002, with revisions as required by the Community Development Group. Revisions shall include the provision of an eight foot solid wood fence along the north property line. The fence shall be aligned with the front of the building(set approximately 33 feet from the State Street right of way)and shall be extended to the esulik refuse container enclosure. 4. Substantial conformance with the Exterior Elevations, prepared by David L. Hoffman, last dated May 31, 2002. 5. Compliance with all applicable codes and ordinances. Respectfully Submitted, aux& Wann-61, 0,2) Claude Hamlin, Chairman David Sundland, Secretary Zoning and Subdivision Hearing Board Zoning and Subdivision Hearing Board - 7 -