G31-06 10Iw Ordinance No.G31-06
AN ORDINANCE
GRANTING A MAP AMENDMENT FROM AB AREA BUSINESS DISTRICT,
SFR1 SINGLE FAMILY RESIDENCE DISTRICT
AND ARC ARTERIAL ROAD CORRIDOR OVERLAY DISTRICT
TO PMFR PLANNED MULTIPLE FAMILY RESIDENCE DISTRICT AND
ARC ARTERIAL ROAD CORRIDOR OVERLAY DISTRICT
(508 - 522 North McLean Boulevard)
WHEREAS,written application has been made requesting a map amendment
from AB Area Business District to PMFR Planned Multiple Family Residence
District.
WHEREAS,the Planning and Development Commission 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 Planning and Development 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 November 21,2005,made by the Planning and Development
Commission,a copy of which is attached hereto and made a part hereof by reference
as Exhibit A.
Section 2. That Chapter 19.08,Section 19.08.020 entitled Zoning District
map of the Elgin Municipal Code, as amended, be and the same is hereby further
amended by adding thereto the following paragraph:
The boundaries hereinafter laid out in the Zoning District Map, as
amended, be and are hereby altered by including in the PMFR
Planned Multiple Family Residence District the following described
property:
PMFR(EAST) PARCEL:
THAT PART OF THE EAST HALF OF THE SOUTHWEST
QUARTER OF SECTION 10,TOWNSHIP 41 NORTH,RANGE 8
EAST OF THE THIRD PRINCIPAL MERIDIAN,DESCRIBED AS
FOLLOWS: COMMENCING AT A POINT ON THE WEST LINE
OF SAID EAST HALF,30 RODS, 1 FOOT 6 INCHES NORTH OF
�r• THE SOUTH LINE OF SAID QUARTER SECTION; THENCE
F CONTINUING NORTH ALONG SAID WEST LINE, 20 RODS, 1
FOOT;THENCE EAST PARALLEL WITH THE SOUTH LINE OF
SAID QUARTER SECTION, 632 FEET TO THE POINT PF
BEGINNING;THENCE CONTINUING ALONG SAID PARALLEL
LINE,672.75 FEET TO THE WEST LINE OF PUBLIC HIGHWAY;
THENCE SOUTH ALONG THE WEST LINE OF SAID
HIGHWAY, 20 RODS, 1 FOOT; THENCE WESTERLY AT AN
ANGLE OF 91 DEGREES, 25 MINUTES 30 SECONDS TO THE
LEFT FROM SAID LAST COURSE, 664.52 FEET TO A LINE
DRAWN AT RIGHT ANGLES TO THE FIRST COURSE FROM
THE POINT OF BEGINNING; THENCE NORTH ALONG SAID
LINE, 330.92 FEET TO THE POINT OF BEGINNING;
TOGETHER WITH THAT PART OF THE EAST HALF OF THE
SOUTHWEST QUARTER OF SECTION 10, AFORESAID,
DESCRIBED AS FOLLOWS: BEGINNING AT A POINT IN THE
WEST LINE OF MCLEAN BOULEVARD 887.5 FEET NORTH OF
THE SOUTH LINE OF SAID SECTION 10; THENCE WEST
PARALLEL WITH THE SOUTH LINE OF SAID SECTION, 150
FEET;THENCE SOUTH PARALLEL WITH THE WEST LINE OF
MCLEAN BOULEVARD,60 FEET;THENCE EAST PARALLEL
WITH THE SOUTH LINE OF SECTION 10, AFORESAID, 150
FEET TO THE WEST LINE OF MCLEAN BOULEVARD;
THENCE NORTH ALONG SAID WEST LINE 60 FEET TO THE
POINT OF BEGINNING, CONTAINING 5.29 ACRES OF LAND,
MORE OR LESS, IN THE CITY OF ELGIN,
Section 3. That the City Council of the City of Elgin hereby grants the
rezoning from AB Area Business District to PMFR Planned Multiple Family
Residence District and ARC Arterial Road Corridor Overlay District for the property
commonly known as 508 - 522 North McLean Boulevard, and legally described
above, which shall be designed, developed, and operated subject to the following
provisions:
A. Purpose and Intent.The purpose of the PMFR District is to provide a planned urban
residential environment for multiple family dwellings, subject to the provisions of
Chapter 19.60, Planned Developments. A PMFR zoning district is most similar to,
but departs from the standard requirements of the MFR zoning district.
B. Supplementary Regulations. Any word or phrase contained within this ordinance
followed by the symbol "[SRI" shall be subject to the definitions and the additional
interpretive requirements provided in Chapter 19.90,Supplementary Regulations,of
the Elgin Municipal Code, as amended. The exclusion of such symbol shall not
exempt such word or phrase from the applicable supplementary regulation.
2
C. General Provisions. In this PMFR District, the use and development of land and
structures shall be subject to the provisions of Chapter 19.05,General Provisions,of
the Elgin Municipal Code, as may be amended from time to time.
D. Zoning Districts Generally. In this PMFR District,the use and development of land
and structures shall be subject to the provisions of Chapter 19.07,Zoning Districts of
the Elgin Municipal Code, as may be amended from time to time.
E. Location and Size of Districts. Planned residential districts should be located in
substantial conformance to 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 required minimum size of a planned
residential district shall be granted by the City Council.
F. Land Use. In this PMFR District,the only land use allowed shall be a senior living
facility (including such optional ancillary services as the provision of meals,
housekeeping services, on-site activities(such as computers, arts&crafts,cards and
games,etc.)and fitness facilities),developed and operated in substantial conformance
to the following:
1. Statement of Purpose and Conformance, submitted with the development
application and cover letter by Jerrold H. Frumm,Executive Vice President,
Senior Lifestyle Corporation; dated September 7, 2005. In the event of any
conflict between such documents and the provisions of this ordinance, the
provisions of this ordinance shall control.
2. All residents in the 136 unit building, referenced in the development
application as "The Residence of Autumn Green", to be constructed on the
subject property(the"Subject Age 62 Building")must be age 62 or older and
no person under 62 years of age shall occupy or reside within a residential
unit in the Subject Age 62 Building.
3. The rent or other costs imposed as a condition of residency in the Subject
Age 62 Building(whether those residents be tenants or owners) shall not be
subsidized by any governmental or quasi-governmental or charitable entity.
4. Except as provided in the following Section 3F5, each occupied
condominium in the 24 unit condominium building, referenced in the
development application as "The Condominiums of Autumn Green", to be
constructed on the subject property (the "Subject Age Restricted
Condominiums")shall at all times have as a permanent occupant as least one
person who is 55 years of age or older. For the purposes of this ordinance,an
occupant shall not be considered a"permanent occupant"in the Subject Age
Restricted Condominiums unless such occupant considers the condominium
elk unit to be his or her legal residence and actually resides in the condominium
3
unit for at least six (6) months during every calendar year or such shorter
period as the condominium unit is actually occupied by any person. No
condominium unit in the Subject Age Restricted Condominiums shall be
occupied by any person under the age of 22. For the purposes of this
ordinance,a condominium unit in the Subject Age Restricted Condominiums
shall be deemed to be "occupied" by any person who stays overnight in the
condominium unit more than ninety (90) days in any twelve (12) month
period.
5. Each occupied condominium unit in the Subject Age Restricted
Condominiums shall at all times have as a permanent occupant at least one
person who is 55 years of age or older(the "Qualifying Occupant"), except
that in the event of the death of a person who was the sole Qualifying
Occupant of a condominium unit, persons age 22 or older who were
occupying the condominium unit with such Qualifying Occupant at the time
of the death or relocation to a long-term health care facility for medical
reasons of the Qualifying Occupant may continue to occupy the
condominium unit provided that the provisions of the United States and State
of Illinois Fair Housing Acts and the terms and conditions of this Agreement
are not otherwise violated by such occupancy. Notwithstanding the
foregoing, at all times, at least eighty percent (80%) of the condominium
units in the Subject Age Restricted Condominiums shall at all times have as a
permanent occupant at least one person who is 55 years of age or older.
G. Site Design. In this PMFR District,the site design regulations shall be as required in
the MFR Multiple Family Residence District, pursuant to Chapter 19.25.735 Site
Design, of the Elgin Municipal Code as may be amended from time to time.
Additionally, the development of land and structures shall be in substantial
conformance with the following (which shall be controlling in the event of any
conflict with any other provision of the Elgin Municipal Code:
1. Substantial conformance to the Site Plan(A1.0),dated September 26,2005,
prepared by Mann, Gin, Dubin&Frazier, Ltd. Architects, Landscape Plans
(L1 and L2), and Tree Preservation Plans (TP1 and TP2), dated September
26, 2005,prepared by Hitchcock Design Group.
2. Substantial conformance to the Floor Plans (A2.1, A2.2 and A2.3) dated
September 26, 2005 and revised Building Elevation Plan (A3.1), dated
January 18,2006,prepared by Mann,Gin,Dubin&Frazier,Ltd.Architects.
3. Compliance with all other applicable codes and ordinances.
H. Off-Street Parking. In this PMFR District,off street parking shall be subject to the
provisions of Chapter 19.45, Off Street Parking, of the Elgin Municipal Code, as
/�► amended.
4
I. Off-Street Loading. In this PMFR District,off street loading shall be subject to the
provisions of Chapter 19.47, Off Street Loading, of the Elgin Municipal Code, as
amended.
J. Signs. In this PMFR District, signs shall be subject to the provisions of Chapter
19.50, Signs of the Elgin Municipal Code, 1976, as amended.
K. Amendments. In this PMFR District,application for text and map amendments shall
be subject to the provisions of Chapter 19.55, Amendments. A text and map
amendment may be requested by an individual lot or property owner for a zoning lot
without necessitating that all other property owners in this PMFR zoning district
authorize such an application.
L. Planned Developments. . In this PMFR zoning district,the use and development of
the land and structures shall be subject to the provisions of Chapter 19.60,Planned
Developments of the Elgin Municipal Code, 1976, as amended. A conditional use
for a planned development may be requested by an individual lot or property owner
for a zoning lot without requiring an amendment to this PMFR zoning district and
without necessitating that all other property owners in this PMFR zoning district
authorize such an application.
M. Conditional Uses. In this PMFR zoning district, the use and development of the
land and structures shall be subject to the provisions of Chapter 19.65 Conditional
Uses of the Elgin Municipal Code, 1976, as amended. A conditional use may be
requested by an individual lot or property owner for a zoning lot without requiring an
amendment to this PMFR zoning district and without necessitating that all other
property owners in this PMFR zoning district authorize such an application.
N. Variations. In this PMFR District, the use and development of the land and
structures shall be subject to the provisions of Chapter 19.70,Variations of the Elgin
Municipal Code, 1976, as amended. Any of the requirements of this ordinance may
be varied by petition of a lot or property owner for a zoning lot without requiring an
amendment to this PMFR zoning district and without necessitating that all other
property owners in this PMFR zoning district authorize such an application.
O. Subdivisions—Generally. The subdivision of the subject property and development
thereof shall comply with the subdivision regulations of the city,as amended,and the
Plat Act of the State of Illinois.
P. Appeals. Any requirement, determination, or interpretation associated with the
administration and enforcement of the provisions of this ordinance may be appealed
subject to the provisions of Chapter 19.75, Appeals of the Elgin Municipal Code,
1976, as amended.
5
Section 4. That this ordinance shall be in full force and effect immediately after its
passage in the manner provided by law.
Ed Schock, Mayor
Presented: April 12, 2006
Passed: April 12, 2006
Vote: Yeas: 5 Nays: 2
Recorded: April 13, 2006
Published:
Attest:
Dolonna Mecum, City Clerk
r
6
November 21, 2005
FINDINGS OF FACT
Planning and Development Commission City of Elgin, Illinois
SUBJECT
Consideration of Petition 71-05 Requesting a Map Amendment from AB Area Business District,
SFR1 Single Family Residence District and RC2 Residence Conservation District to PMFR Planned
Multiple Family Residence District and PCF Planned Community Facility District Zoning,to Permit
the Construction of a New Building for a Senior Independent Living Facility in the ARC Arterial
Road Corridor Overlay District; Property located at 508 North McLean Boulevard and 1465 Eagle
Road by Senior Lifestyle Corporation, as Applicant, and Schocks, Inc., as Owner.
BACKGROUND
Requested Action: Map Amendment
Current Zoning: AB Area Business District
SFR1 Single family Residence District
RC2 Residence Conservation District
ARC Arterial Road Corridor Overlay District
Proposed Zoning: PMFR Planned Multiple Family Residence District
PCF Planned Community Facility District
Existing Use: Flowers, Nursery Stock and Florists' Supplies and Open Space
Proposed Use: Senior Living Facility and Vacant Property
Property Location: 508 North McLean Boulevard & 1465 Eagle Road
Applicant: Senior Lifestyle Corporation
Owner: Schocks, Inc.
Staff Coordinator: Denise Momodu, Associate Planner
LIST OF EXHIBITS
A. Location Map (see attached)
B. Zoning Map (see attached)
EXHIBIT A
Findings of Fact Planning and Development Commission
Petition 71-05 November 21, 2005
C. Parcel Map (see attached)
D. Aerial Map (see attached)
E. Environmental Map (see attached)
F. Site Photos (see attached)
G. Development Plan (see attached)
H. Draft Planned Development Ordinance (see attached)
I. Correspondence (see attached)
BACKGROUND
An application has been filed by Senior Lifestyle Corporation, requesting a map amendment from
AB Area Business District, SFR1 Single Family Residence District and RC2 Residence
Conservation District to PMFR Planned Multiple Family Residence District and PCF Planned
Community Facility District. The subject property is located at 508 North McLean Boulevard and
1465 Eagle Road (reference Exhibits A, B, C, D, E, and F).
The applicant is proposing to demolish the existing commercial structures and construct two new
buildings for independent senior living one rental and one that will be owner occupied. The rental
units would be an aged restricted community for seniors age 62 and older. This four story rental
building would encompass approximately 10,000 square feet of community space in addition to the
136 apartments. The building's common area amenities include a dining room, lounge, library,
fitness center and other multi purpose activity rooms for the residents. The dwelling units range in
size from 720 square feet for a one bedroom to 1,040 square feet in floor area for a two bedroom.
The owner occupied condominium building would be age restricted for those people age 55 and
older. However, only one member of the household must be age 55 or older. No unit shall be
occupied by an individual 22 years of age or younger except as a guest, not to exceed 90 days per
calendar year. This proposed four story building will contain 24 condominium units and 26 enclosed
parking spaces. The dwelling units will contain two bedrooms within 1,210 square feet of floor area
(reference Exhibits G, and H).
GENERAL FINDINGS
After due notice, as required by law, the Planning and Development Commission held a public
hearing in consideration of Petition 71-05 on November 21, 2005. The applicant testified at the
public hearing and presented documentary evidence in support of the application.Additional public
- 2 -
Findings of Fact Planning and Development Commission
Petition 71-05 November 21, 2005
testimony was presented at the public hearing. Objectors spoke at the public hearing and written
correspondence has been submitted (reference Exhibit I). The Community Development Group
submitted a Map Amendment Review, dated November 21, 2005.
The Planning and Development Commission has made the following general findings:
A. Site Characteristics Standard: The suitability of the subject property for the intended
zoning district with respect to its size, shape, significant natural features (including
topography, watercourse and vegetation), and existing improvements.
Findings. The subject property is suitable for the intended zoning district with respect to the
site characteristics standard.
The subject property is a regularly shaped parcel consisting of three separate parcels
containing 10.3 acres of land. The easterly portion of the subject property is improved with
commercial structures.The westerly portion is vacant and contains approximately 5.53 acres
that is in the floodplain of Tyler Creek. The subject property contains mature trees and has
relatively flat topography.
B. Sewer and Water Standard: The suitability of the subject property for the intended zoning
district with respect to the availability of adequate municipal water, wastewater treatment,
e and storm water control facilities.
Findings. The subject property is suitable for the proposed planned development with
respect to the sewer and water standard.
The subject property will be served by municipal water and sanitary sewer facilities. Storm
water detention will be provided on site.
C. Traffic and Parking Standard: The suitability of the subject property for the intended
zoning district 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 intended zoning district with respect to the
traffic and parking standard.
The subject property is located on North McLean Boulevard and Eagle Road. Eagle Road is
a local street, serving the adjoining residential area. McLean Boulevard is an arterial street
serving the west side of Elgin.
Off-street parking will be provided in conformance with the Zoning Ordinance.
- 3 -
Findings of Fact Planning and Development Commission
Petition 71-05 November 21, 2005
D. Zoning History Standard: The suitability of the subject property for the intended zoning
district 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 zoning district 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 Out of City
1950 Out of City
1960 Out of City
1961 Out of City
1962 Out of City
1992 B-3 Service Business District
Present AB Area Business District
E. Surrounding Land Use and Zoning Standard: The suitability of the subject property for
the intended zoning district with respect to consistency and compatibility with surrounding
land use and zoning.
Findings. The subject property is suitable for the intended zoning district with respect to
consistency and compatibility with surrounding land use and zoning.
The properties to the east and south of the subject property are zoned RB and are developed
with a mix of retail, office and service businesses.
Located to the southwest of the subject property are the Tyler Towers Condominiums,zoned
MFR Multiple Family Residence District.
To the west of the subject property is the Kane County Forest Preserve.
F. Trend of Development Standard: The suitability of the subject property for the intended
zoning district with respect to consistency with an existing pattern of development or an
identifiable trend of development in the area.
Findings. The subject property is suitable for the intended zoning district with respect to
consistency with an existing pattern of development or an identifiable trend within the area.
The subject property is located within area that has developed with a mixed of commercial
and residential uses.
G. Zoning District Standard. The suitability of the subject property for the intended zoning
district with respect to conformance to the provisions for the purpose and intent, and the
location and size of a zoning district.
- 4 -
Findings of Fact Planning and Development Commission
Petition 71-05 November 21, 2005
elk
The purpose of the PMFR Planned Multiple Family Residence District is to provide a
planned urban residential environment for multiple family dwellings, subject to the
provisions of Chapter 19.60, Planned Developments. A PMFR Zoning District is most
similar to, but departs from the standard requirements of the MFR Zoning District.
In general, the purpose and intent of the provision 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 this title.
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.
Findings. The subject property is suitable for the intended zoning district with respect to
conformance to the provision for the purpose and intent, and the location and size of a PMFR
Planned Multiple Family Residence District.
The subject property is located in the ARC Arterial Road Corridor District. The purpose of
the ARC District is to ensure quality development along the entryway corridors into the City
of Elgin.The building design should demonstrate high quality architecture on all elevations.
The majority of projects approved in the ARC District contain primarily masonry materials.
Departures from the standard requirements of the MFR District are being requested. The
proposed departures include density, minimum setbacks, and maximum floor area.
H. Comprehensive Plan Standard: The suitability of the subject property for the intended
zoning district with respect to conformance to the goals, objectives, and policies of the
official comprehensive plan.
Findings. The subject property is suitable for the intended zoning district with respect to the
Comprehensive Plan Standard.
The subject property is designated as "Low Density Residential (2.1 —4 dwelling units/net
acres) by the Comprehensive Plan and Design Guidelines (2005). The Low Density
Residential designation provides for the development of conventional single family detached
houses.Appropriate locations offer neighborhoods access to collector roads, access to water
and sanitary sewer systems, and proximity to public safety services The provision of park
and open space is encouraged to this category may include neighborhood commercial
centers, churches and schools in locations deemed appropriate by the City.
- 5 -
Findings of Fact Planning and Development Commission
Petition 71-05 November 21, 2005
I. Natural Preservation Standard: The suitability of the subject property for the intended
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 intended planned development with
respect to the Natural Preservation Standard.
Tyler Creek traverses the westerly portion of the subject property. The subject property
contains several mature trees. Many of these trees are of viable quality, and should be
preserved. While not all the trees will be preserved if the proposed development is approved,
the applicant has designed the site to preserve approximately 26 trees on site.
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. The subject property is unsuitable for the intended planned development with
respect to the internal land use standard.
When reviewing the proposal for the existing building, the City found that the land use is a
hybrid use similar to both apartments and a nursing home. The proposed net density of
approximately one dwelling unit per 982 square feet of land area (160 units on 157,007
square feet of the net residential land area) is substantial higher than other similar senior
independent living facilities the City has approved. Village Green of Elgin, located at 801
North McLean Boulevard, was approved at a net density of one dwelling unit per 2,871
square feet of land area. Alden Senior Living,located at 765 Fletcher Drive,was approved at
a net density of one dwelling unit per 1,864 square feet of land area. It should be noted that
the density allowed within the MFR Multiple Family Residence District is one dwelling unit
per 5,000 square feet of land area and the density permitted by the planned development
provisions is one dwelling unit per 3,000 square feet of land area.
PLANNED DEVELOPMENT DEPARTURES AND EXCEPTIONS
A planned development may be granted certain departures from the normal standards, regulations,
requirements, and procedures of the zoning ordinance. For purposes of comparison,the proposal is
most similar in character to the MFR Multiple Family Residence District and CF Community
Facility District. No development is planned for the area zoned PCF Planned Community Facility
District. The following represents departures from the standard requirements of the MFR Multiple
Family Residence District:
/n, A. Section 19.25.735 (B.), Lot Area. In the MFR Multiple Family Residence District, the
maximum allowable density is one dwelling unit per 5,000 square feet of land area. The
- 6 -
Findings of Fact Planning and Development Commission
Petition 71-05 November 21, 2005
applicant is proposing a density of one dwelling unit per 982 square feet of land area(a 800/0
departure).
B. Section 19.25.735 (E.), Setbacks By Lot Lines. In the MFR Multiple Family Residence
District, a 50 foot setback is required from McLean Boulevard and the north property line.
The applicant is proposing a 35 foot setback from McLean Boulevard and a 40 foot setback
from the north property line (a 30 % and a 20% departure, respectively).
C. Section 19.25.735 (H.), Residential Floor Area. In the MFR Multiple Family Residence
District,the maximum allowable residential floor area is 49,332 square feet. The proposed
total floor area is 182,335 square feet, representing a difference of 133,004 square feet (a
270% departure).
SUMMARY OF FINDINGS, UNRESOLVED ISSUES, AND ALTERNATIVES
The Planning and Development Commission has developed or identified the following unresolved
issues, and alternatives:
A. Summary of Findings.
1. Zoning District. The subject property is located in the ARC Arterial Road Corridor
District. The purpose of the ARC District is to ensure quality development along the
entryway corridors into the City of Elgin. The building design should demonstrate
high quality architecture on all elevations. The majority of projects approved in the
ARC District contain primarily masonry materials. Departures from the standard
requirements of the MFR District are being requested. The proposed departures
include density, minimum setbacks, and maximum floor area.
2. Internal Land Use. When reviewing the proposal for the existing building,the City
found that the land use is a hybrid use similar to both apartments and a nursing home.
The proposed net density of approximately one dwelling unit per 982 square feet of
land area is substantially higher than other similar senior independent living facilities
the City has approved. Village Green of Elgin, located at 801 North McLean
Boulevard, was approved at a net density of one dwelling unit per 2,871 square feet
of land area. Alden Senior Living, located at 765 Fletcher Drive,was approved at a
net density of one dwelling unit per 1,864 square feet of land area. It should be noted
that the density allowed within the MFR Multiple Family Residence District is one
dwelling unit per 5,000 square feet of land area and the density permitted by the
planned development provisions is one dwelling unit per 3,000 square feet of land
area.
- 7 -
Findings of Fact Planning and Development Commission
Petition 71-05 November 21, 2005
B. Summary of Unresolved Issues.
1. Density. The proposed net density is one dwelling unit per 982 square feet of lot area
The Planning and Development Commission recommends that the density should not
exceed one dwelling unit per 1,864 square feet. This would result in a reduction in
the number of dwelling units by approximately 50%.
2. Building Materials. The proposed elevations indicate that fiber cement board and
panelized E.I.F.S. will be the primary exterior materials. The Planning and
Development Commission recommends that the exterior building materials shall be
constructed of 90% masonry materials.
3. Site Design. The applicant is requesting a 40 foot building setback from the north
property line. The Planning and Development Commission recommends a minimum
setback of 50 foot from the north property line.
4. Improvements to N. McLean Boulevard. The Planning and Development
Commission recommends that McLean Boulevard be widened to provide for a
dedicated left turn lane to the site. The applicant is not proposing to provide a left
turn lane.
C. Summary of Alternatives.
Other than an approval, a denial,or an approval with some combination of conditions,there
are no substantive alternatives.
RECOMMENDATION
The Planning and Development Commission hereby recommends the approval of Petition 71-05.On
a motion to recommend approval, subject to the following conditions, the vote was four(4)yes and
one (1) no:
1. Substantial conformance to the Statement of Purpose and Conformance,submitted by Jerrold
H. Frumm, Executive Vice President, Senior Lifestyle Corporation; no date.
2. Substantial conformance to the Site Plan (A1.0), dated September 26, 2005, prepared by
Mann, Gin, Dubin & Frazier, Ltd. Architects, Landscape Plans (L1 and L2), and Tree
Preservation Plans (TP1 and TP2), dated August 19, 2005, prepared by Hitchcock Design
Group.
3. Substantial conformance to the Floor Plans (A2.1, A2.2 and A2.3) and Building Elevation
Plan (A3.1), dated September 26, 2005, prepared by Mann, Gin, Dubin & Frazier, Ltd.
Architects.
- 8 -
Findings of Fact Planning and Development Commission
Petition 71-05 November 21, 2005
elk
4. The net residential density shall be reduced to not exceed a maximum density of one
dwelling unit per 1,864 square feet of land area.
5. The proposed building elevations shall be revised to incorporate 90% masonry.
6. The proposed site plan shall be revised to provide a minimum building setback of 50 foot
from the north property line.
7. North McLean Boulevard shall be widened to provide for a left turn lane to the site as
required by the City Engineer.
8. The proposed buildings shall be designed to provide for a minimum of two elevators capable
of accommodating a seven foot by two foot cot and one attendant.
9. Compliance with all other applicable codes and ordinances.
Therefore, the motion to recommend approval of Petition 71-05 was adopted.
Respectfully Submitted,
s/ John Hurlbut
John Hurlbut, Chairman
Planning and Development Commission
s/ Thomas Armstrong
Thomas Armstrong, Secretary
Planning and Development Commission
eibk
- 9 -