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G32-06 Ordinance No. G32-06 AN ORDINANCE GRANTING A MAP AMENDMENT FROM SFR1 SINGLE FAMILY RESIDENCE DISTRICT AND RC2 RESIDENCE CONSERVATION DISTRICT TO PCF PLANNED COMMUNITY FACILITY DISTRICT (508 North McLean Blvd. and 1465 Eagle Road) WHEREAS, written application has been made requesting a map amendment from SFR1 Single Family Residence District and RC2 Residence Conservation District to PCF Planned Community Facility District; and 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 PCF Planned Community Facility District the following described property: PCF(WEST) 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: BEGINNING AT A POINT ON THE WEST LINE OF SAID EAST HALF, 30 RODS, 1 FOOT 6 INCHES NORTH OF THE SOUTH LINE OF SAID QUARTER SECTION; THENCE CONTINUING NORTH ALONG SAID WEST LINE, 20 RODS, 1 FOOT; THENCE EAST PARALLEL WITH THE SOUTH LINE OF SAID QUARTER SECTION, TH eft- SAID LAST COURSE,632 330.92 FEET;FEET; THENCE ENCE SOUTH WEST AT AT AN RIGHT ANGLE ANGLES OF 9TO 0 DEGREES, 00 MINUTES 06 SECONDS TO THE LEFT FROM SAID LAST /�► COURSE, 638.68 FEET TO THE POINT OF BEGINNING, TOGETHER WITH t THE EASTERLY 80 FEET OF THE WESTERLY 467.5 FEET OF THAT PART OF THE EAST HALF OF THE SOUTHWEST QUARTER OF SECTION 10, AFORESAID, DESCRIBED AS FOLLOWS: BEGINNING AT A POINT ON THE EAST LINE OF THE SOUTHWEST QUARTER OF SAID SECTION, 50 RODS 2 Y2 FEET NORTH OF THE SOUTHEAST CORNER OF SAID QUARTER; THENCE WEST PARALLEL WITH THE SOUTH LINE OF SAID SECTION,79 RODS 12 Y2 FEET TO THE WEST LINE OF THE EAST HALF OF SAID SOUTHWEST QUARTER,THENCE NORTH ALONG SAID WEST LINE 10 RODS AND 6 INCHES TO THE CENTER OF KNAPP AVENUE AS SHOWN ON THE PLAT OF LOUIS BECKLINGER'S ADDITION TO THE TOWNSHIP OF ELGIN;THENCE EAST ALONG THE CENTER OF KNAPP AVENUE AND PARALLEL WITH THE SOUTH LINE OF SAID SECTION, 79 RODS 12 %2 FEET TO THE EAST LINE OF SAID SOUTHWEST QUARTER; THENCE SOUTH ALONG SAID EAST LINE 10 RODS AND 6 INCHES TO THE POINT OF BEGINNING, CONTAINING 5.13 ACRES OF LAND,MORE OR LESS,IN THE CITY OF ELGIN, KANE COUNTY, ILLINOIS. Section 3. That the City Council of the City of Elgin hereby grants the map amendment to PCF Planned Community Facility District, for the property commonly known as 508 North McLean Boulevard and 1465 Eagle Road, and legally described above, which shall be designed, developed, and operated subject to the following provisions: l A. Purpose and Intent. The purpose and intent of this PCF zoning district is to provide a planned environment for various types of community facilities, subject to the provisions of Chapter 19.60 Planned Developments,of the Elgin Municipal Code, 1976,as amended. In general,community facilities provide governmental,recreational,educational,health,social, religious, and transportation services to the community on a for profit or a not for profit basis. B. Supplementary Regulations. Any word or phrase contained herein,followed by the symbol "[SR]", shall be subject to the definitions and the additional interpretive requirements provided in Chapter 19.90, Supplementary Regulations of the Elgin Municipal Code, 1976, as amended. The exclusion of such symbol shall not exempt such word or phrase from the applicable supplementary regulation. C. General Provisions. In this PCF zoning 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, 1976, as amended. D. Zoning Districts-Generally. In this PCF zoning 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, 1976, as amended. ellbk E. Location and Size of District. This PCF zoning district should be located in substantial conformance to the official comprehensive plan. The amount of land necessary to constitute a separate PCF zoning 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. F. Land Use. In this PCF zoning district,the use of land and structures shall be subject to the provisions of Chapter 19.10,Land Use of the Elgin Municipal Code, 1976,as amended. The only land use allowed as a "permitted use" [SR] in this PCF zoning district shall be open space. G. Site Design. In this PCF District, the site design regulations shall be as required in the CF District,pursuant to Chapter 19.30.135 Site Design,of the Elgin Municipal Code,as maybe amended from time to time. The use of land within this PCF District shall be in substantial conformance with the following: 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 August 19, 2005, prepared by Hitchcock Design Group. 2. Compliance with all other applicable codes and ordinances. H. Off-Street Parking. In this PCF District,off street parking shall be subject to the provisions of Chapter 19.45, Off Street Parking, of the ELGIN MUNICIPAL CODE, as amended. I. Off-Street Loading. In this PCF 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 PCF 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 PCF District, application for text and map amendments shall be subject to the provisions of Chapter 19.55,Amendments.A text and map amendment maybe requested by an individual lot or property owner for a zoning lot without necessitating that all other property owners in this PCF zoning district authorize such an application. L. Planned Developments. . In this PCF 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 PCF zoning district and without necessitating that all other property owners in this PCF zoning district authorize such an application. M. Conditional Uses. In this PCF 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 PCF zoning district and without necessitating that all other property owners in this PCF zoning district authorize such an application. N. Variations. In this PCF 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 PCF zoning district and without necessitating that all other property owners in this PCF zoning district authorize such an application. 0. 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. 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 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, SFR 1 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 191'` 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, 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. eibk - 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 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. eft 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: 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 80% 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 (LI and L2), and Tree Preservation Plans (TP1 and TP2), dated August 19, 2005, prepared by Hitchcock Design Group. elk 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 r F 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 - 9 -