S64-14 Ordinance No. G64-14
AN ORDINANCE
AMENDING ORDINANCE NUMBER G12-11 IN THE PMFR PLANNED MULTIPLE
FAMILY RESIDENCE DISTRICT AND ARC ARTERIAL ROAD
CORRIDOR OVERLAY DISTRICT
(508 - 522 North McLean Blvd.)
WHEREAS, the property herein described has previously been classified in the PMFR
Planned Multiple Family Residence District pursuant to Ordinance No. G31-06; and
WHEREAS,application was made to amend certain provisions within Ordinance No. G31-
06,and thereafter Ordinance No. G31-06 was comprehensively amended pursuant to Ordinance No.
G12-11 wherein the property herein described was classified in the PMR Planned Multiple Family
Residence District pursuant to Ordinance No. G12-11; and
WHEREAS,written application has been made to amend certain provisions within Ordinance
No. G12-11; and
WHEREAS, after due notice in the manner provided by law the Planning and Zoning
Commission conducted public hearings concerning said application and has submitted its written
findings and recommendations; and
WHEREAS, the City Council of the City of Elgin concurs in the Findings and
Recommendation 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 November 3,2014,made by the Planning and Zoning Commission,a copy of which is attached
hereto and made a part hereof by reference as Exhibit A. Ordinance G12-11 be and is hereby
amended in its entirety as hereinafter set forth in this ordinance.
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 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, 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 PMFR Planned
Multiple Family Residence 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
- 2 -
the EMC. The exclusion of such symbol shall not exempt such word or phrase from
the applicable supplementary regulation.
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 EMC, 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 EMC, 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, art& crafts, cards and
games, etc.) and fitness facilities), developed and operated in substantial
conformance to the following:
1. Substantial conformance to the petitioner's Statement of Purpose and
Conformance submitted with the original development application cover
letter by Jerrold H. Frumm, Executive Vice-President, Senior Lifestyle
Corporation, dated September 7,2005,as amended by the new Statement of
Purpose and Conformance submitted with the new development application
which is stamped "RECEIVED" on August 29, 2014. In the event of any
conflict between said original Statement of Purpose and Conformance and
said new Statement of Purpose and Conformance, the new Statement of
Purpose and Conformance shall supersede and control. For additional
reference, said new Statement of Purpose and Conformance is titled
"RIDER" and carries the footer "W:\Work\34373\2014
Amendments\Development Application Development Applications\RIDER—
V2 SLC. docx" on each of its three (3) pages. In the event of any conflict
between such documents and the provisions of this ordinance,the provisions
of this ordinance shall supersede and control.
2. All residents in the age-restricted apartment building referenced in said
original development application as"The Residence of Autumn Green",now
specifically identified within said new development application as the "3
- 3 -
STORY RESIDENCE BUILDING" on the Site Plan prepared by NORR
Architects and Planners dated August 28,2014,and hereinafter referred to as
the "Subject Age 62 Building" must be age sixty two (62) or older and no
person under sixty two (62) years of age shall occupy or reside within a
residential unit in the Subject Age 62 Building.
3. To the extent permitted by law, the apartment building on the subject
property shall be a 100%market rate apartment building. For the purposes of
this ordinance,the term 100%market rate apartment building shall mean that
there shall be no restrictions with respect to income or rent for the rental of
apartments whether by restriction to deed, title to the property or otherwise,
and no project based governmental or quasi-governmental subsidy which
results in restrictions with respect to income or rent for the rental of
apartments within the subject property shall be in place with respect to the
subject property.
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 EMC, as may be amended from time to time. Additionally, the
development of land and structures shall be in substantial conformance with the
following:
1. Substantial conformance with the Development Application, Statement of
Purpose and Attachments, submitted by Senior Lifestyle Corporation as
applicant and owner, dated received August 29, 2014.
2. Substantial conformance with the "Aerial Map with Site Plan Overlay",
submitted by Senior Lifestyle Corporation as applicant and owner, dated
received August 29, 2014.
3. Substantial conformance with the"Site Plan", submitted by Senior Lifestyle
Corporation as applicant and owner, dated received August 29 2014.
4. Substantial conformance with the "Ground, 2nd, and 3rd Floor Plan",
submitted by Senior Lifestyle Corporation as applicant and owner, dated
received August 29, 2014.
5. Substantial conformance with the "North, South, East, West Elevations",
submitted by Senior Lifestyle Corporation as applicant and owner, dated
received August 29, 2014.
6. Substantial conformance with the"Enlarged Partial Elevation",submitted by
Senior Lifestyle Corporation as applicant and owner, dated received August
29, 2014.
- 4 -
7. Substantial conformance with the "1 Bedroom, and Studio Unit Assisted
Living Floor plan", submitted by Senior Lifestyle Corporation as applicant
and owner, dated received August 29, 2014.
8. Substantial conformance with the"Site Plan Comparison Exhibit",submitted
by Senior Lifestyle Corporation as applicant and owner, dated received
August 29, 2014.
9. Substantial conformance with the "Shared Unit and Studio Unit Memory
Support Floor plan", submitted by Senior Lifestyle Corporation as applicant
and owner, dated received August 29, 2014.
10. Substantial conformance with"Chart Summarizing Changes", submitted by
Senior Lifestyle Corporation as applicant and owner, dated received August
29, 2014.
11. Substantial conformance with the"Landscape Plan and Plant List",submitted
by Senior Lifestyle Corporation as applicant and owner, dated received
August 29, 2014.
12. Substantial conformance with the "Tree Condition Confirmation Report",
prepared by Davey Resource Group as submitted by Senior Lifestyle
Corporation as applicant and owner, dated received September 25, 2014.
13. All graphics must meet the requirements of Chapter 19.50 Street Graphics of
the Elgin Municipal Code.
14. The owner and/or operator of the nursing and personal care facility shall
contract with a 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).
- 5 -
15. Conformance with all 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 EMC, as amended.
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 EMC, 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. A variation 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.
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.
- 6 -
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 all ordinances or parts of ordinances in conflict with the provisions of this
ordinance be and are hereby repealed to the extent of any such conflict.
Section 5. That this ordinance shall be in full force and effect immediately after its passage
in the manner provided by law.
s/David J. Kaptain
David J. Kaptain, Mayor
Presented: December 3, 2014
Passed: December 3, 2014
Omnibus Vote: Yeas: 9 Nays: 0
Recorded: December 3, 2014
Published: December 5, 2014
Attest:
s/Kimberly Dewis
Kimberly Dewis, City Clerk
- 7 -
November 3, 2014
PLANNING & ZONING COMMISSION
RECOMMENDATION AND FINDINGS OF FACT
Communit■ De'elopmcnt Department Cite of Elgin. 11.
OVERVIEW
Senior Lifestyle Corporation requests an amendment to the PMFR Planned Multiple Family
District Ordinance Number G12-11 to reduce the scope of the proposed development from 2
four-story buildings to 1 three-story age-restricted apartment building. The property is located at
508 North McLean Boulevard.
GENERAL INFORMATION
Petition Number 44-14
Recommendation: APPROVE, subject to conditions outlined at the conclusion of this
Report(See Recommendation Detail)
Applicant: Senior Lifestyle Corporation
History: After due notice as required by law,the Planning&Zoning
Commission held a public hearing and considered Petition 44-14
on October 6, 2014 and was continued to November 3, 2014.
The applicant submitted a Statement of Purpose&Conformance
dated received August 29, 2014 and testified at the public hearing.
Staff Coordinator: Dave Waden, Senior Planner
List of Exhibits: A. Aerial/Location Map
B. Zoning Map
C. Parcel Map
D. Site Photos
E. Development Application and Attachments
F. Draft Ordinance
G. Correspondence
EXHIBIT A
Recommendation & Findings of Fact Planning&Zoning Commission
Petition 44-14 November 3, 2014
BACKGROUND & PROJECT DETAIL
Senior Lifestyle Corporation is requesting an amendment to PMFR Planned Multiple Family
Residence District Ordinance No. G12-11 to reduce the scope of the proposed development from
2 four-story buildings to 1 three-story age-restricted apartment building. The subject property is
located at 508 N. McLean Boulevard.
The applicant received planned development approval, (Ordinance G31-06) in April of 2006. At
that time the approximate 10.3 acres of land was re-zoned to PMFR Planned Multiple Family
Residence District and PCF Planned Community Facility District. The planned development
proposed the construction of two new buildings for independent senior living, one building
containing rental units (apartments) and one building containing owner-occupied residences
(condominiums). Those 2 buildings consisted of approximately 173,335 square feet. The
apartment building would contain 136 apartments and would be an age-restricted community for
seniors 62 and older. The condominium building would contain 24 units and would be restricted
for people aged 55 and older with a requirement that no less than one member of the household
be age 55 or older. All units within the building were to be made available with no funding
assistance.
The westerly 5.53 acre portion of the property that was re-zoned to PCF Planned Community
Facility District was proposed to be left vacant since it contains a large wooded area and is
primarily located in the floodplain of Tyler Creek.
In February of 2011 the applicant requested an amendment to the PMFR Planned Multiple
Family Residence District Ordinance No. 31-06. The applicant proposed to reduce the total
number of units from 160 to 136, reduce the gross square footage of the building from 173, 335
to 141, 172 square feet, and to allow for one of the two buildings to house 112 apartments for
lower income seniors with financial assistance and Low Income Housing Tax Credits to be
provided by the Illinois Housing Development. No changes were proposed to the architectural
design and building materials, or the landscaping materials associated with the age restricted
rental apartment building.
The State chose not to fund the project as amended in 2011, since that time the housing market
has recovered to the point that the applicant can now successfully redevelop the site as a
privately funded, market rate development for seniors. The applicant is requesting several
modifications to the previously approved plan and ordinance in order to ensure the ultimate
success of the age-restricted apartment and condominium project. Below is list of requested
modifications:
1. The elimination of the condominium building originally approved for the northeast
corner of the property, a reduction of 24 units.
2. A reduction in the height of the proposed age-restricted apartment building from four
stories (52 feet)to three stories (44 feet).
2
Recommendation & Findings of Fact Planning&Zoning Commission
Petition 44-14 November 3, 2014
3. A reduction in the number of apartment units in the proposed apartment building from
112 to 96, to be comprised of 64 studio and one bedroom apartments, in the aggregate, to
be situated on the first two floors, and 32 Alzheimer care units to be situated on the third
floor. The total number of units has now been reduced from the previous approved 136
units to a new total of 96 units for the project, an approximate 30% decrease.
4. A reduction in the building square footage from approximately 141, 172 square feet to
approximately 91, 015 square feet. The look and exterior materials of the building will
remain materially the same as previously approved with a combination of masonry and
cement fiberboard.
5. A reduction in the number of parking spaces from 140 to 72, with an increase in the
number of"banked"parking spaces from 22 to 49 for a total of 121 parking stalls.
6. A change in the intended use of the proposed building from a 112-unit, four-story
affordable senior housing building to a 96-unit, three-story licensed assisted living
facility with Alzheimer's care located on the top floor, to be licensed by the Illinois
Department of Public Health, to be targeted for seniors aged 62 years and older(pursuant
to the Fair Housing Act) and to be at market rate. Residential occupancy of the building's
apartments will be for seniors age 62 or older. Occupancy of units on floor 3 will be
intended for seniors suffering from Alzheimer's, dementia, or other cognitive disorders.
The assisted living facility will include such amenities as art studio, theater, wellness center,
salon, card room and lounges. Each assisted living unit has been designed with accessible
bathrooms, small kitchenettes that include refrigerator, sink and microwave oven. The
common areas will include dining and activity areas offering daily meal service and a variety
of entertainment and wellness programs. The community will be staffed by licensed
caregivers 24 hours per day. The memory care apartments which will be located on the third
floor of the facility will be split into two "neighborhoods"containing both, private studio and
shared two bedroom apartments. Each "neighborhood" includes a secure outdoor patio for
residents. The facility will include a 24-hour staff, including caregivers who are specifically
trained to provide the needs of memory care residents.
This development will not only create housing opportunities for senior citizens the
development is anticipated to have approximately 60 full time equivalent employees serving
the needs of its residents 24 hours a day, 7 days a week. The maximum number of employees
at any one shift would be approximately 26.
The proposed site plan includes 72 parking stalls and will also provide for the potential
addition of 49 parking stalls should they ever be deemed necessary by the property owner.
The 49 "banked" stalls are situated around the perimeter of the parking lot behind the 3-story
age-restricted apartment and condominium building. Based on Senior Lifestyle Corporation's
vast experience with other senior housing communities they have been involved with, the 72
parking stalls should be more than sufficient to serve the needs of the 96 unit assisted living
and memory care residents. The 72 parking stalls will allow for all 26 peak-hour employees
3
Recommendation & Findings of Fact Planning& Zoning Commission
Petition 44-14 November 3, 2014
to drive to work and still have 46 available for use by residents and there visitors. By
"banking" the 49 additional parking stalls, the site plan maximizes the site's open space and
creates a more sustainable project which is consistent with the city's sustainability action
plan, as well as providing the property owner with the flexibility to address any unanticipated
parking demands that may arise in the future. The proposed 72 parking stalls and 49
"banked" parking stalls for a total of 121 are in conformance with the off-street parking
ordinance.
FINDINGS OF FACT
The Planning & Zoning Commission reviewed the proposal with respect to its location, design,
and operation on October 6, 2014 and found that it did meet the standards for Planned
Development pursuant to Chapter 19.60 of the zoning ordinance, as set forth below.
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 amendment to the zoning district with
respect to the characteristics standard. The subject property is rectangular shaped and
approximately 10.3 acres in size, which has frontage on McLean Boulevard and Eagle
Road. The westerly 5.3 acres are in floodplain which also includes a large wooded area.
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 amendment to the zoning district with
respect to the sewer and water standard. The subject property is served with municipal
water and sanitary sewer systems. The stormwater detention volume will be detained
onsite and will be in full conformance with the standards and regulations of the City of
Elgin and Kane County Stormwater Management Ordinances.
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 amendment to the zoning district with
respect to the traffic and parking standard. The subject property is located on the west
side of McLean Boulevard just south of Eagle Road. McLean Boulevard is an arterial
road which serve the west side of Elgin. Two access points are proposed off of McLean
Boulevard into the proposed development.
4
Recommendation & Findings of Fact Planning& Zoning Commission
Petition 44-14 November 3, 2014
The applicant is proposing 72 parking stalls and 49 "banked" parking stalls for a total of
121 stalls which is in conformance with the off-street parking ordinance.
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 amendment to the zoning district with
respect to the length of time the property has remained undeveloped or unused in its
current zoning district. The property was annexed to the City of Elgin in 1973 as part of
the Schock's property annexation and was zoned B-3 Service Business District. The
property was reclassified in 1992 to AB Area Business District and SFR1 Single Family
Residential as part of a comprehensive amendment to the zoning ordinance in 1992.
The PMFR Ordinance was amended in 2011 through Ordinance No. G12-11 to reduce
the total number of units from 160 to 136 and to reduce the gross square footage of the
building from 173,335 to 141,172 and to allow for one of the two buildings to house 112
apartments for lower income seniors with fmancial assistance and Low Income Housing
Tax Credits to be provided by the Illinois Housing Development.
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 amendment to the zoning district with
respect to consistency and compatibility with surrounding land use and zoning.
East of the subject property are zoned RB Residence Business District and CF
Community Facility District and is developed with single family residences and a church.
To the north of the property are zoned AB Area Business District and RC2 Residence
Conservation District, and is developed with single family residences and a commercial
building.
To the west of the subject property is zoned PCF Planned Community Facility and is
undeveloped.
To the south of the subject property is zoned MFR Multiple Family Residence District
and RB Residence Business District, and is developed with a commercial building and
condominium building.
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.
5
Recommendation & Findings of Fact Planning & Zoning Commission
Petition 44-14 November 3, 2014
Findings. The subject property is suitable for the amendment to the zoning district with
respect to consistency with an existing pattern of development or an identifiable trend
within the area. The subject property is located in an area that has developed with a mix
of commercial, office and residential uses.
G. Planned Development 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.
The applicant is requesting PMFR Planned Multiple Family Residence District zoning.
The 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 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.
Planned multiple family districts should be located in substantial conformance to the
official comprehensive plan. The amount necessary to constitute a separate planned
industrial district exclusive of right of way, but including adjoining land or land directly
opposite a right of way shall be less than two acres. No departure from the required
minimum size of planned development district shall be granted from the city council.
The purpose and intent of the ARC Arterial Road Corridor Overlay District is to promote
and facilitate the implementation of the objectives, policies, and strategies of the city of
Elgin "Comprehensive Plan." The ARC overlay district is a zoning overlay district, and
accordingly, the property located within the district shall be subject to the regulations of
the underlying zoning district in which it is located.
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.
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.
6
Recommendation & Findings of Fact Planning & Zoning Commission
Petition 44-14 November 3, 2014
The subject property is designated "Low Density Residential" in the City's
Comprehensive Plan and Design Guidelines dated 2005. Areas designated Low Density
Residential provides for the development of conventional single family detached houses.
Appropriate locations offer neighborhood 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 provide opportunities for recreation and access to
pedestrian and bicycle trail systems. Other uses allowed in this category may include
neighborhood commercial centers, churches and schools in locations deemed appropriate
by the City.
Natural Preservation Standard. The suitability of the subject property for the intended
development with respect to the preservation of all significant natural features including
topography, watercourses, wetlands, and vegetation.
Findings. Natural features on the site comprise of a large wooded area located along a
portion of Tyler Creek that runs north to south along the west property line of the subject
property. A portion of that property, approximately 5.3 acres falls within the 100 year
floodplain. In previous approvals for this development the site and civil engineering plans
were approved by the engineering department and appropriately addressed any concerns
raised by locating all proposed site improvements east of and completely outside the 100
year flood plain and away from any potential wetlands and significant wooded areas.
A tree preservation plan was submitted by the applicant which has identified 98 trees
within the development area ranging in diameter at breast height (dbh) of between 4
inches and 37 inches. 56 of the identified trees are proposed to be removed. A tree survey
which was completed by Davey Resource Group determined that 20 of the 56 trees
proposed to be removed had a condition rating of fair based on city ordinance. A
majority of those trees identified were considered second generation growth such as
Boxelders, Hackberry and Elms. The applicant is proposing to replace the 20 trees with a
combination of 51 new shade, evergreen and ornamental trees for a net increase of 31
trees. In accordance with the tree preservation ordinance the applicant is replacing a dbh
of 153 inches of trees compared to the dbh of 73 inches that are proposed to be removed.
Also, the westerly 5.3 acres of land that is primarily located in the floodplain and
includes a large wooded area will remain intact with no development activity proposed.
The applicant also proposes to landscape the vehicle use area landscape yards with a
variety of trees, shrubs, perennials, ornamental grasses and groundcover. The parking lot
islands will also include a minimum of two trees and a variety of shrubs, perennials and
groundcover.
J. Internal Land Use Standard. The suitability of the subject property for the intended
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.
7
Recommendation & Findings of Fact Planning& Zoning Commission
Petition 44-14 November 3, 2014
Findings. The subject property is suitable for the amendment to the zoning district with
respect 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.
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. The project to construct senior living residences was approved in 2006, with
departures from the standard requirements of the zoning and subdivision regulations. Due to the
changes currently proposed to the planned development, the departures will be modified as
follows:
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.
Now, the applicant is proposing a density of one dwelling unit per 2,428 square feet of
land area(a 51% departure). The proposed reduction in density from what was approved
in 2006 results in a change in the departure from 80%to 51%.
B. 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 91,015 square feet, representing a difference of 41,683
square feet (an 84% departure). The proposed reduction in floor area from what was
approved in 2006 results in a change in the departure from 270%to 84%.
RECOMMENDATION DETAIL
By a vote of six (6) yes, one (1) abstain, the Planning & Zoning Commission recommends
approval of Petition 44-14, subject to the following conditions:
1. Substantial conformance with the Development Application, Statement of
Purpose and Attachments, submitted by Senior Lifestyle Corporation as applicant
and owner, dated received August 29, 2014.
2. Substantial conformance with the "Aerial Map with Site Plan Overlay", submitted
by Senior Lifestyle Corporation as applicant and owner, dated received August
29, 2014.
3. Substantial conformance with the "Site Plan", submitted by Senior Lifestyle
Corporation as applicant and owner, dated received August 29 2014.
4. Substantial conformance with the "Ground, 2"d, and 3rd Floor Plan", submitted by
Senior Lifestyle Corporation as applicant and owner, dated received August 29,
2014.
8
Recommendation & Findings of Fact Planning &Zoning Commission
Petition 44-14 November 3, 2014
5. Substantial conformance with the "North, South, East, West Elevations",
submitted by Senior Lifestyle Corporation as applicant and owner, dated received
August 29, 2014.
6. Substantial conformance with the "Enlarged Partial Elevation", submitted by
Senior Lifestyle Corporation as applicant and owner, dated received August 29,
2014.
7. Substantial conformance with the "1 Bedroom, and Studio Unit Assisted Living
Floor plan", submitted by Senior Lifestyle Corporation as applicant and owner,
dated received August 29, 2014.
8. Substantial conformance with the "Site Plan Comparison Exhibit", submitted by
Senior Lifestyle Corporation as applicant and owner, dated received August 29,
2014.
9. Substantial conformance with the "Shared Unit and Studio Unit Memory Support
Floor plan", submitted by Senior Lifestyle Corporation as applicant and owner,
dated received August 29, 2014.
10. Substantial conformance with "Chart Summarizing Changes", submitted by
Senior Lifestyle Corporation as applicant and owner, dated received August 29,
2014.
11. Substantial conformance with the "Landscape Plan and Plant List", submitted by
Senior Lifestyle Corporation as applicant and owner, dated received August 29,
2014.
12. Substantial conformance with the "Tree Condition Confirmation Report",
prepared by Davey Resource Group as submitted by Senior Lifestyle Corporation
as applicant and owner, dated received September 25, 2014.
13. All graphics must meet the requirements of Chapter 19.50 Street Graphics of the
Elgin Municipal Code.
14. Conformance with all applicable codes and ordinances.
Therefore,the motion to recommend approval of Petition 44-14 was adopted.
s/ Bob Siljestrom
Bob Siljestrom, Chairman
Planning&Zoning Commission
9
Recommendation & Findings of Fact Planning & Zoning Commission
Petition'44-14 November 3, 2014
s/Dave Waden
Dave Waden, Secretary
Planning&Zoning Commission
10
v . � a. D
1j4T4 r ra
L M.�
ve
o NI1IR
r I I `t. . �.
o �
-
A.
D .; any aixoH
' s o �11�
/ Cott LrO ,
iv i
A ' ,�t�- ,;�,.., .~"'°Sexauer Ave __ '
,��
:. 11111 i =
r e,, . 1 - 11 —� J'. ►-
a (Q1 /a�• Ave
E •`°. modal I WORM , • . i - ---1' -.
Heine Ave - :.1
-0 i „ malign 1 — - La Salle P1 t . ,,,, ., .
111 4
_ t____E j_: �
i O u,....7. ili MINN i , a 4 t
I . l n:E17/
. McLean Blvd,, - rO n - `
u,
- . ,. K Nil -- ��
tr
ii
N I �� ,Q`mil/
IN izt n 7 c,rb UP
Weston Ave
o
1 �/WI I //I1I1I ' ' 0.. ___. Weston A vet : - f
om 1111111111 lull ry
Clifton Ave>_ o; 0 P� /IN ill �� ��(�(1
' ''l® , jiiit_ N'` Clifton_Av� A. `'-_. � u(/`e Park��
cn J ., r :�� , , 1 I ° 1 I I ,(Q/ 144: �/
_ : n ;, Melrose Ave' >5, l
y+ .
2 ' IIIIIII iliiiihI ' t11111V Lrose4vt .. .
111111111 0111111101111111 '.111111111111111111k ' '''-' ' 1, �
v I I I I I
1uuu' \ J
• iiJiiiik CYAry 0 g
r,. ‘!-9,us
r Q ' iii e
. , Junior pi -o!� , PRC 'a
•0 al,..., 1111% "laWCP12• ,,,■
RC1 '' o.....„44y,......
E 111 IF' a■ ..... 4., aft%
_DianeAve ' �o °c//////// 1
CF ' `� X111111111 v, 4 t cli
I awip 1�" —J AB , n s Kimberl , `� Kaskaskia Av_e i
y_Av_e , �
` 11111 'ect Property I_ la
Subject p y
I
MUM . ■.
lllinols-Pkwy Petition 44-14 J.
11111111111 _ _ Q,
ill" 1
liii,'. RC1 0 ■•
Eagle Rd A • _
ray 1//a C� ■ m '� ■
Legend ■ __ >' ■
OResidence Conservation 1 C' :■
OResidence Conservation 2 / __
Residence Conservation 3 _
Planned Residence Conservation �1 �.
Single Family Residence 1 - .
QSingle Family Residence 2 .Demmorid St
ORaga Planned Single Family Residence 2 I
MINI
Multiple Family Residence Plymouth Ln
Multiple Family Residence L-o-J
-Planned Multiple Family Residence Mil PRC ;
1
i
Illinois
j
Subject Property
i
t
Y 508 N McLean Blvd
Petition 44-14
Eagle
0 0378103
610378013
r 0610378014
0I
J
Plymouth
1
{
i
k C i a)
Z
et 13)
i► 1
y
I
EXHBIIT C
Parcel Map N
ACity of Elgin
Department of Community Development 0 50 100 200 300 400
Feet
SITE LOCATION EXHIBIT
508 North McLean Blvd.
Petition 44-14
ao xii.li, ,...,..,..... f Ira/143 iis.) -.6xrasir.lz itilyia3,0.upiw illii 42/J . olial
c 4, 8 tr„Lgi I
. ■ x i 'vim , . , -51fir
AP--&a"/
–
x "act i
h ,a15,1x I
;,, CI=GIZil 13at LI)
4;2 xx
E...t - 1 .
aki INall Eal " - caPlo I SI) x
, ,,i-ao InExfocki 44) 04 .4.1 ' cp : x .
1 .s.ttex -
...- xal 111 -I— 6; x(
xf.:73 x
. ir..... 1 -
i4,,j- stri xi, gar,‘achm-.) 94-.1 ,F-44151114.1x°4, , as , ..- , a) (
x
- EagIDr ..,,--
010.601110110141116, - '":' . '
Ork alginx.11W *SW CI
,
ATilt- 4$i 'x'iji x‘11-1j xtia-.Ira x x - - x ,0' x°2 x
„.
E.)
x
xat "-rt 1
'''. x1349 a
x ri
i (
-- x .6:8
-. xeco
,..,- 1
(
>- im .'''
- .
,iialxiliC x* xlic.3 -,(
. 4 Sitt,t ' frE6
45-Otkom 1410 iral ,
• i
450 '
14
450
".) .
fl ) 444
, 1
445., --
Plymouth L. - \.' ••-
■
....
,, --
40-1-;,'%'-' .
A
Site Location
, ...
oF, ,
--
. .'''-: '
• ,,,....:„--,,,,.. 2.411_ ,-,7- •"”. """%,....''""--473214-"Zil aft--a-
- .- -- -' -% ----- -""441111
. i.,,.. """imittirk-7--;..k
--- - -•...:413
.
'avenoW.60•114"112.41111.11."1.'n""------ - -- ,',' .7.--- -
.-
.. - - -„. -
__sad, 4 4
_---,_
'
,,,,, <
v4-7,4,,'44 itti-Ot
, — SV
M--. 1,14,..5.'''' :. V •, ,....-,.:,
V.
. , .
View from McLean Blvd. looking west
SITE LOCATION EXHIBIT
508 North McLean Blvd
Petition 44-14
ii
n
4. Y 4 qyy,.
View from McLean looking southwest
,,,,wit
,,
. w
, .• ..
x
0111:X1 4 .- -
J
B
illigin 9-77..' j T (i
h
i
4titik --K
r8'
'` ----,
Aerial view looking west