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HomeMy WebLinkAboutOrdinances - MC-97-672 - 03/19/1997 - zoning Health CAre DistrictORDINANCE NO. ME-97-672 AN ORDINANCE AMENDING THE ZONING ORDINANCE OF THE CITY OF MCHENRY, MCHENRY COUNTY, ILLINOIS WHEREAS, pursuant to proper legal notice, the City of McHenry Zoning Board of Appeals has held a public hearing to take evidence and view Exhibits regarding this amendment; and, WHEREAS, based on evidence heard, the Zoning Board of Appeals has submitted its findings to the corporate authorities and has not recommended approval of this amendment; and, WHEREAS, the City Council has considered the evidence and testimony presented at the public hearing; and, WHEREAS, in adopting this amendment, the City Council finds that it is consistent with the objectives of the Comprehensive Plan and with the purpose and intent of the Zoning Ordinance of the City of McHenry to improve and protect the public health, safety, morals and general welfare of its residents. NOW, THEREFORE, BE IT ORDAINED BY CITY COUNCIL OF THE CITY OF MCHENRY, MCHENRY COUNTY, ILLINOIS, as follows: SECTION 1: That the Zoning Ordinance of the City of McHenry, as amended, shall be further amended as follows: 1. Inserting Section "E. HC, Health Care District" into Chapter VI, appended to and made a part of this Ordinance as Exhibit A. 2. Amending Table 8 as depicted in "Additional Development Provisions", appended to and made a part of this Ordinance as Exhibit B. 3. Inserting "Group X: Permitted and Conditional Uses in The Health Care District" into Table 9, appended to and made a part of this Ordinance as Exhibit C. 4. Amending Table 18 as depicted in "Additional Sign Code Provisions", appended to and made a part of this Ordinance as Exhibit E. 5. Inserting Paragraph 'A. Loading Within the Health Care District" into Chapter VII, Section C, appended to and made a part of this; Ordinance as Exhibit F. 6. Inserting "and the Health Care District" into Chapter III, Section G after "Except within Planned Unit Developments". 7. Amending Chapter Vill, Section M by deleting the title and replacing it with " M. Additional And/Or Different Landscaping Requirements for -the Business Park and Health Care Districts". 8. Amending and inserting references to the Health Care District in the Table of Contents, including new titles for Sections and Tables. 9. Amending and inserting references to the Health Care District in Chapter III, Section A, including new titles for Sections and Tables. SECTION 2: If any sentence, paragraph, subdivision, clause, sentence or provision of this Ordinance shall be adjudged by any Court of competent jurisdiction to be invalid, such judgment shall not affect, impair, invalidate or nullify the remainder thereof, which remainder shall remain and continue in full force and effect. SECTION 3: All Ordinance, or parts thereof, in conflict with the terms and conditions hereof are hereby repealed to the extent of such conflict. SECTION 4: This Ordinance shall be published in pamphlet form by and under the authority of the corporate authorities of the City of McHenry, McHenry County, Illinois. SECTION 5: This Ordinance shall be in full force and effect from and after its passage, approval and publication in pamphlet form as provided by law. PASSED AND APPROVED THIS 19th DAY OF March 1 1997. AYES: Bolger, Locke, Bates, Lawson, Baird. NAYS: ABSTAINED: ABSENT: None. None. None. NOT VOTING: None PASSED AND APPROVED THIS 19th DAY OF March 1 1997. GL YOR ATTEST: CITY CLERK Exhibit A HC. Health Care District 1. Purpose This district is intended to: a. Provide for a coordinated variety of uses and facilities which serve the health care needs of the residents of McHenry and its surrounding area in a planned campus that has a hospital as the first principal use. b. Provide for the maintenance of open space areas, water detention areas, landscaping and other common areas to promote an attractive and aesthetically pleasing environment. C. Provide for adequate transportation mobility into and throughout the health care campus. d. Promote a comprehensively planned, designed, and maintained environment that stresses patient, employee, and visitor amenities in a manner consistent with the needs of all user groups. e. Promote a creative approach to the use of land and related physical facilities resulting in a better design and development. f. Provide for a detailed review process of land use proposals that allows flexibility and special protection for the public health, safety, morals and general welfare that would not be possible through traditional land use regulations. 2. Development Standards a. Regulations: As provided in Tables 8 and 9. b. Multiple Uses and Buildings on a Single Lot. More than one principal use and one principal building may be located on a single lot. C. Storage, Service, and Maintenance Areas. All materials, trash, supplies, or equipment shall be stored within an enclosed building, or screened on all sides by walls that are a minimum of 6 feet in height and that are Exhibit A constructed of materials similar to those used for the adjacent building. The outdoor storage of bulk materials is prohibited. iii. Screened outdoor storage areas shall not be located in a front yard or corner side yard, and shall not exceed 1,000 square feet in area. iv. Screened outdoor storage areas shall be kept in a neat and orderly manner. V. The contents of all storage areas must be directly related to a use permitted on the site. vi. Refuse collection enclosures shall be designed of durable materials with finishes and colors which are similar to the adjacent building. vii. Refuse shall not be visible from outside the refuse enclosure. d. Architecture Building Exterior Wall Materials Buildings that are larger than 1,000 square feet in area shall be have exterior walls made entirely of masonry, stone, glass, or architectural pre -cast concrete panels. 2. Buildings that are less than 1,000 square feet in area shall have a front exterior wall made entirely of masonry, stone, glass, or architectural pre -cast concrete panels, and side exterior walls made of metal, except that the lower one-third or 7 feet of the walls, whichever is less, shall be made entirely of masonry, stone, glass, or pre -cast concrete panels. 3. There may be a maximum of two buildings, each less than 5,000 square feet in area, that shall be required to comply only with the standards for buildings that are less than 1,000 square feet in area. Height Limitations Exhibit A 1. No building shall exceed 35 feet in height when located within the first 100 feet from the boundary of a Health Care District. 2. No building shall exceed 50 feet in height when located between 100 feet and 500 feet from the boundary of a Health Care District. 3. No building shall exceed 120 feel: in height when located more than 500 feet from the boundary of a Health Care District. iii. Rooftop Appurtenances No part of any rooftop HVAC unit or other appurtenance shall exceed 15 feet above the maximum permitted building height. All rooftop appurtenances shall be designed or screened to be compatible with the architectural style of the building. e. Lighting All exterior lighting shall: i. Contribute to the effective use of a development site. ii. Contribute to site security. iii. Complement and reinforce the building architecture and campus environment. iv. Keep on -site parking lot lighting fixtures and illumination levels consistent with the campus environment. V. Prevent casting glare onto adjacent properties and public streets. vi. Respect the conservation of energy. vii. Appropriately articulate primary buildinJs and their access routes consistent with visitor orientation, and with safety of vehicular and pedestrian movement. f. Subdivision Ordinance Compliance Exhibit A Whether or not the development constitutes a subdivision of land as defined in the Subdivision Ordinance, the development shall conform to the minirnum requirements and general design principals set forth therein and the minimum design standards and procedures for the installation of public improvements. Any construction guarantee required by the Subdivision Ordinance shall be posted prior to the issuance of a building permit if the scope of such permit includes the construction of improvements to be dedicated to the City. iii. Any division of land in the Health Care District shall be by plat of subdivision. 3. Circulation and Land Use Plan a. A Circulation and Land Use Plan shall be required for any property classified as a Health Care District. This Plan shall require a public hearing and recommendation from the Zoning Board of Appeals and Plan Commission, and shall be approved by the City Council in conjunction with the approval of the Health Care District classification. The minimum requirements of this Plan are as follows.. The site plan shall be drawn with waterproof non -fading ink on mylar, but may include descriptive text or other attachments. The preparation date with succeeding revision dates, north arrow, and a graphic scale not to exceed one inch = 100 feet. iii. The exact boundaries of the Health Care District. iv. The location and width of any existing public streets, rights -of - way or road easements on or adjacent to the property. V. Proposed access points to existing or planned public streets. vi. The location of any proposed public arterial or collector streets, or a range in which the centerline of such streets shall be located. vii. If no public arterial or collector streets are proposed, the location of proposed private arterial and collector streets. Exhibit A viii. Distances from intersections to access points and other relevant site distances. ix. A representation of the location of all existing buildings. X. Watercourses, drainage ditches or other stormwater management facilities. xi. Land area, in acres, of the Health Care District. xii. Building setback lines from district boundaries. xiii. The location of any flood hazard areas. xiv. The name of any proposed public street, if known. xv. The location of proposed permitted and conditional land use groupings. xvi. A site plan or text describing the location and design of any landscaping, or specific setback requirements for uses or groups of uses that are identified. b. The location of minor streets, driveways, and parking areas need not be shown. C. The Circulation and Land Use Plan may not be modified after its approval by the City Council except as follows: Minor Adjustments may be made with the approval of the Zoning Administrator. Minor Adjustments are defined as: (1) Altering the location of the public streets shown on the Plan by a distance which is 20 feet outside of the parameters shown on the plan, or (2) Changing the boundary of the permitted and conditional land use groupings by a distance of less than 50 feet. Minor Adjustments shall be consistent with the intent of the Circulation and Land Use Plan. Major Adjustments may be made only with the approval of the City Council. The City Council may refer any Major Adjustments to the Zoning Board of Appeals and/or Plan Commission for review and recommendation. Major Adjustments are defined as any alteration that is not a Minor Adjustment, including any alteration or addition to the permitted or conditional land uses. Exhibit B Additional Development Provisions HC [i] Minimum LOT AREA in square feet N/A 0] Minimum LOT WIDTH in feet N/A Along arterial street [a] N/A Minimum FRONT YARD depth or CORNER SIDE YARD width in feet [b] 30 [k] Minimum INTERIOR SIDE YARD width in feet [b] 30 Adjacent to Residential District [b] 50 [I] Minimum REAR YARD depth in feet [b] 30 Adjacent to Residential District [b] 50 [I] Maximum FLOOR AREA RATIO 0.5 [m] PERMITED Use Groups [c] X CONDITIONAL Use Groups [d] X PARKING & LOADING As Provided in Section VII LANDSCAPING & Screening As Provided in Section VIII PERFORMANCE Standards As Provided in Section XII SIGNS As Provided in Section IX OTHER Requirements As Provided in General District Regulations [b] Plus 2 feet for every 1 foot of building height over 30 feet, except for property in the Health Care District. [i] In the Health Care District, buildings which are located within 150 feet of an arterial street shall be no less than 30 feet from another building in such district. Exhibit B (j] There is no minimum LOT AREA in the Health Care District. However, the minimum overall size of a Health Care District shall be 100 acres. [k] The minimum FRONT YARD depth or CORNER SIDE YARD width along an arterial street shall be 50 feet. [I] The required setback area shall not contain buildings, structures, parking or any other above -ground structure or improvements. [m] The Maximum FLOOR AREA RATIO in the Health Care District shall be calculated for the district as a whole. Exhibit C Group X: Permitted and Conditional Uses in the Health Care District The permitted and conditional uses in the Health Care District shall be established as defined in the Circulation and Land Use Plan that is approved in conjunction with the Health Care District zoning classification. The permitted and conditional uses and their appropriate locations, as identified in the Plan, shall be established in accordance with the purpose and intent of the Health Care District. Exhibit D Additional Sign Code Provisions Number Permitted Per Lot [e] COMMERCIAL, OFFICE, INDUSTRIAL, BUSINESS PARK AND HEALTH CARE DISTRICT USES FREE STANDING SIGNS: Health Care Uses: Main Sign 1 32 6 [7] Health Care District Entrance Sign [f] 140 15 [9] Display Boards Or Changing Signs 1 [a] [2] -- [11] [d] [9] Industrial, Office, Business Park and Health Care District Entrance Signs: [e] In the case of Business Park Property the word "Lot' shall mean a lot, or combination of lots, having a minimum area of 40,000 square feet. In the case of property located in a Health Care District, "Lot' shall mean an established principal structure. [f] Shall be located only on an arterial street. A maximum of one Health Care District Entrance Sign shall be permitted per arterial street. [7] Other Institutional Signs and Health Care, Main Signs: Set back from right-of-way a minimum of one-third of the applicable required yard. Exhibit E 4. Loading Within the Health Care District a. Sufficient space for loading and unloading shall be provided on each building site to accommodate trucks that serve or are likely to serve that building. b. Improvements shall be designed and located on each building site so that vehicles may not be loaded or unloaded on or from any street. c. For buildings that are larger than 30,000 square feet in area, loading docks may be exterior, but shall not face a public street and shall be screened from view from the public street. If a loading dock faces a residential district it must be interior and enclosed d. For buildings that are less than 30,000 square feet in area, exterior loading docks may face a public street, but shall be set back a minimum of 70 feet from the public right-of-way. Loading docks that open only to a yard which is adjacent to a residential district must be interior and enclosed. Exterior loading docks shall be designed so that they do not restrict pedestrian entrances.