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Page 2 of 4 <br /> 2225 South Mt. Zion Road <br /> June 3, 2010 <br /> 6. Staff was also concerned with the resident to the south of the property in that the City had no <br /> regulatory control over buffering residential uses that are located in the County. <br /> PROJECT DESCRIPTION <br /> 1. The petitioner proposes to rezone from R-1 Single Family Residence District to PD Planned <br /> Development District in order to construct a mixed use development. <br /> 2. The petitioner is proposing a Bank Facility on Lot One (1), a three (3) story 100 unit Supportive <br /> Living Facility on Lot Two (2), a one (1) story Memory Care Facility on Lot Three (3) and a <br /> Storm Water Detention Area on Lot Four(4). <br /> 3. The petitioner is also proposing to subdivide the two (2) tracts of land which consist of <br /> approximately 9.44 acres into four (4) lots. The developer wishes to subdivide the parcels into <br /> four (4) lots as shown on the plat due to independent ownership potential for each facility and <br /> certain financing requirements for the various uses. The preliminary plat is attached. <br /> STAFF ANALYSIS <br /> 1. The City of Decatur Zoning Ordinance provides standards for reviewing applications for planned <br /> developments. An analysis of the review standards are discussed below: <br /> a. Compatibility with the character of the surrounding neighborhood and general area. The <br /> proposed development is compatible with the character of the area to the north and to the <br /> south. It creates a transitional area between an intensive commercial area and a low density <br /> residential area. <br /> b. Effect on area. The proposed development is expected to have a positive impact on the <br /> financial, economic and quality of life for the city as a whole. <br /> c. Design and amenities. The proposed development is designed with amenities and <br /> landscaping greater than a normal development including a landscaped buffer yard along <br /> portions of the south and west borders of the development. Also, the facades of the Memory <br /> Care Facility and Supportive Living Facility will consist mainly of natural shades of Fiber <br /> Cement Siding (similar in look to wood finish rather than vinyl) with accents of limestone at <br /> the entrances. <br /> d. Consistency with comprehensive plan. The proposed development is generally consistent <br /> with the Comprehensive Plan as it currently calls for retail on the eastern portion of the <br /> property and residential on the western portion of the property. The Bank and the Supportive <br /> Living facility will be in the area shown as retail in the Comprehensive Plan while the <br /> Memory Care Facility is proposed to be located in the Low Density Residential area. <br /> e. Traffic capacity. State Route 121 is under the jurisdiction of the Illinois Department of <br /> Transportation and all new entrances require an Access Permit from them. Public Works is <br /> not requiring a traffic impact report because IDOT is the agency that must allow the entrance <br /> and IDOT will require further analysis of the entrance if they deem it is necessary. The <br /> supportive living facility is expected to generate very little traffic. The banking facility is <br /> relocating from another location on Route 121 and is not expected to generate much new <br /> traffic to Route 121. The City has been provided information from IDOT that they will work <br /> with the petitioner on their site plan and the IDOT permitting process. <br /> f. Adequacy of utilities. Proposed utilities and infrastructure will be adequate to serve the <br /> proposed land use(s). <br />