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HomeMy WebLinkAboutG11-23 Ordinance No. G11-23 AN ORDINANCE GRANTING A CONDITIONAL USE FOR A PLANNED DEVELOPMENT IN THE CF COMMUNITY FACILITY DISTRICT WITH CERTAIN DEPARTURES FROM THE ELGIN ZONING ORDINANCE (357 Division Street) WHEREAS, written application has been made requesting conditional use approval for a planned development to establish individual and family social service, more specifically refugee services and a social service center, within the third floor of the administration building of the Holy Trinity Lutheran Church with certain departures from the Elgin zoning ordinance at 357 Division Street; and WHEREAS, the zoning lot containing the premises at 357 Division Street is legally described herein(the"Subject Property"); and WHEREAS, the Subject Property is located within the CF Community Facility District, and an individual and family social service,more specifically refugee services and a social service center, is listed as a conditional use within the CF Community Facility District; and WHEREAS,the Planning and Zoning Commission conducted a public hearing concerning said application on February 6, 2023, following due notice including by publication; and WHEREAS, the Community Development Department and the Planning and Zoning Commission have submitted their Findings of Fact concerning said application; and WHEREAS, the Community Development Department and the Planning and Zoning Commission recommend approval of said application, subject to the conditions articulated below; and WHEREAS, the City Council of the City of Elgin, Illinois, has reviewed the findings and recommendations of the Community Development Department and the Planning and Zoning Commission; and WHEREAS,the City of Elgin is a home rule unit and as a home rule unit may exercise any power and perform any function pertaining to its government and affairs; and WHEREAS,zoning,including,but not limited to,this ordinance granting a conditional use for a planned development in the CF Community Facility District pertains to the government and affairs of the city. 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 February 6, 2023, and the recommendations made by the Community Development Department and the Planning and Zoning Commission, a copy of which is attached hereto and made a part hereof by reference as Exhibit A. Section 2. That a conditional use for a planned to establish an individual and family social service,more specifically refugee services and a social service center,within the third floor of the administration building of the Holy Trinity Lutheran Church with certain departures from the Elgin zoning ordinance is hereby granted for the property commonly known as 357 Division Street,and commonly identified by Kane County Property Index Numbers 06-13-182-009,06-13- 182-010, 06-13-182-001, 06-13-182-002, and 06-13-182-003, and legally described as follows: Lots 5, 6, 7, 8, AND 9 OF BURGESS TRUESDELL'S ADDITION TO ELGIN, IN THE CITY OF ELGIN, KANE COUNTY, ILLINOIS. (commonly known as 357 Division Street). Section 3. That the conditional use for the Subject Property as authorized by this ordinance shall be subject to the following additional conditions: 1. Substantial conformance to the Development Application submitted by the Chinese Mutual Aid Association (CMAA), as applicant, and Holy Trinity Church, as property owner,received January 17, 2023, and supporting documents including: a. A letter from the Chinese Mutual Aid Association dated January 10,2023,received January 13, 2023; b. A letter from Holy Trinity Lutheran Church, dated January 13, 2023; c. Undated Holy Trinity Parking Lot diagram,received January 17, 2023; d. Undated Holy Trinity Lutheran Church Sanctuary Seating Plan, received January 17, 2023; e. Architectural Exhibit, Sheet AE-1, prepared by Cobu Architecture Studio, dated December 15, 2022, with such further revisions as required by the Community Development Director; and f. Furniture Layout, Sheet F-1, prepared by Cobu Architecture Studio, dated December 15, 2022, with such further revisions as required by the Community Development Director. In the event of any conflict between such documents and the terms of this ordinance or other applicable city ordinances, the terms of this ordinance or other applicable city ordinances shall supersede and control. 2. A departure is hereby granted to allow the establishment of an individual and family social service,more specifically refugee services and a social service center within the third floor of the Holy Trinity Lutheran Church administration building of the Subject Property at 357 Division Street, without the requirement to provide additional parking spaces, provided a minimum of 65 parking spaces are located on the Subject Property. 2 3. The applicant shall not hold any special events which coincide or overlap with any other events or church services held on the Subject Property. 4. All street graphics must meet the requirements of Chapter 19.50 Street Graphics of the Elgin Municipal Code. 5. Compliance with all applicable codes and ordinances. Section 4. That this ordinance shall be in full force and effect upon its passage in the manner provided by law. avi J.-Kaptkh, Mffyor Presented: March 22, 2023 Passed: March 22, 2023 Omnibus Vote: Yeas: 9 Nays: 0 Recorded: March 22, 2023 Published: March 22, 2023 '. Attest: �� Kimberly Dewis, C lerk 3 EXHIBIT A February 6, 2023 RECOMMENDATION & FINDINGS OF FACT OF THE COMMUNITY DEVELOPMENT DEPARTMENT AND THE PLANNING & ZONING COMMISSION CITY OF ELGIN, IL OVERVIEW Provided herein are the written findings and recommendation of the Community Development Department and the Planning & Zoning Commission regarding Petition 01-23, an application by The Chinese Mutual Aid Association(CMAA),as applicant,and Holy Trinity Church,as property owner, requesting approval of a conditional use for a planned development with departures from the Elgin Municipal Code requirements for the number of required parking spaces, and any other departures as may be necessary or desirable, to establish an individual and family social service, more specifically refugee services and a social service center, on the top floor of the Holy Trinity Church administration building, at the property commonly referred to as 357 Division Street. GENERAL INFORMATION Petition Number: 01-23 Property Location: 357 Division Street, Unit 3 Requested Action: Conditional use for a planned development Current Zoning: CF Community Facility District Proposed Zoning: No change. CF Community Facility District Existing Use: Church Proposed Use: Church and Individual and Family Social Service,more specifically refugee services and a social service center Applicant: Chinese Mutual Aid Association Owner Holy Trinity Church Recommendation& Findings of Fact Petition 01-23 February 6,2023 Staff Coordinator: Damir Latinovic, AICP, Senior Planner Exhibits Attached: A. Aerial B. Zoning Map C. Parcel Map D. Site Location E. Development Application and Attachments F. Draft Ordinance BACKGROUND The Chinese Mutual Aid Association(CMAA),as applicant,and Holy Trinity Church,as property owner, are requesting approval of a conditional use for a planned development with departures from the Elgin Municipal Code requirements for the number of required parking spaces, and any other departures as may be necessary or desirable, to establish an individual and family social service,more specifically refugee services and a social service center,on the top floor of the Holy Trinity Church administration building, at the property commonly referred to as 357 Division Street. The 1.3-acre property is located on the near west side of Elgin at the southeast corner of Division Street and Chapel Street. The property is home to the Holy Trinity Church constructed in 1907. The church includes a three-story, approximately 9,868-square foot administration building constructed in 1952 which is attached to the main Church sanctuary. This addition was originally constructed for and primarily housed the Sunday school services. The property also includes a surface parking lot with 65 parking spaces and a two-car detached garage that is used for storage. A north-south city alley divides the property into two halves with the church building on the western half, and the parking lot on the eastern half of the property. On the south and east sides, the church is surrounded by single-family homes zoned RC3 Residence Conservation District, with some homes converted to multiple units. The property to the west across Chapel Street is zoned RB Residence Business District but is improved with a large historic single-family home constructed in 1889.The properties to the north across Division Street include Congregation Kneseth Israel Synagogue zoned CF Community Facility District and the O'Connor-Leetz Funeral Home zoned RB Residence Business District. -2 - Recommendation & Findings of Fact Petition 01-23 February 6, 2023 + Sub ect Pro IT rl i 1 pMWIw INpNr.O Arr � . � - 1 - .�+ ,-_ --ems � �i.,.�..�. �►�a Figure 1.Site area map with zoning overlay Proposal The Chinese Mutual Aid Association (CMAA) is proposing to establish its Elgin office on the third floor of the Holy Trinity Church's administration building. The 3,000-square foot space was previously used for Church's Sunday School. CMAA would occupy the entire third floor and is not proposing any interior or exterior changes to the building. CMAA is an Asian American and Pacific Islanders (AAPI)-led pan-social service agency promoting the interests and enhancing the well-being of low-income, diverse immigrant and refugee communities from around the world. CMAA provides in-home services for the elderly and/or disabled, English as a second language and Adult Basic Education classes, and various other social services, including but not limited to public benefits assistance, translation/interpreting, and immigration/citizenship support. The Elgin office would be open Monday to Friday from 9 am to 5 pm with six full time employees,although many work remotely. CMAA also plans to organize a few special events throughout the year that would be held on the weekends in the basement of the administration building, which include Lunar New Year in January or February, Lao New Year in April, Friendsgiving pot luck, and winter holiday celebration. However, CMAA has agreed not schedule those events at the same time as any other events or services that are held at the church. - 3 - Recommendation& Findings of Fact Petition 01-23 February 6,2023 CMAA is not proposing to make - interior or exterior changes to the Chm* ,, building or the site. As a third-floor r owl tenant, CMAA is not allowed to install typical wall graphics, but is allowed to install window graphics in the ground floor entrance. Additional signage is also allowed Y on the church's free-standing sign, however the existing free-standing graphic (only one of the two $7 existing free-standing graphics is 11-� allowed) would be allowed to remain) would need to be modified au.ro to comply with the zoning N.I.C. 8! ordinance. °b CMAA office is required to provide one parking space per 250 square feet of floor area. With a 3,000- NMI square foot office, CMAA is required to have 12 parking spaces. The church itself is required to �? provide one parking space per four seats in the sanctuary, plus one parking space per employee. With Q 291 seats in the sanctuary and three employees during its service, the Figure 2. Proposed interior layout of the 3rd floor for CMAA offices church is required to have 76 parking spaces. Together, the church and CMAA office are required to have a total of 88 parking spaces. The property only has 65 parking spaces which does not meet the parking requirement, so the church is already nonconforming regarding parking. Therefore,CMAA and Holy Trinity Lutheran Church are requesting approval of a conditional use for a planned development with a departure from the parking requirement. The addition of CMAA will increase the parking requirement for the property,but will not have any adverse effect on the existing parking conditions because the hours of operations for CMAA do not coincide with church's busiest time during Sunday services. The existing parking lot can adequately serve the needs of the church and the CMAA offices. -4- Recommendation& Findings of Fact Petition 01-23 February 6,2023 On average, approximately 40 persons attend church's Sunday services. The peak occupancy occurs during Easter and/or Christmas holiday services when approximately 125 persons attend. The parishioners however carpool with other family members.The existing parking lot adequately serves the church's needs. On weekdays during normal business hours when CMAA office would be open,and when limited to no activities are taking place at the church, there is ample parking for the use by CMAA staff and visitors. The church has an agreement with School District U-46 that allows U-46 staff and visitors from its administration building at 355 E. Chicago Street to park in the church's parking lot as needed. However, the church's parking lot is one block north of the U-46 administration building. As such,very few staff or visitors utilize the parking lot. During most recent counts on a Friday morning 56 of 65 parking spaces were available. Still, additional on-street parking is available on one side of the street on both Division Street and Chapel Street based on even or odd calendar days. As the property is less than two acres in size, the applicant is requesting approval of a planned development as a conditional use to allow for the one departure from the zoning ordinance requirements.The required departure is listed in Table 1 below and is further described in Planned Development Departures and Exceptions section of the staff report further below. Table 1.Detail of Departures for 357 Division Street Requirement Proposal 88 parking spaces for Parking CMAA and Holy Trinity 65 parking spaces(existing) Church Individual and family social service,more specifically refugee services and a social service center is listed as a conditional use in the CF Community Facility District requires the review and recommendation by the Planning and Zoning Commission and approval by the City Council. The Community Development Department offers the following additional information: A. Property History. The property was zoned B Residential District by the first zoning ordinance in 1927. By 1950,the property was classified in C Residential District. In 1962, the property was rezoned to R5 General Residence District. By 1992, the property was classified in the R4 General Residence District. In 1992,the property was classified in the CF Community Facility District as part of the comprehensive amendment to the zoning ordinance. The existing church was constructed in 1907. The 3-story administration building addition was constructed in 1952 for church's Sunday school. - 5 - Recommendation &Findings of Fact Petition 01-23 February 6,2023 B. Surrounding Land Use and Zoning.On the south and east sides,the church is surrounded by single-family homes zoned RC3 Residence Conservation District, with some homes over time converted to multiple units. The property to the west across Chapel Street is zoned RB Residence Business District but is improved with a large historic single-family home constructed in 1889. The properties to the north across Division Street include Congregation Kneseth Israel Synagogue zoned CF Community Facility District and the O'Connor-Leetz Funeral Home zoned RB Residence Business District. C. Comprehensive Plan. The subject property is designated as Public/Semi-Public by the City's 2018 Comprehensive Plan and Design Guidelines. The public/semi-public land use designation includes a range of uses that provide a service to the public and enhance quality of life. This land use comprises various facilities and infrastructure belonging to federal, state, and local government, public agencies, and service provider. Grade schools, pre- schools, high schools, universities, and other educational institutions are considered public/semi-public land uses, as are churches and other places of worship. Within Elgin, public/semi-public uses include the Robert Gilliam Municipal Complex, police and fire stations, the Hemmens Cultural Center, and the Gail Borden Public Library. Higher education uses make up a large portion of this lands use,with Judson University and Elgin Community College comprising more than 300 acres combined. D. Zoning District. The purpose of the community facility districts is to provide for the development and protection of various community facilities with both standard and planned land use and site design regulations. In general, community facilities provide governmental, recreational, educational, health, social, religious, and transportation services to the community on a for-profit or on a not-for-profit basis. E. Trend of Development.The subject property is located on the near east side of Elgin.The near east side of the City was developed in the 2°a half of the 19a' century with predominantly single-family homes which today make up the Elgin Historic District. The area immediately surrounding the church property is characterized by several institutional uses including churches, synagogues, funeral homes, and the Community School District U-46 Administration building along E. Chicago Street. Due to the presence of the Elgin Historic District, the area is expected to remain in the same or similar condition for the foreseeable future with continued re-investment in existing buildings and uses to maintain their historic significance to the City. FINDINGS After due notice as required by law, the Planning and Zoning Commission conducted a public hearing in consideration of Petition 01-23 on February 6, 2023. Testimony was presented at the public hearing in support of the application. The Community Development Department submitted a Development Application Review and Written Findings and Recommendation to the Planning and Zoning Commission dated February 6,2023. -6- Recommendation & Findings of Fact Petition 01-23 February 6,2023 The Community Development Department and the Planning and Zoning Commission have made the following findings regarding this application against the standards for planned developments outlined in § 19.60.040, and standards for conditional uses outlined within§ 19.65.030: STANDARDS FOR PLANNED DEVELOPMENTS A. Site Characteristics Standard. The suitability of the subject property for the planned development with respect to its size, shape, significant natural features including topography, watercourses and vegetation and existing improvements. Findings. The subject property is suitable for the intended planned development with respect to its size, shape, significant features including topography, watercourses, vegetation, and existing improvements. The 1.3-acre property was first developed in 1907 with the church building, which was later expanded to include the 9,868-square foot educational building addition, and the parking lot with 65 parking spaces. An approximately 14,000-square foot vacant green space area exists south of the church building. The applicant is not proposing to make any exterior changes to the building or the site. No existing site features including topography, watercourses, vegetation, and property improvements exist that would have a negative impact on the proposed reuse of the church's former Sunday school facility for the CMAA offices. B. Sewer and Water Standard. The suitability of the subject property for the planned development with respect to the availability of adequate Municipal water, wastewater treatment and stormwater control facilities. Findings. The subject property is suitable for the intended planned development with respect to the availability of adequate water, sanitary treatment, and storm water control facilities. The existing building on the property is currently served by municipal water, sanitary sewer,and stormwater systems. The applicant is not proposing any changes to the existing water and sanitary sewer facilities. The existing utilities can adequately serve the proposed use. C. Traffic and Parking Standard. The suitability of the subject property for the planned development with respect to the provision of safe and efficient on-site and offsite vehicular circulation designed to minimize traffic congestion. 1. Nonresidential land uses should be located central and accessible to the area or population served without requiring traffic movements through or into a residential neighborhood. Nonresidential land uses should not be located within residential neighborhoods, but on their periphery as defined by the "arterial street"[SR]system. 2. The number of locations for vehicular access to or from a public right of way should be -7- Recommendation & Findings of Fact Petition 01-23 February 6, 2023 limited to those which are necessary for the reasonable use of the property and consistent with current traffic engineering standards. Property with two (2) street frontages should not be permitted access to or from the street with the higher degree of continuity within the overall street system or with the higher traj)'ic volume. With the exception of residential driveways, locations for vehicular access to or from a public right of way should be aligned directly opposite existing or approved locations across the street. Findings. The subject property is suitable for the intended planned development with respect to the provision of safe and efficient on-site and off-site vehicular circulation designed to minimize traffic congestion. The church is located at the southeast corner of Division Street and Chapel Street. A pedestrian access to the church exists on both streets. A north-south public alley divides the property into east and west halves. The church building sits on the west half, while the parking lot sits on the east half of the property. Two full access driveways to Division Street provide access for the parking lot, while a secondary access to the alley also exists.The applicant is not proposing any changes to the existing site layout and the access to the property. The property functions with safe and efficient on-site and off-site traffic circulation. CMAA office is required to provide one parking space per 250 square feet of floor area. With 3,000 square feet, CMAA is required to have 12 parking spaces. The church itself is required to provide one parking space per four seats in the sanctuary, plus one parking space per employee.With 291 seats in the sanctuary and three employees during its service, the church is required to have 76 parking spaces. Together, the church and CMAA office are required to have a total of 88 parking spaces. The property only has 65 parking spaces which does not meet the parking requirement. Therefore, CMAA and Holy Trinity Lutheran Church are requesting approval of a conditional use for a planned development with a departure from the parking requirement. The addition of CMAA will not have any adverse effect on the existing parking conditions because the hours of operations for CMAA do not coincide with church's busiest time during Sunday services. And the existing parking lot adequately serves the needs of the church. Ample parking is available during the weekdays when CMAA office would be open. D. Zoning History Standard. The suitability of the subject property for the planned development with respect to the length of time the property has remained undeveloped or unused in its current zoning district. Findings. The property is suitable for the intended planned development with respect to the length of time the property has remained undeveloped or unused in its current zoning district. The property was zoned B Residential District by the first zoning ordinance in 1927. By 1950,the property was classified in C Residential District. In 1962,the property - 8 - Recommendation & Findings of Fact Petition 01-23 February 6, 2023 was rezoned to R5 General Residence District. By 1992, the property was classified in the R4 General Residence District. In 1992,the property was classified in the CF Community Facility District as part of the comprehensive amendment to the zoning ordinance. The existing church was constructed in 1907.The 3-story administration building addition was constructed in 1952 for church's Sunday school. E. Surrounding Land Use and Zoning Standard. The suitability of the subject property for the planned development with respect to consistency and compatibility with surrounding land use and zoning. Findings. The property is suitable for the intended planned development with respect to consistency and compatibility with surrounding land uses and zoning. On the south and east sides, the church is surrounded by single-family homes zoned RC3 Residence Conservation District, with some homes over time converted to multiple units. The property to the west across Chapel Street is zoned RB Residence Business District but is improved with a large historic single-family home constructed in 1889. The properties to the north across Division Street include Congregation Kneseth Israel Synagogue zoned CF Community Facility District and the O'Connor-Leetz Funeral Home zoned RB Residence Business District. F. Trend of Development Standard. The suitability of the subject property for the planned development with respect to consistency with an existing pattern of development or an identifiable trend of development in the area. Findings.The subject property is suited for the intended planned development with respect to consistency with an existing pattern of development or an identifiable trend of development in the area.The subject property is located on the near east side of Elgin. The near east side of the City was developed in the 2' half of the 19* century with predominantly single-family homes which today make up the Elgin Historic District. The area immediately surrounding the church property is characterized by several institutional uses including churches, synagogues, funeral homes, and the Community School District U-46 Administration building along E. Chicago Street. Due to the presence of the Elgin Historic District, the area is expected to remain in the same or similar condition for the foreseeable future with continued re-investment in existing buildings and uses to maintain their historic significance to the City. G. Planned Development District Standard: The suitability of the subject property for the intended planned development district with respect to conformance to the provisions for the purpose and intent, and the location and size of a zoning district. Findings. This standard is not applicable. The applicant is not seeking approval of a planned development district as a map amendment. -9- Recommendation & Findings of Fact Petition 01-23 February 6,2023 H. Comprehensive Plan Standard. The suitability of the subject property for the planned development with respect to conformance to the goals, objectives, and policies of the Official Comprehensive Plan Findings. The subject property is suitable for the intended planned development with respect to conformance to the goals,objectives,and policies of the Official Comprehensive Plan. The subject property is designated as Public/Semi-Public by the City's 2018 Comprehensive Plan and Design Guidelines. The public/semi-public land use designation includes a range of uses that provide a service to the public and enhance quality of life. This land use comprises various facilities and infrastructure belonging to federal,state,and local government,public agencies, and service provider. Grade schools, pre-schools, high schools, universities, and other educational institutions are considered public/semi-public land uses, as are churches and other places of worship. Within Elgin, public/semi-public uses include the Robert Gilliam Municipal Complex,police and fire stations,the Hemmens Cultural Center, and the Gail Borden Public Library. Higher education uses make up a large portion of this lands use, with Judson University and Elgin Community College comprising more than 300 acres combined. I. Conditional Use for a Planned Development: Where applicable, the suitability of the subject property for the intended conditional use for a planned development with respect to the provision for the purpose and intent of planned developments and with respect to the provisions of section 19.65.010 of the zoning ordinance. No conditional use for a planned development should be granted for the sole purpose of introducing a land use not otherwise permitted on the subject property. Findings. The subject property is suitable for the intended conditional use for a planned development with respect to the provision for the purpose and intent of planned developments and with respect to the provisions of section 19.65.010 of the zoning ordinance. The applicant is seeking approval of a planned development as a conditional use to allow for one departure from the site design requirements of the zoning ordinance. The existing church and the proposed CMAA office do not meet the zoning ordinance parking requirement. In fact, Holy Trinity Church is nonconforming regarding parking as the parking lot does not meet the parking requirement of the church.The addition of CMAA will not have any adverse effect on the existing parking conditions because the hours of operations for CMAA do not coincide with church's busiest time during Sunday services. And the existing parking lot adequately serves the needs of the church. Ample parking is available during weekdays when CMAA office would be open. J. 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. - 10- Recommendation& Findings of Fact Petition 01-23 February 6,2023 Findings. The subject property is suitable for the intended planned development with respect to the preservation of all significant natural features including topography, watercourses, wetlands, and vegetation. The majority of the subject property is improved with the church building and the accessory parking lot.An area with approximately 14,000 square feet located south of the church building is open green space. This area includes several mature trees. The applicant is not proposing to make any exterior changes to the building or the site. No existing site features including topography, watercourses, vegetation, and property improvements exist that would have a negative impact on the proposed CMAA use of the property. K. Internal Land Use. 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 suitable 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 properties. The CMAA is proposing to occupy the 3,000-square foot third floor of the church's administration building.The space was previously used for Sunday school,but is currently vacant. The CMAA hours of operation Monday to Friday from 9 am to 5 pm do not coincide with the church's services on the weekends. The applicant is not proposing any interior or exterior changes to the building or the site.The proposed CMAA office will complement the functions of the church and occupy an otherwise underutilized space within the building. The proposed use would not have any negative effect on the church functions,nor exercise any undue detrimental influence on the surrounding properties. PLANNED DEVELOPMENT DEPARTURES AND EXCEPTIONS The applicant is requesting the following departure from the requirements of the zoning ordinance: 1. Sections 19.45.080,"Table of Required Parking". The church and the proposed CMAA office are required to provide 88 parking spaces total. The applicant is proposing to maintain 65 existing parking spaces. Staff finds the proposed departure is appropriate and necessary for a desirable adaptive reuse of an existing underutilized portion of the church property. The 9,868-square foot addition to the church building was constructed in 1952 for church's educational services.Most recently,the church's Sunday school took place within the 3,000-square foot 3'd floor of the building. That space, however, is currently vacant. The CMAA is proposing to occupy the entire 3,000-square foot third floor with hours of operation Monday—Friday from 9 am to 5 pm. The CMAA operations would not coincide with church's Sunday service but would - 11 - Recommendation & Findings of Fact Petition 01-23 February 6, 2023 complement the services provided by the church. The CMAA office will not have any adverse effect on the existing parking conditions because the hours of operations for CMAA do not coincide with church's busiest time during Sunday services. The existing parking lot can adequately serve the needs of the church and the CMAA offices. On average, approximately 40 persons attend church's Sunday services. The peak occupancy occurs during Easter and/or Christmas holiday services when approximately 125 persons attend. The parishioners however often carpool with other family members. The existing parking lot adequately serves the church's needs. On weekdays during normal business hours when CMAA office would be open,and when limited to no activities are taking place at the church, there is ample parking for the use by CMAA staff and visitors. The church has an agreement with School District U-46 that allows U-46 staff and visitors from its administration building at 355 E. Chicago Street to park in the church's parking lot as needed. However, the church's parking lot is one block north of the U-46 administration building. As such,very few staff or visitors utilize the parking lot. During most recent counts on a Friday morning 56 of 65 parking spaces were available. Still, additional on-street parking is available on one side of the street on both Division Street and Chapel Street based on even or odd calendar days. STANDARDS FOR CONDITIONAL USE A. Site Characteristics Standard. The suitability of the subject property for the intended conditional use with respect to its size, shape, significant features including topography, watercourses, vegetation, and existing improvements. Findings. The subject property is suitable for the intended conditional use with respect to its size, shape, significant features including topography, watercourses, vegetation, and existing improvements.The 1.3-acre property was first developed in 1907 with the church building, which was later expanded to include the 9,868-square foot educational building addition,and the parking lot with 65 parking spaces.An approximately 14,000-square foot vacant green space area exists south of the church building. The applicant is not proposing to make any exterior changes to the building or the site. No existing site features including topography, watercourses, vegetation, and property improvements exist that would have a negative impact on the proposed reuse of the church's former Sunday school facility for the CMAA offices. B. Sewer and Water Standard. The suitability of the subject property for the intended conditional use with respect to the availability of adequate water, sanitary treatment, and storm water control facilities. - 12- Recommendation & Findings of Fact Petition 01-23 February 6, 2023 Findings. The subject property is suitable for the intended conditional use with respect to the availability of adequate water, sanitary treatment, and storm water control facilities. The existing building on the property is currently served by municipal water, sanitary sewer,and stormwater systems.The applicant is not proposing any changes to the existing water and sanitary sewer facilities.The existing utilities can adequately serve the proposed use. C. Traffic and Parking Standard. The suitability of the subject property for the intended conditional use 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 conditional use with respect to the provision of safe and efficient on-site and off-site vehicular circulation designed to minimize traffic congestion.The church is located at the southeast corner of Division Street and Chapel Street. A pedestrian access to the church exists on both streets. A north-south public alley divides the property into east and west halves. The church building sits on the west half, while the parking lot sits on the east half of the property. Two full access driveways to Division Street provide access for the parking lot, while a secondary access to the alley also exists. The applicant is not proposing any changes to the existing site layout and the access to the property.The property functions with safe and efficient on-site and off-site traffic circulation. CMAA office is required to provide one parking space per 250 square feet of floor area. With 3,000 square feet, CMAA is required to have 12 parking spaces. The church itself is required to provide one parking space per four seats in the sanctuary, plus one parking space per employee.With 291 seats in the sanctuary and three employees during its service, the church is required to have 76 parking spaces. Together, the church and CMAA office are required to have a total of 88 parking spaces. The property only has 65 parking spaces which does not meet the parking requirement. Therefore, CMAA and Holy Trinity Lutheran Church are requesting approval of a conditional use for a planned development with a departure from the parking requirement. The addition of CMAA will not have any adverse effect on the existing parking conditions because the hours of operations for CMAA do not coincide with church's busiest time during Sunday services. And the existing parking lot adequately serves the needs of the church. Ample parking is available during the weekdays when CMAA office would be open. D. Location, Design, and Operation Standard. The suitability of the subject property for the intended conditional use with respect to it being located, designed, and operated so as to promote the purpose and intent of this title and chapter. Findings.The subject property is suitable for the intended conditional use with respect to - 13 - Recommendation & Findings of Fact Petition 01-23 February 6,2023 it being located, designed, and operated so as to promote the purpose and intent of the zoning ordinance. The CMAA is proposing to occupy the third floor of the church's administration building that was previously used for Sunday school. The CMAA hours of operation would not coincide with the busiest time for the church during Sunday services. The applicant is not proposing any interior or exterior changes to the building or the site. The proposed CMAA office will complement the functions and services provided by the church. The proposed use would not have any negative effect on the church functions, nor exercise any undue detrimental influence on the surrounding properties. E. Historic Preservation Standard. Where applicable, the conditional use shall make possible an efficient contemporary use of, or a compatible improvement to a designated landmark or property located in a designated historic district while preserving those portions and features of the property which are significant to its historic, architectural, and cultural values to an historic preservation plan. Findings. The proposed conditional use makes possible an efficient contemporary use of, or a compatible improvement to a designated landmark or property located in a designated historic district while preserving those portions and features of the property which are significant to its historic, architectural, and cultural values to an historic preservation plan. The subject property is not designated as a local historic landmark. The property is, however, located with the Elgin Historic District. The applicant is not proposing any exterior changes to the building or the site. RECOMMENDATION The Community Development Department and the Planning and Zoning Commission recommend approval of Petition 01-23, subject to the following conditions: 1. Substantial conformance to the Development Application submitted by the Chinese Mutual Aid Association (CMAA), as applicant, and Holy Trinity Church, as property owner, received January 17,2023, and supporting documents including: a. A letter from the Chinese Mutual Aid Association dated January 10, 2023, received January 13, 2023; b. A letter from Holy Trinity Lutheran Church,dated January 13,2023; c. Undated Holy Trinity Parking Lot diagram,received January 17,2023; d. Undated Holy Trinity Lutheran Church Sanctuary Seating Plan, received January 17, 2023; e. Architectural Exhibit, Sheet AE-1, prepared by Cobu Architecture Studio, dated December 15, 2022, with such further revisions as required by the Community Development Director; and - 14- Recommendation& Findings of Fact Petition 01-23 February 6, 2023 f. Furniture Layout, Sheet F-1, prepared by Cobu Architecture Studio, dated December 15, 2022, with such further revisions as required by the Community Development Director. In the event of any conflict between such documents and the terms of this ordinance or other applicable city ordinances, the terms of this ordinance or other applicable city ordinances shall supersede and control. 2. A departure is hereby granted to allow the establishment of an individual and family social service,more specifically refugee services and a social service center within the third floor of the Holy Trinity Lutheran Church administration building of the Subject Property at 357 Division Street, without the requirement to provide additional parking spaces, provided a minimum of 65 parking spaces are located on the Subject Property. 3. The applicant shall not hold any special events which coincide or overlap with any other events or church services held on the Subject Property. 4. All street graphics must meet the requirements of Chapter 19.50 Street Graphics of the Elgin Municipal Code. 5. Compliance with all applicable codes and ordinances. The vote of the Planning and Zoning Commission on the motion to recommend approval, subject to the conditions outlined by the Community Development Department, was six(6)yes, zero (0) no, and zero(0)abstentions. One member was absent. Respectfully Submitted, s/Jay Cox Jay Cox,Chairman Planning&Zoning Commission s/Damir Latinovic Damir Latinovic,AICP; Secretary Planning&Zoning Commission - 15 - -, V y j IL G Subject Property �o v Petition 01 -23 _ e 4 _ } S � Division St O w _ y f 1` ft1 Chicago St of EXHIBITA Aerial/Location Map AAN w I 0 30 60 120 180 240 Map prepared by City of Elgin Feet Department of Community Development PCF Park St Q' me �a p, North St Subject Property y Petition 01 -23 ct RB Division S� t Legend �`~` RB QRC1 Residence Conservation 1 QRC2 Residence Conservation 2 w ORC3 Residence Conservation 3 QPRC Planned Residence Conservation Q SFR1 Single Family Residence 1 C OPSFR1 Planned Single Family Residence 1 O SFR2 Single Family Residence 2 RC3 OPSFR2 Planned Single Family Residence 2 OTRF Two Family Residence OPTRF Planned Two Family Residence O MFR Multiple Family Residence O PMFR Planned Multiple Family Residence Chicago St QRB Residence Business OPRB Planned Residential Business ONB Neighborhood Business OPNB Planned Neighborhood Business 13 AB Area Business CF PAB Planned Area Business w ©CC Center City 1 y -CC2 Center City 2 ®PCC Planned Center City CFi a 1:30RI Office Research Industrial uPage St 13 PORI Planned Office Research Industrial V r -GI General Industrial 0 -PGI Planned General Industrial LIC -Cl Commercial Industrial -CF Community Facility a -PCF Planned Community Facility EXHIBIT Zoning Map " W+E S Map prepared by City of Elgin 0 50 100 200 300 400 Department of Community Development Feet Subject Property 0 357 Division St. Petition 01 -23 Division St 0613182001 0613182002 0613182009 0613182010 0613182003 EXHBIIT C Parcel Map N A City of Elgin o io zo ao so ao Department of Community Development Feet EXHIBIT D SITE LOCATION 357 Division Street Petition 01-23 r act- '7 u `..�"'.�o �' j '• el Street t_ `a -� s �• CoRege Street dpv Subject I'roperty Bird's eye view looking west Z o � A A ,. Division Street � i . � � b .T. Bird's eye view looking south EXHIBIT D SITE LOCATION Division357 Petition 4 �;�� _ �•l ` `, i L 1, !�. �I HolyTrinity ChurchAdministration • • Holy Trinity Church as seen fromDivision St looking west