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HomeMy WebLinkAboutG3-22 I Ordinance No. G3-22 AN ORDINANCE GRANTING A CONDITIONAL USE FOR A SOCIAL SERVICE IN THE RB RESIDENCE BUSINESS DISTRICT AND ARC ARTERIAL ROAD CORRIDOR OVERLAY DISTRICT (452 North McLean Boulevard, Suites 100 and 101) WHEREAS, written application has been made requesting conditional use approval to establish an individual and family social service at 452 N. McLean Boulevard, Suites 100 and 101; and WHEREAS, the zoning lot with the building containing the premises at 452 N. McLean Boulevard, Suites 100 and 101, is legally described herein (the "Subject Property"); and WHEREAS,the Subject Property is located within the RB Residence Business District and ARC Arterial Road Corridor Overlay District, and an individual and family social service is listed as a conditional use within the RB Residence Business District; and WHEREAS,the Planning and Zoning Commission conducted a public hearing concerning said application on December 6, 2021, 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 in the RB Residence Business 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 December 6, 2021, 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. 1 Section 2. That a conditional use for an individual and family social service is hereby granted for the property commonly known as 452 North McLean Boulevard, Suites 100 and 101, which is part of the property commonly identified by Kane County Property Index Number 06-15- 129-026, and legally described as follows: That part of the Northwest '/4 of section 15, Township 41 North, Range B East of the Third Principal Meridian, part of Lot 1 in Block VIII of COLUMBIA PARK ADDITION, being a subdivision of part of said Section 15; and part of the vacated alley in said Block VIII, described as follows: Beginning at the Northeast corner of said Lot l; thence Southerly, along the East line of said Lot 1, a distance of 7.0 feet; thence Westerly, parallel with the North line of said Lot 1, a distance of 163.91 feet to the East line of Lot 26 in said Block VIII, thence Northerly, along the East line of Lots 26, 27 and 28 in said Block VIII and said East line extended Northerly, a distance of 137.23 feet to the North line of the Northwest 1/4 of said Section 15; thence Easterly, along said North line,a distance of 180.39 feet to the Northeast corner of said Northwest '/4;thence Southerly, along the East line of said Northwest 1/4, a distance of 131.17 feet; thence Westerly, a distance of 14.0 feet to the place of beginning, being situated in the City of Elgin, Kane County, Illinois. (commonly known as 452 North McLean Boulevard) 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 Phoenix Family Center, LLC, as applicant, and Dadlani Elgin Realty LLC, as property owner, received October 18, 2021, and supporting documents including: a. Undated Conditional Use Statement of Purpose and Conformance, dated received November 9, 2021; b. Plat of Survey, prepared by John D. Rebik&Associates, dated December 4, 1991; c. Conceptual Office Floor Plan, Sheet El, prepared by Zanco Design Builders, Inc., dated last revised February 1, 1990, with such further revisions, as required by the Community Development Director; d. Undated two-page layout plans, dated received November 9, 2021, with such further revisions as required by the Community Development Director; and e. Undated monument sign insert graphic,dated received October 18,2021,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. All street graphics must comply with the zoning ordinance requirements. g p pY g 2 3. The proposed individual and family social service is hereby permitted to relocate and/or expand within the existing building located at 452 N. McLean Boulevard without the need to amend this conditional use approval. 4. Compliance with all applicable codes and ordinances. Section 4. That this ordinance shall be full force and effect upon its passage in the manner provided by law. David J. tai ayor Presented: January 26, 2022 Passed: January 26, 2022 Omnibus Vote: Yeas: 9 Nays: 0 Recorded: January 26, 2022 Published: January 26, 2022 ''. Kimberly Dewis, t ler 3 EXHIBIT A December 6, 2021 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 and Zoning Commission regarding Petition 53-21, an application by Phoenix Family Center, LLC as applicant, and Dadlani Elgin Realty LLC, as property owner, are requesting a conditional use to establish individual and family social services at the property commonly referred to as 452 N. McLean Boulevard, Suite 100-101. GENERAL INFORMATION Petition Number: 53-21 Property Location: 452 N. McLean Boulevard, Suites 100 and 101 Requested Action: Conditional use for individual and family social service Current Zoning: RB Residence Business District and ARC Arterial Road Corridor Overlay District Proposed Zoning: No change. RB Residence Business District and ARC Arterial Road Corridor Overlay District Existing Use: Vacant commercial tenant space within a multi-tenant office building Proposed Use: Individual and family social service Applicant: Phoenix Family Center, LLC Owner Dadlani Elgin Realty LLC Staff Coordinator: Damir Latinovic,AICP, Senior Planner Recommendation & Findings of Fact Petition 53-21 December 6, 2021 Exhibits Attached: A. Aerial/Location May B. Zoning May C. Parcel Map D. Site Location E. Development Application and Attachments F. Draft Ordinance BACKGROUND Phoenix Family Center, LLC as applicant, and Dadlani Elgin Realty LLC, as property owner, are requesting a conditional use to establish individual and family social services at the property commonly referred to as 452 N. McLean Boulevard, Suite 100-101. The 2,125-square foot Suite 100 and 101 is located on the first floor of the 8,000-square foot two- story office building. The 22,752-square foot property is zoned RB Residence Business District and ARC Arterial Road Corridor Overlay District. In addition to the two-story office building,the property includes a surface parking lot with 33 parking spaces. The 2nd floor of the building is occupied by Illinois Department of Human Services Division of Rehabilitation Services. The City is currently processing a conditional use approval for another social services agency, Community Crisis Center,that would occupy the reminder of the first floor(Suite 102).The property is located on the west side of N. McLean Boulevard arterial corridor between Highland Avenue and Wing Street. The property directly to the east across N. McLean Boulevard is zoned CF Community FacilityDistrict and is home to Kimball Middle School.The property adjacent to the north is zoned p PAY J RB Residence Business District and is improved with two multi-tenant one-, and two-story office buildings. The property adjacent to the south is also zoned RB Residence Business District and is improved with a one-story office building. To the west, the property is adjacent to three single- family residences zoned RC2 Residence Conservation District. Phoenix Family Center is proposing to occupy the 2,125-square foot Suite 100 and 101 on the first floor of the existing building at 452 N. McLean Boulevard. Phoenix Family Center is a for profit social services agency currently located at 474 Summit Street on Egin's east side. The Center offers counseling services to individuals and families for depression,anxiety marital/family issues, significant life changes, grief,ADHD, LGBTQ+, and post-traumatic stress disorder. The new location would be open 9 am— 9 pm Monday through Sunday. The Center would not offer group therapy sessions. During its busiest time, the facility would have four counselors and four clients, although clients may be accompanied by one or more family members. The staff includes four contracted therapists,three counselors, and two support staff. -2- Recommendation & Findings of Fact Petition 53-21 December 6, 2021 3 .n v r . Y " r f ` 1 � m I T•7R' L Su 'dt Pr •� s' i Figure 2.Site area map with zoning overlay The applicant is not proposing any interior or exterior changes to the building. Any new street graphics will meet the sign ordinance requirements. The proposed counseling center is required to have one parking space per 250 square feet of floor area, which is consistent with the remainder of the office building which was constructed to meet the office parking requirement of one parking space per 250 square feet of floor area. The 8,000- square foot building is required to provide 32 parking spaces. With 33 parking spaces on site, the property will continue to meet its parking requirement. The individual and family social service is classified as a conditional use in the RB Residence Business District and requires the review and recommendation by the Planning and Zoning Commission and approval by the City Council. -3 - Recommendation & Findings of Fact Petition 53-21 December 6, 2021 Suite 101 _ i _...... i NY�l CONCEPTUAL OFFICE ►U v-+� Suite 100 Figure 3.First floor of the building with Phoenix's Suites 100 and 101 outlined in red and blue respecitvely The Community Development Department offers the following additional information: A. Property History. The property was annexed to the City in 1960. Upon annexation, the property was zoned A Residential. In 1962, the property was zoned R2 Single-Family Residence District. In 1992, the property was rezoned to RB Residence Business District as part of the comprehensive amendment to the zoning ordinance. In 2001, the property became part of the ARC Arterial Road Corridor Overlay District. The existing two-story office building was constructed in 1990. The City is currently processing a conditional use approval for another social services agency, Community Crisis Center,that would occupy Suite 102 within the building. -4- Recommendation & Findings of Fact Petition 53-21 December 6, 2021 B. Surrounding Land Use and Zoning. The property is located on the west side of N. McLean Boulevard arterial corridor between Highland Avenue and Wing Street. The property directly to the east across N.McLean Boulevard is zoned CF Community Facility District and is home to Kimball Middle School.The property adjacent to the north is zoned RB Residence Business District and is improved with two multi-tenant one-,and two-story office buildings. The property adjacent to the south is also zoned RB Residence Business District and is improved with a one-story office building. To the west, the property is adjacent to three single-family residences zoned RC2 Residence Conservation District. C. Comprehensive Plan. The subject property is designated as Office by the City's 2018 Comprehensive Plan and Design Guidelines. Office uses include professional services as well as medical-related office uses.General offices,financial firms,technology companies, corporate headquarter, clinics, and doctor and dentist offices are all included in the office land use. This land use comprises two general types of development: 1) Large office campuses anchored by major users, and 2) Small clusters of related users such as medical offices or financial services often located adjacent to commercial corridors. With the exception of a couple major office tenants,such as JP Morgan Chase,the majority of office uses are ancillary in nature, supporting the function of nearby institutions and commercial areas. D. Zoning District. The purpose and intent of the RB Residence Business District is to conserve the residential character of certain properties located within transportation corridors as designated by Official Comprehensive Plan by providing various use alternatives,but with site design regulations in keeping with a residential environment. E. Trend of Development. The subject property is located along N. McLean Boulevard arterial road between Highland Avenue on the south and Wing Street on the north. This stretch of McLean Boulevard is characterized by small and medium size office and commercial developments. Most small properties are improved with one- or two-story office buildings home to various office users, such as real estate or medical offices. This stretch of the corridor also includes the four-story Sheridan at Tyler Creek, a senior living facility, the Kimball Middle School, and multi-tenant Wing Park Shopping Center. This portion of N. McLean Boulevard will continue to be characterized by small-to-medium size office and commercial developments serving the surrounding neighborhoods. FINDINGS After due notice as required by law, the Planning and Zoning Commission conducted a public hearing in consideration of Petition 53-21 on December 6, 2021. 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 December 6, 2021. - 5 - Recommendation & Findings of Fact Petition 53-21 December 6,2021 The Community Development Department and the Planning and Zoning Commission have made the following findings regarding this application against the standards for conditional uses outlined within § 19.65.030: 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,and vegetation,and existing improvements. The property is already developed with a two-story office building and an accessory surface parking lot. The proposed use will occupy an existing 2,125- square foot office space within the existing two-story multi-tenant office building. The applicant is not proposing to make any interior or exterior changes to the building. No existing site features including topography, watercourses, vegetation, and property improvements exist that would have a negative impact on the proposed conditional use. 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. 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 property is served by municipal water, sanitary sewer, and storm water systems. The applicant is not proposing any changes to the existing sewer and water utilities. The existing sewer and water facilities 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 proposed Phoenix Family Center would be located within Suite 100 and 101 of an existing two-story multi-tenant office building. The building is located along N. McLean Boulevard arterial road with one full access driveway to its accessory parking lot. N. McLean Boulevard is a four-lane roadway with no on-street parking adjacent to the property. The corridor functions with safe and efficient vehicular circulation. The proposed use will not have any negative effect on the existing traffic configuration in the immediate area. -6- Recommendation & Findings of Fact Petition 53-21 December 6, 2021 The proposed counseling center is required to have one parking space per 250 square feet of floor area, which is consistent with the remainder of the office building which was constructed to meet the office parking requirement of one parking space per 250 square feet of floor area. The 8,000-square foot building is required to provide 32 parking spaces. With 33 parking spaces on site,the property will continue to meet its parking requirement. 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 it being located, designed, and operated so as to promote the purpose and intent of the zoning ordinance. The applicant is not proposing to make any interior or exterior changes to the building. The existing office space is well suited to meet the needs of the proposed counseling center. All business activities will be conducted on the interior. The proposed use would be open 9 am—9 pm Monday through Sunday. The proposed counseling center would complement the other tenant in the building, the Illinois Department of Human Services Division of Rehabilitation Services and the Community Crisis Center, another social service agency which is in the process of obtaining approval to locate within Suite 102 of the building. No evidence has been submitted or found that the proposed use will be located or operated in a manner that will exercise undue detrimental impact on 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. This standard is not applicable. The subject property is neither designated as a local historic landmark nor is it located within a locally designated historic district. RECOMMENDATION The Community Development Department and the Planning and Zoning Commission recommend approval of Petition 53-21, subject to the following conditions: 1. Substantial conformance to the Development Application submitted by Phoenix Family Center, LLC, as applicant, and Dadlani Elgin Realty LLC, as property owner, received October 18, 2021, and supporting documents including: - 7 - Recommendation &Findings of Fact Petition 53-21 December 6, 2021 a. Undated Conditional Use Statement of Purpose and Conformance, dated received November 9,2021; b. Plat of Survey,prepared by John D. Rebik&Associates, dated December 4, 1991; c. Conceptual Office Floor Plan, Sheet El, prepared by Zanco Design Builders, Inc., dated last revised February 1, 1990, with such further revisions, as required by the Community Development Director; d. Undated two-page layout plans, dated received November 9, 2021, with such further revisions as required by the Community Development Director; and e. Undated monument sign insert graphic, dated received October 18, 2021, 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. All street graphics must comply with the zoning ordinance requirements. 3. The proposed individual and family social service is hereby permitted to relocate and/or expand within the existing building located at 452 N.McLean Boulevard without the need to amend this conditional use approval. 4. 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 above, was seven (7) yes, zero (0) no, and zero (0) abstentions. All members were present. Respectfully Submitted, s/Jay Cox Jay Cox,Chairman Planning&Zoning Commission s/Damir Latinovic Damir Latinovic, AICP; Secretary Planning&Zoning Commission - 8- t Q Demmond St Ile _._� R T ga Subject Property PtYmouthLn r Petition 53-21 1 r r F m , �0 ., - y a A v e ®�Im iR ., - . .�®� �• -�, 'ems-"`m_ I� ar�1 , `' LaH'�e/IC �. e Ave EXHIBITA Aerial/Location Map /N �4' � E S Map prepared by City of Elgin o ao ao tso 240 320 Feet Department of Community Development PCF PMFR -- RC1 r TFR �i Demmond St r MFR ` Subject Property Plymouth Ln Petition 53-21 PRC CF Legend ORC1 Residence Conservation 1 RC2 Residence Conservation 2 ORC3 Residence Conservation 3 RB OPRC Planned Residence Conservation O SFR1 Single Family Residence 1 Q PSFR1 Planned Single Family Residence 1 O SFR2 Single Family Residence 2 O PSFR2 Planned Single Family Residence 2 O TRF Two Family Residence _ OPTRF Planned Two Family Residence d -----_ O MFR Multiple Family Residence Q _ F DakleyAve. O PMFR Planned Multiple Family Residence d G RB Residence Business y OPRB Planned Residential Business ONB Neighborhood Business OPNB Planned Neighborhood Business 1:3AB Area Business j PAB Planned Area Business m -CC1 C Center City 1 M Q -CC2 Center City 2 U w -PCC Planned Center City y ORI Office Research Industrial Z Q PORI Planned Office Research Industrial Z ®GI General Industrial PGI Planned General Industrial ®Cl Commercial Industrial ®CF Community Facility =PCF Planned Community Facility Lawrence Ave EXHIBIT B Zoning Map W �l ANA E S Map prepared by City of Elgin 0 35 70 140 210 280 Department of Community Development 1=Feet i i Plymouth Ln i Subject Property 452 N. McLean Blvd. Units 100 & 101 Petition 53-21 m c 0615129026 Z i EXHIBIT C Parcel Map N City of Elgin Department of Community Development 0 12.5 25 50 75 100 Feet i I EXHIBIT D SITE LOCATION 452 N. McLean Blvd., Suite 100-101 Petition 53-21 1. F w i �iw Sub'ect Propert t Bird's eye view looking north . IY ap ..�' ( � l• ._.fib, (\nrth hk Lean Boulevaro Sub ect Pro Ft Bird's eye view looking west EXHIBIT D SITE LOCATION 452 N. McLean Blvd., Suite 100-101 Petition 53-21 ti r A .. w rim - Google Southeast corner of the existing building y F Northeast corner of the existing building