HomeMy WebLinkAboutG39-21 Ordinance No. G39-21
AN ORDINANCE
GRANTING A CONDITIONAL USE FOR A SOCIAL SERVICE IN THE CC CENTER
CITY DISTRICT
(164 Division Street, Suite 716)
WHEREAS, written application has been made requesting conditional use approval to
establish an individual and family social service at 164 Division Street, Suite 716; and
WHEREAS, the zoning lot with the building containing the premises at 164 Division
Street, Suite 716, is legally described herein(the"Subject Property"); and
WHEREAS, the Subject Property is located within the CC1 Center City District, and an
individual and family social service is listed as a conditional use within the CC 1 Center City
District; and
WHEREAS,the Planning and Zoning Commission conducted a public hearing concerning
said application on July 12, 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 CC1 Center City 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 July 12, 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.
Section 2. That a conditional use for an individual and family social service is hereby
granted for the property commonly known as 164 Division Street, Suite 716, which is part of the
property commonly identified by Kane County Property Index Number 06-14-279-010, and
legally described as follows:
The East 61 Feet of Lot 3 in Block 2 in S. Newton Dexter's Addition to Elgin, Kane County,
Illinois.
(commonly known as 164 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:
l. Substantial conformance to the Development Application submitted by Coresair Mack,
as applicant, and Vijulima LLC Division Street Series, as property owner, received
June 11, 2021 and supporting documents including:
a. Undated Statement of Purpose and Conformance, dated received June 11, 2021;
b. Plat of Survey, prepared by Gerald Sopha, dated November 30, 2004;
c. Undated floor plan, dated received June 11, 2021, with such further revisions as
required by the Community Development Director; and
d. Undated 9-page building floor plans for The Professional Building, dated received
June 11, 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 may relocate and/or expand within
the existing building located at 164 Division Street,provided that said social service is
limited to one floor of the building. If said social service proposes to relocate and/or
expand such that the occupancy spans more than one floor, the relocation and/or
expansion first requires consideration of an amendment to this grant of conditional use,
and that amendment shall be processed in accordance with Chapter 19.65 of the Elgin
Municipal Code 1976 as amended.
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. Ka in, a or
Y
2
Presented: August 25, 2021
Passed: August 25, 2021 �.
Omnibus Vote: Yeas: 9 Nays: 0 ( -
Recorded: August 25, 2021
Published: August 27, 2021
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Atte t:
imberly Dewis, Cit erk
3
EXHIBIT A
July 12, 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 26-21,an application by
Coresair Mack, as applicant, and Vijulima LLC Division Street Series, as property owner,
requesting a conditional use to establish individual and family social services at the property
commonly referred to as 164 Division Street,Suite 716.The property is located in downtown Elgin
and is zoned CC 1 Center City District. The property is located in downtown Elgin and is zoned
CC 1 Center City District.
GENERAL INFORMATION
Petition Number: 26-21
Property Location: 164 Division Street, Suite 716
Requested Action: Conditional use for individual and family social service
Current Zoning: CC 1 Center City District
Proposed Zoning: No change. CC 1 Center City District
Existing Use: Vacant commercial tenant space
Proposed Use: Individual and family social service
Applicant: Coresair Mack
Owner Vijulima LLC Division Street Series
Staff Coordinator: Damir Latinovic, AICP, Senior Planner
Exhibits Attached: A. Aerial/Location Map
Recommendation & Findings of Fact
Petition 26-21
July 12, 2021
B. Zoning Map
C. Parcel Map
D. Site Location
E. Development Application and Attachments
F. Draft Ordinance
BACKGROUND
Coresair Mack, as applicant, and Vijulima LLC Division Street Series, as property owner, are
requesting a conditional use to establish individual and family social services at the property
commonly referred to as 164 Division Street, Suite 716.The property is located in downtown Elgin
and is zoned CC Center City District.
The 8,474-square foot property is improved with an 8-story office building known as the
Professional Building. The 8-story office building, which covers the entire property, was
completed in 1928 in the Gothic Revival style and is designated as a local historic landmark. The
building is adjacent to a city-owned alley in the rear, however, there is no vehicle access to the
property. The main lobby for pedestrian access is located on Division Street.
All surrounding properties are also zoned CC Center City District. The property adjacent to the
west is improved with Center City Place, a 4-story multiple-family building for seniors. The
property adjacent to the east is improved with a two-story parking garage owned by St. John's
Lutheran Church. To property to the south, across Division Street, is improved with a 3-story
multi-tenant building home to R. R. Donnelly offices, and Highland Loft event space, among
others. And the property adjacent to the north is improved with a parking lot owned by the City.
The applicant,Coresair Mack,a Licensed Clinical Professional Counselor,is proposing to provide
counseling services at 164 Division Street, Suite 716. The facility would specialize in providing
counseling services for any type of crisis and trauma. Counseling services would also be provided
for common mental health problems,including but not limited to depression,anxiety,anger,panic,
grief/loss, etc. The facility would also connect its clients to other resources in Elgin and Kane
County. The proposed hours of operation would be Monday, Tuesday and Thursday from 6:00
p.m. to 9:00 p.m., Friday from 5:00 p.m. to 9:00 p.m., and Saturday from 9:00 a.m. to 3:00 p.m.
The applicant would be the only counselor providing only one counseling session at the time.
-2 -
Recommendation & Findings of Fact
Petition 26-21
July 12, 2021
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Figure 1: Building's 7t1 Floor Plan(left),and the layout for Suite 716 for Mack's Consulting(right)
The 225-suare foot office suite is currently vacant. The applicant is not proposing to make any
changes to the building or the subject office suite, other than new use-specific furniture.
Most other tenants in the building are office-type uses, which are open only during the week and
generally close at 5 pm. The main building entrance doors are locked after 5 pm. Any visitors and
clients would need to be buzzed-in via the secure intercom system. A common bathroom is located
on each floor.
All uses in the CC 1 district are not required to provide any parking spaces. As such, there is no
regulatory parking requirement for the proposed counseling services office use. The employees
and clients will have access to all downtown city-owned parking facilities, including the surface
parking lot at the northwest corner of Douglas and Highland Avenues,one block to the west,where
179 parking spaces are open for general public parking. On this block of Division Street on-street
parking is available on the north side of the street with a 2-hr parking restriction from 8:00 AM to
5:00 PM Monday- Friday.
The individual and family social service is classified as a conditional use in the CC 1 Center City
District and 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 E Commercial District by the first zoning
ordinance in 1927. In 1962, the property was rezoned to B3 Service Business District. In
- 3 -
Recommendation & Findings of Fact
Petition 26-21
July 12, 2021
1992, the property was rezoned to CC 1 Center City District as part of the comprehensive
amendment to the zoning ordinance.
The existing 8-story office building, known as the Professional Building, was completed
in 1928 in the Gothic Revival style. The building was erected by and for the business and
professional men. Today, the building is designated as a local historic landmark and offers
various sizes of office space for lease. The former Union League Club on the 8`' floor is
today home to the theatrical events of the Elgin Art Showcase, a versatile 100-seat
performance and visual art space.
B. Surrounding Land Use and Zoning. All surrounding properties are also zoned CCI
Center City District.The property adjacent to the west is improved with Center City Place,
a 4-story multiple-family building for seniors.The property adjacent to the east is improved
with a two-story parking garage owned by St. John's Lutheran Church. To property to the
south, across Division Street, is improved with a 3-story multi-tenant building home to R.
R. Donnelly offices, and Highland Loft event space, among others. And the property
adjacent to the north is improved with a parking lot owned by the City.
C. Comprehensive Plan.The subject property is designated as Downtown Mixed-Use by the
City's 2018 Comprehensive Plan and Design Guidelines. Elgin's historic downtown
contains mixed-use structures featuring retail, restaurant, service uses, office and
residential uses. Mixed-use structures contribute to an active street life and help foster a
unique sense of place within Elgin. A variety of uses should be encouraged throughout the
Downtown and should be located at or near the sidewalk with parking in the rear.
D. Zoning District. The purpose and intent of the CC 1 Center City District is to facilitate the
implementation of the official comprehensive plan for the center city, as focused on a
distinctive subarea of the city with a common urban fabric. The CC 1 zoning district
provides for a concentration of finance, service, retail, civic, office, and cultural uses in
addition to complementary uses such as hotels, entertainment and housing. The
development standards are intended to encourage a mix of activity in the area while
providing for quality development that maintains a sense of history, human scale and
pedestrian oriented character.
E. Trend of Development. The subject property is located within the traditional downtown
area that has historically been developed with a mix of commercial, retail, service,
restaurants, and residential uses. The City encourages downtown development that will
foster a vibrant,walkable,mixed-use center for the community,as well as a regional center
with an urban fabric unique to the Chicago metropolitan region. In recent years, the
downtown has experienced significant revitalization with several building and facade
renovations,including the Corn Building at 53-63 N.Douglas Avenue,the Tower Building
at 100 E. Chicago Street, 19-21 N. Grove Avenue building, and the restoration of the
former Gasthaus restaurant at 11-15 N. Grove Avenue. The most recent new construction
-4-
Recommendation & Findings of Fact
Petition 26-21
July 12, 2021
in the area was the completion of the first phase of the Fountain Square development
building in 2007. Some of the notable businesses that have recently opened in the
downtown area include Kubo Sushi and Sake Lounge, BeaUnique Latin Kitchen, Meraki
Market Hub, and Vern's Tavern.
FINDINGS
After due notice as required by law, the Planning & Zoning Commission conducted a public
hearing in consideration of Petition 26-21 on July 12,2021.Testimony was presented at the public
hearing in support of the application. The Community Development Department submitted a
Development Application Review and Written Findings & Recommendation to the Planning &
Zoning Commission dated July 12, 2021.
The Community Development Department and the Planning & 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 proposed use will occupy an existing 225-square foot office
space within the existing 8-story multi-tenant office building which covers the entire
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
- 5 -
Recommendation & Findings of Fact
Petition 26-21
July 12, 2021
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 counseling service would be located on the 7th
floor of an existing building in downtown Elgin. The building covers the entire property
with no vehicular access to the site. Pedestrian access and main lobby of the building is
located off of Division Street. Downtown Elgin functions with safe and efficient vehicular
circulation. The proposed use will not have any negative effect on the existing traffic
configuration in the downtown area.
All uses in the CC 1 district are not required to provide any parking spaces. As such, there
is no regulatory parking requirement for the proposed counseling services office use. The
employees and clients will have access to all downtown city-owned parking facilities,
including the surface parking lot at the northwest corner of Douglas and Highland Avenues,
one block to the west, where 179 parking spaces are open for general public parking. On
this block of Division Street on-street parking is available on the north side of the street
with a 2-hr parking restriction from 8:00 a.m. to 5:00 p.m. Monday-Friday.
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. All business activities will be conducted on the interior. The proposed
use would be open by appointment only Monday, Tuesday and Thursday from 6:00 p.m.
to 9:00 p.m.,Friday from 5:00 p.m.to 9:00 p.m.,and Saturday from 9:00 a.m.to 3:00 p.m.,
when most other building tenants are closed. The applicant would be the only employee
providing only one counseling session at the time.
The applicant is not proposing to make any exterior changes to 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. The proposed use is an efficient contemporary use of a designated landmark
-6-
Recommendation & Findings of Fact
Petition 26-21
July 12, 2021
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 proposed
use is located on the 7t' floor of the Professional Building, a City-designated historic
landmark. The building is home to various types of office uses similar to the proposed
counseling. The applicant is not proposing any interior or exterior changes to the building
or the subject office suite 716,other than bringing in use-specific furniture.
RECOMMENDATION
The Community Development Department and the Planning & Zoning Commission recommend
approval of Petition 26-21, subject to the following conditions:
1. Substantial conformance to the Development Application submitted b Coresair Mack as
p pp Y
applicant, and Vijulima LLC Division Street Series, as property owner, received June 11,
2021 and supporting documents including:
a. Undated Statement of Purpose and Conformance, dated received June 11, 2021;
b. Plat of Survey, prepared by Gerald Sopha, dated November 30, 2004;
c. Undated floor plan, dated received June 11, 2021, with such further revisions as
required by the Community Development Director; and
d. Undated 9-page building floor plans for The Professional Building,dated received
June 11, 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 may relocate and/or expand within the
existing building located at 164 Division Street,provided that said social service is limited
to one floor of the building. If said social service proposes to relocate and/or expand such
that the occupancy spans more than one floor,the relocation and/or expansion first requires
consideration of an amendment to this grant of conditional use, and that amendment shall
be processed in accordance with Chapter 19.65 of the Elgin Municipal Code 1976 as
amended.
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 four(4)yes, zero(0)no,zero(0)abstentions. Two members
- 7 -
Recommendation & Findings of Fact
Petition 26-21
July 12, 2021
were absent.
Respectfully Submitted,
s/Jay Cox
Jay Cox, Chairman
Planning&Zoning Commission
s/Damir Latinovic
Damir Latinovic,AICP; Secretary
Planning&Zoning Commission
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EXHIBITA Aerial/Location Map AA
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Petition 26-21 2
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ORC1 Residence Conservation 1 -
QRC2 Residence Conservation 2
ORC3 Residence Conservation 3
OPRC Planned Residence Conservation A
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PSFR1 Planned Single Family Residence 1 —
O SFR2 Single Family Residence 2 - --—
O PSFR2 Planned Single Family Residence 2
O TRF Two Family Residence El Highland Ave
OPTRF Planned Two Family Residence
O MFR Multiple Family Residence - �
O PMFR Planned Multiple Family Residence
ORB Residence Business
QPRB Planned Residential Business
ONB Neighborhood Business
OPNB Planned Neighborhood Business
-AB Area Business
-PAB Planned Area Business
-CC1 Center City 1
-CC2 Center City 2
-PCC Planned Center City
-ORI Office Research Industrial
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EXHIBIT Zoning Map N
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Department of Community Development Feet
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Subject Property y
164 Division St. Unit 716
Petition 26-21
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EXHIBIT C Parcel Map N
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EXHIBIT D
SITE LOCATION
164 Division Street, Suite 716
Petition 26-21
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EXHIBIT D
SITE LOCATION
164 Division Street, Suite 716
Petition 26-21
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