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HomeMy WebLinkAboutG6-21Ordinance No. G6-21 AN ORDINANCE GRANTING A CONDITIONAL USE FOR AN INDIVIDUAL AND FAMILY SOCIAL SERVICE, JOB TRAINING AND VOCATIONAL REHABILITATION, AND OTHER SCHOOL AND EDUCATIONAL SERVICE IN THE PRB PLANNED RESIDENCE BUSINESS DISTRICT ESTABLISHED BY ORDINANCE NO. G1-01 AND ARC ARTERIAL ROAD CORRIDOR OVERLAY DISTRICT (1210 Hunter Drive) WHEREAS, written application has been made requesting conditional use approval to establish an individual and family social service, job training and vocational rehabilitation, and other school and educational service, at 1210 Hunter Drive; and WHEREAS, the zoning lot with the building containing the premises at 1210 Hunter Drive is legally described herein (the "Subject Property"); and WHEREAS, the Subject Property is located within the PRB Planned Residence Business District established by Ordinance No. G1-01 and ARC Arterial Road Corridor Overlay District, and an individual and family social service, job training and vocational rehabilitation, and other school and educational service are listed as conditional uses within the PRB Planned Residence Business District established by Ordinance No. G 1-01; and WHEREAS, the Planning and Zoning Commission conducted a public hearing concerning said application on December 7, 2020, 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 PRB Planned Residence Business District established by Ordinance No. G1-01 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 7, 2020, 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 to establish an individual and family social service, job training and vocational rehabilitation, and other school and educational service, is hereby granted for the property commonly known as 1210 Hunter Drive, property commonly identified by Cook County Property Index Number 06-07-402-070-0000, and legally described as follows: THOSE PARTS OF SOUTHEAST 1/4 OF THE SOUTHEAST 1/4 OF SECTION 7, AND THE NORTHEAST OF 1/4 OF THE NORTHEAST 1/4 OF SECTION 18, TOWNSHIP 41 NORTH RANGE 9 EAST OF THE THIRD PRINCIPAL MERIDAN LYING SOUTHERLY OF STATE ROUTE 58, NORTHERLY OF PARKWOOD UNIT NO.3 (AS RECORDED NOVEMBER 15, 1976 AS DOCUMENT NO 23710265), WESTERLY OF HUNTER DRIVE (AS RECORDED IN DOCUMENT NO 22795963) AND EASTERLY OF A LINE COMMENCING AT A POINT ON THE NORTH LINE OF PARKWOOD UNIT NO 3, 835.27 FEET WEST OF THE EAST LINE OF SECTION 7 AND RUNNING THENCE NORTHERLY TO A POINT ON THE SOUTH RIGHT OF WAY LINE OF STATE ROUTE 58, 830.89 FEET WEST OF THE EAST LINE OF SECTION 7, SAID PARECEL OF LAND MORE PARTICULARLY BOUND AND DESCRIBED AS FOLLOWS: COMMENCING AT AN IRONPIPE AT THE SOUTHEAST CORNER OF SAID SECTION 7 AND RUNNING THENCE NORTH 02'48'32" WEST ALONG THE EAST LINE OF SAID SECTION 7, 390.90 FEET TO THE SOUTHERLY RIGHT OF WAY LINE OF STATE ROUTE 58; THENCE SOUTH 86' 13'27" WEST ALONG SAID SOUTHERLY RIGHT OF WAY LINE 618.33 FEET TO THE WESTERLY RIGHT OF WAY LINE OF HUNTER DRIVE, AS THE POINT OF BEGINNING FOR THE TRACT TO BE DESCRIBED, THENCE CONTINUING SOUTH 86' 13'27" WEST ALONG SAID SOUTHERLY RIGHT OF WAY LINE 212.56; THENCE SOUTH 02'23'20 EAST 425.34 FEET TO A POINT ON THE NORTH LINE OF PARKWOOD UNIT 3, SAID POINT BEING 835.27 FEET WEST OF THE EAST LINE OF SECTION 7; THENCE NORTH 83'53'49" EAST ALONG SAID NORTH LINE OF PARKWOOD UNIT 3, 214.88 FEET TO THE WESTERLY RIGHT OF WAY LINE OF HUNTER DRIVE, SAID POINT BEING 620.39 FEET WESTERLY OF THE EAST LINE OF SECTION 7, THENCE NORTH 02'39' 18" WEST ALONG THE WEST RIGHT OF WAY LINE OF HUNTER DRIVE 416.07 FEET TO THE OINT OF BEGINNING IN COOK COUNTY, ILLINOIS. (commonly known as 1210 Hunter Drive) 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 Marklund, as Fa applicant, and Mon Ami Realty LLC — NHS LLC, as property owner, received October 23, 2020, and supporting documents including: a. Marklund Community Day Services Conditional Use — Statement of Purpose and Conformance, dated October 6, 2020; b. Plat of Survey, prepared by Chicagoland Survey Company Inc., dated March 16, 2018; c. Undated 1210 Hunter Drive, Elgin IL (existing floor plan), received October 23, 2020; d. First Floor Plan — Office, prepared by ARCON Architects Consultants Construction Managers, dated October 21, 2020, with such further revisions as required by the Community Development Director; e. Sign location rendering, prepared by Pirok Design, dated November 10, 2020, 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. Wall signs shall not be box signs. Wall signs must be channel letters. 3. 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. Presented: January 27, 2021 Passed: January 27, 2021 Omnibus Vote: Yeas: 8 Nays: 0 Abstain: 1 Recorded: January 27, 2021 Published: January 28, 2021 Attes Kimberly De , City Clerk F F I , - - I ox� 1,2111 /I&AY" PROAMFIFFIM (1-i 1.Wayor EXHIBIT A December 7, 2020 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 33-20, an application by Marklund, as applicant, and Mon Ami Realty LLC — NHS LLC, as property owner, are requesting a conditional use for: 1) an individual and family social service, 2) job training and vocational rehabilitation service, and 3) other schools and educational service, to establish a community day services center for adults with developmental disabilities at the property commonly referred to as. 1210 Hunter Drive. GENERAL INFORMATION Petition Number: 33-20 Property Location: 1210 Hunter Drive Requested Action: Conditional Use Current Zoning: PRB Planned Residence Business District established by Ordinance No. G1-01 & ARC Arterial Road Corridor Overlay District Proposed Zoning: No change. PRB Planned Residence Business District Existing Use: Vacant office space Proposed Use: Individual and Family Social Service Job Training and Vocational Rehabilitation, and Other Schools and Educational Services Applicant: Marklund Owner Mon Ami Realty LLC — NHS LLC Staff Coordinator: Damir Latinovic. AICP, Senior Planner Recommendation & Findings of Fact Petition 33-20 December 7, 2020 Exhibits Attached: A. Aerial/Location Map B. Zoning Map C. Parcel Map D. Site E. Development Application and Attachments F. Draft Ordinance BACKGROUND Marklund, as applicant, and Mon Ami Realty LLC — NHS LLC, as property owner, are requesting a conditional use for: 1) an individual and family social service, 2) job training and vocational rehabilitation service, and 3) other schools and educational service, to establish a community day services center for adults with developmental disabilities at the property commonly referred to as 1210 Hunter Drive. The two -acre property is located at the southwest corner of Summit Street and Hunter Drive. The property was zoned to PRB Planned Residence Business District in 2001 by Ordinance No. G1- 01. That ordinance approved a three building office development, however only one of the three building was completed. The existing one-story, 4,470-square foot office building was completed ry �'^inp Rk �"�•• + li ;X Ar Figure 1. Site area map with zoning overlay -2- Recommendation & Findings of Fact Petition 33-20 December 7, 2020 in 2004. The property also includes a surface parking lot with 69 parking spaces. The property is currently vacant. The property adjacent to the west is zoned SFR1 Single Family Residence District, while the properties adjacent to the south are zoned RC Residence Conservation District. All properties are improved with single-family homes. The property to the east across Hunter Drive is zoned CF Community Facility District and is currently vacant open space affected by an existing wetland. The property to the north across Summit Street is zoned PRC Planned Residence Conservation District and is improved with Kennington Square townhome community. Proposal Marklund, a nonprofit organization that serves infants, children, teens, and adults with developmental disabilities and special healthcare needs, is requesting approval to establish a Community Day Services center (CDS-Elgin) at 1210 Hunter Drive. The proposed center will offer a program to serve up to 36 adults (age 22+) who have a desire to recreate, socialize, volunteer, and learn life skills that will maximize their independence. With up to 11 staff members during the peak shift, staffing will include a development instructors who are qualified intellectual disability professionals, registered behavior technicians, direct support professionals, and will include a registered nurse, among others. Participants in the program will have an opportunity to explore the community, learn about volunteer opportunities, expand leisure interests and hobbies, and build on social skills. The program would include vocational opportunities, such as finding and pursuing your purpose, community outings, and preparation for employment. The program will also build: 1) daily living skills, such as personal care, activities of daily living, meal preparation, and others, 2) social skills, such as interpersonal relationship building, money management, environmental awareness, and safely navigating the community, and 3) technology skills, such as use of the internet and cell phone safely, social media training, gaming/entertainment, and budgeting. The leisure education program will support the participants as they gain the life skills needed to navigate public transportation, but will also provide Marklund's private transportation for planned outings, and community engagement. -3- Recommendation & Findings of Fact Petition 33-20 December 7, 2020 F�z CONFE: RENCE / BOARD ROOM I 19'X14' OF / STOR , ' OFFICE 12' X 11' V.I.LAI TOILET TOILET MOCK BEDROOM RV 12' X 14' J f� K--' rf A TOILET, LOCKER / COAT ROOM�N I R 12' X 12' } CLOSET ENTRY I RECEPTION >� 19' X 13' NE YEAT. FIRST FLOOR PLAN - OFFICE li uu[:Im-rx 'F " WALL SCHEDULE .� EXISTING WALL TO PE REMOVE", PULL-OUT PULL-OUT STAFF Exlsr,Nc WALL To REWAN ROOM ROOM ROOM 13' X 20' NR9 WA" R SENSORY STORAGE l a X 15' a' X l s' MULTI -PURPOSE 33' X 29' Figure 2. Proposed floor plan The applicant is proposing minor interior renovation to accommodate the new use, and no exterior renovation except for the installation of a new monument sign along Summit St. The five-foot high and 40-square foot sign will meet the zoning ordinance requirements. The proposed facility is required to provide one parking stall per ten students in the largest classroom, plus one parking space per employee during the peak shift. With 18 students in the largest classroom and 11 employees during the peak shift, the facility is required to have 13 parking spaces. With 69 parking space on site, the proposal will comply with the parking requirement. The proposed Community Day Services center will include uses which are classified as: 1) individual and family social services, 2) job training and vocational rehabilitation, and 3) other schools and educational services, all of which are listed as conditional use in the PRB Planned Residence Business District established by Ordinance No. G1-01. Conditional uses require 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 subject property was annexed to the City in 1971. Upon annexation, the property was classified in the R4 General Residence District. In 1992, the Recommendation & Findings of Fact Petition 33-20 December 7, 2020 property was rezoned to MFR Multiple Family Residence 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. In 2001, the City approved a three -building office development on the property by Ordinance No. G1-01. The existing 4,470-square foot building completed in 2004 was the first of the three buildings to be constructed. However, the remaining two other buildings were never constructed. The property is also improved with a surface parking lot with 69 parking spaces that was supposed to serve all three buildings. B. Surrounding Land Use and Zoning. The property adjacent to the west is zoned SFR1 Single Family Residence District, while the properties adjacent to the south are zoned RC Residence Conservation District. All properties are improved with single-family homes. The property to the east across Hunter Drive is zoned CF Community Facility District and is currently vacant open space affected by an existing wetland. The property to. the north across Summit Street is zoned PRC Planned Residence Conservation District and is improved with Kennington Square townhome community C. Comprehensive Plan. The subject property is designated as Corridor Commercial by the City's 2018 Comprehensive Plan. Located along the City's heavily traveled corridors and intersection, Corridor Commercial areas provide retail services to both local and regional consumer bases. These areas contain a mix of retail from large community centers with multiple tenants to smaller stand -along businesses. Corridor Commercial areas are the most widely accommodating and ranging commercial areas within the city. Corridor Commercial areas are auto -oriented by nature but should also be enhanced to be pedestrian - friendly. D. Zoning District. The purpose of the PRB Planned Residence Business District established by Ordinance No. G1-01 is to conserve the residential character of certain properties located within transportation corridors as designated by the official comprehensive plan by providing various use alternatives, but with site design regulations in keeping with a planned residential environment, subject to the provisions of Chapter 19.60, Planned Developments, of the Elgin Municipal Code, as amended. A PRB zoning district is most similar to but departs from the standard requirements of the RB zoning district. E. Trend of Development. The subject property is located in the northeast part of Elgin along Summit Street. While the Summit Street corridor west of Shady Oaks Drive is characterized by commercial developments, the developments east of Shady Oaks Drive, where the subject property is located, are more residential and institutional in nature. In addition to single-family and townhome developments, the 'h mile stretch of Summit Street between Shady Oaks Drive and Shales Parkway includes four churches and Marklund's Wesmond Center, another institutional use. While the property was approved for a three - building office development, only one of those office buildings was constructed. With little -5- Recommendation & Findings of Fact Petition 33-20 December 7, 2020 office demand expected in the future, the proposed use of the subject property for another institutional use, similar to other institutional uses along this stretch of Summit Street, is more appropriate. Summit Street east of Shady Oaks Drive is expected to maintain the existing residential character with intermittent institutional uses and little commercial development in the future. FINDINGS After due notice as required by law, the Planning & Zoning Commission conducted a public hearing in consideration of Petition 33-20 on December 7, 2020. 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 December 7, 2020. 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, vegetation, and existing improvements. The existing 2-acre property is improved with an existing one-story 4,470-square foot office building and the accessory parking lot. The applicant is proposing to occupy the existing building without 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 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. M Recommendation & Findings of Fact Petition 33-20 December 7, 2020 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 property has frontage along Summit Street and Hunter Drive. The on -site parking lot includes two access driveways to Hunter Drive, which allow for efficient access to and from the property. With the maximum of 36 students and 11 staff members, the proposed community day services center is not expected to generate significant vehicular trips, and will not cause any traffic congestion in the surrounding neighborhood. The proposed facility is required to provide one parking stall per ten students in the largest classroom, plus one parking space per employee during the peak shift. With 18 students in the largest classroom and 11 employees during the peak shift, the facility is required to have 13 parking spaces. With 69 parking space on site, the proposal will comply with the 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. All business activities will be conducted on the interior. The applicant is not proposing to make any changes to the exterior of the building or the site, except for a new monument sign along Summit Street which will comply with the zoning ordinance requirements. The existing floor plan is well suited for the proposed functions of the community day series center with only minimal changes needed. The hours of operation are Monday -Friday from 9:00 AM- 3:00 PM. The facility would be closed on weekends, which will further minimize any negative effect to the surrounding residential neighborhood. 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. -7- Recommendation & Findings of Fact Petition 33-20 December 7, 2020 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 & Zoning Commission recommend approval of Petition 33-20, subject to the following conditions: 1. Substantial conformance to the Development Application submitted by Marklund, as applicant, and Mon Ami Realty LLC — NHS LLC, as property owner, received October 23, 2020, and supporting documents including: a. Marklund Community Day Services Conditional Use — Statement of Purpose and Conformance, dated October 6, 2020; b. Plat of Survey, prepared by Chicagoland Survey Company Inc., dated March 16, 2018; c. Undated 1210 Hunter Drive, Elgin IL (existing floor plan), received October 23, 2020; d. First Floor Plan — Office, prepared by ARCON Architects Consultants Construction Managers, dated October 21, 2020, with such further revisions as required by the Community Development Director; and e. Sign location rendering, prepared by Pirok Design, dated November 10, 2020, 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. Wall signs shall not be box signs. Wall signs must be channel letters. 3. Compliance with all applicable codes and ordinances. The vote of the Planning & 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, Recommendation & Findings of Fact Petition 33-20 December 7, 2020 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 EXHIBITA Aerial/Location Map N W+E S Map prepared by City of Elgin 0 50 100 200 300 400 Department of Community Development Feet SFR1 Legend ORC1 Residence Conservation 1 ORC2 Residence Conservation 2 ORC3 Residence Conservation 3 QPRC Planned Residence Conservation Q SFRII Single Family Residence 1 O PSFR1 Planned Single Family Residence 1 Q SFR2 Single Family Residence 2 Q PSFR2 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 RB Residence Business MPRB Planned Residential Business NB Neighborhood Business PNB 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 PORI Planned Office Research Industrial GI General Industrial { PGI Planned General Industrial CI Commercial Industrial CIF Community Facility PCF Planned Community Facility EXHIBIT B z § Z�0 y w Y Summit MMEFM Dr ----- — RC1 - - Zoning Map Subject Property Petition 33-20 Leawood Ct N W+E S Map prepared by City of Elgin Department of Community Development 0 50 100 200 300 400 Feel Subject Property 1210 Hunter Dr. Petition 33-20 EXHIBIT C Summit St 06074020700000 Parcel Map City of Elgin Department of Community Development 0 15 30 60 90 120 Fee! 400 EXHIBIT D SITE LOCATION 1210 Hunter Dr Petition 33-20 Front elevation of the existing building rI :jj The existing building as seen from Summit Street