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HomeMy WebLinkAboutG65-21 Ordinance No. G65-21 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, Suite 102) WHEREAS, written application has been made requesting conditional use approval to establish an individual and family social service at 452 N. McLean Boulevard, Suite 102; and WHEREAS, the zoning lot with the building containing the premises at 452 N. McLean Boulevard, Suite 102, 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 November 1, 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 November 1, 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 452 North McLean Boulevard, Suite 102, 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 1/4 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 1; 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 '/4 of said Section 15; thence Easterly, along said North line,a distance of 180.39 feet to the Northeast corner of said Northwest 1/4;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 Community Crisis Center Inc., as applicant, and Dadlani Elgin Realty LLC, as property owner, received September 20, 2021, and supporting documents including: a. Undated Community Crisis Center, Inc. September 2021 Conditional Use Statement of Purpose & Conformance, dated received September 16, 2021; b. Plat of Survey, prepared by John D. Rebik&Associates, dated December 4, 1991; c. Conceptual Office Floor Plan, Sheet E1, prepared by Zanco Design Builders, Inc., dated last revised February 1, 1990, with such further revisions, as required by the Community Development Director; and d. Undated 452 N. McLean Blvd Elgin, IL 60123 Appx. Floor Plan Unit 102, received September 16, 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 2 need to amend this conditional use approval subject to compliance with all applicable codes and ordinances. 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. Af. ain, ayor Presented: December 15, 2021 Passed: December 15, 2021 Omnibus Vote: Yeas: 9 Nays: 0 Recorded: December 15, 2021 Published: December 15, 2021 ' Atte �n r Kimberly Dewis, Cit erk 3 EXHIBIT A November 1, 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 46-21, an application by Community Crisis Center, Inc., as applicant, and Dadlani Elgin Realty LLC, as property owner, requesting a conditional use to establish individual and family social services at the property commonly referred to as 452 N. McLean Boulevard, Suite 102. GENERAL INFORMATION Petition Number: 46-21 Property Location: 452 N. McLean Boulevard, Suite 102 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: Community Crisis Center, Inc. Owner Dadlani Elgin Realty LLC Staff Coordinator: Damir Latinovic,AICP, Senior Planner Recommendation & Findings of Fact Petition 46-21 November 1,2021 Exhibits Attached: A. Aerial/Location May B. Zoning Map C. Parcel Map D. Site Location E. Development Application and Attachments F. Draft Ordinance BACKGROUND Community Crisis Center, Inc., 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 102. The 2,000-square foot Suite 102 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 entire first floor is vacant. 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. -2- Recommendation & Findings of Fact Petition 46-21 November 1, 2021 IrT ., _ Nrt A ' 1 a. 1 I A.% Sub'ect Pr ert I' 1..' Figure 2.Site area map with zoning overlay Community Crisis Center (CCC) is proposing to occupy the 2,000-square foot Suite 102 on the first floor of the existing building. CCC is a non-profit social services agency that was founded in 1975 in Elgin and provides services to individuals and families dealing with or affected by domestic violence, sexual assault,homelessness and other crisis situations. The proposed location would be used for its Abuse Intervention Program(AIP). AIP provides individual assessments,and individual and group counseling to those who have been abusive to intimate partners, and/or family members. The office would be open 9 am— 9 pm on Mondays, 1 pm—9 pm on Tuesdays, 8 am—9 pm on Wednesdays and Thursdays, and 8 am—4 pm on Fridays and Saturdays. During its busiest time, the facility would have up to four staff members and up to ten clients present.AIP staff includes one full-time clinician licensed bilingual AIP coordinator,one full-time licensed clinical counselor,one part-time bilingual licensed clinical intake assessor, ten part-time group facilitators with Master's degrees in Counseling and Social Works, two group facilitators with bachelor degrees and one or two Master's level interns. Referrals to the AIP come from 16d'Judicial Circuit Court in Kane County,the 3rd Judicial Circuit in Cook County, and Department of Children and Family Services. -3 - Recommendation & Findings of Fact Petition 46-21 November 1,2021 OFFICE SUITE 102 �.. ....... ............................... I .l S _P£Aice 511ITE"*10J,lIOI -L+PYau 'Sur{< � Ind - I✓1�71 c�011 EPTtUU,_ cwfr. ! PLAN. W c...:..f.m.+ W 'T8 Lot Figure 2. First floor of the building with CCC's Suite 102 outlined in red 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. CCC's main building is located at 37 S. Geneva Street, on Elgin's ease side, where its services include a 24-hour crisis hotline, a 40-bed shelter for women and children, emergency food pantry, and individual and family counseling, among other things. The AIP, in operation since 1982, has been located at the Ecker Center building on Larkin Avenue since 2012. The lease to operate the program at the Ecker Center,however,has not been renewed. 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. The Community Development Department offers the following additional information: -4- i Recommendation & Findings of Fact Petition 46-21 November 1, 2021 A. Property History. The property was annexed to the City in 1990. 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. 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. - 5 - Recommendation & Findings of Fact Petition 46-21 November 1,2021 FINDINGS After due notice as required by law, the Planning & Zoning Commission conducted a public hearing in consideration of Petition 46-21 on November 1, 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 and Zoning Commission dated November 1, 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 2,000- 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 -6- Recommendation & Findings of Fact Petition 46-21 November 1, 2021 minimize traffic congestion. The proposed counseling service would be located within Suite 102 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. 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 suite 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 by appointment only 9 am — 9 pm on Mondays, 1 pm — 9 pm on Tuesdays, 8 am—9 pm on Wednesdays and Thursdays, and 8 am—4 pm on Fridays and Saturdays. The proposed counseling center would complement the other tenant in the building, the Illinois Department of Human Services Division of Rehabilitation Services. 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. - 7- Recommendation & Findings of Fact Petition 46-21 November 1, 2021 RECOMMENDATION The CommunityDevelopment Department and the Planning and Zoning Commission recommend p eP g g approval of Petition 46-21, subject to the following conditions: 1. Substantial conformance to the Development Application submitted by Community Crisis Center Inc., as applicant, and Dadlani Elgin Realty LLC, as property owner, received September 20, 2021, and supporting documents including: a. Undated Community Crisis Center, Inc. September 2021 Conditional Use Statement of Purpose&Conformance,dated received September 16,2021; b. Plat of Survey,prepared by John D. Rebik&Associates,dated December 4, 1991; c. Conceptual Office Floor Plan, Sheet E1,prepared by Zanco Design Builders, Inc., dated last revised February 1, 1990, with such further revisions, as required by the Community Development Director; and d. Undated 452 N. McLean Blvd Elgin, IL 60123 Appx. Floor Plan Unit 102, received September 16,2021, 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 Planningand Zoning Commission on the motion to recommend approval, subject g pp J to the conditions outlined above,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 - 8- Recommendation &Findings of Fact Petition 46-21 November 1,2021 s/Damir Latinovic Damir Latinovic,AICP; Secretary Planning&Zoning Commission - 9 - ,* a MEN Demmond St �y- Subject Property ` Petition 46-21 ' Plymouth Ln F� I( ( ( "RolM � t G a __ c Dak/eYAve m m r?� EXHIBITA Aerial/Location Map N N'+1 S Map prepared by City of Elgin o ao so 160 240 32Feet Department of Community Development Illinois Pkwy t Q PAB RC21 .-L r AB m Eagle Rd J Eagle Dr CF s RC1 3 PCF PMFR Subject Property Petition 46-21 ��- -- TFR Demmond St MFR Legend Plymouth Ln ORC1 Residence Conservation 1 M RC2 Residence Conservation 2 P L��S���� ORC3 Residence Conservation 3 PR IC i OPRC Planned Residence Conservation OSFR1 Single Family Residence 1 CF PSFR1 Planned Single Family Residence 1 — O SFR2 Single Family Residence 2 O PSFR2 Planned Single Family Residence 2 OTRF Two Family Residence O PTRF Planned Two Family Residence RB MFR Multiple Family Residence PMFR Planned Multiple Family Residence ORB Residence Business ty OPRB Planned Residential Business Q ®NB Neighborhood Business V CF Oak/e,Y'4 ve PNB Planned Neighborhood Business of ; L Q -AB Area Business � QPAB Planned Area Business 0) _- -CC Center City 1 -CC2 Center City 2 _ -PCC Planned Center City j -ORI Office Research Industrial C -PORI Planned Office Research Industrial ,O� Q -GI General Industrial to _ d O -PGI Planned General Industrial Lawrence Ave w Cl Commercial Industrial - V ©CF Community Facility RC2 PCF Planned Community Facility EXHIBIT Zoning Map " W+E S Map prepared by City of Elgin 0 60 120 240 360 480 Department of Community Development Feet Subject Property a 452 N. McLean Blvd. m Petition 46-21 Z 0615129026 yak/e1,,q Ve EXHIBIT C Parcel Map N City of Elgin A Department of Community Development 0 15 ao 60 90 120 Feet EXHIBIT D SITE LOCATION 452 N. McLean Blvd., Suite 102 Petition 46-21 f _ we so Sub ect Property Bird's eye view looking north . ..Air— Cot # F poor f r A i . NO North W Lean Boulevard Subject tiro ert MW Bird's eye view looking west EXHIBIT D SITE LOCATION 452 N. McLean Blvd., Petition 46-21 . �`�wrrriwner ' .r. Southeast • of building w � ' Google Northeast • of building