HomeMy WebLinkAboutG33-19 Ordinance No. G33-19
AN ORDINANCE
GRANTING A CONDITIONAL USE FOR INDIVIDUAL AND FAMILY SOCIAL
SERVICE ORGANIZATION IN THE PGI PLANNED GENERAL INDUSTRIAL DISTRICT
(620 Wing Street, Unit 3)
WHEREAS, written application has been made requesting conditional use approval to
establish an in individual and family social service organization at 620 Wing Street, Unit 3; and
WHEREAS, the zoning lot with the building containing the premises at 620 Wing Street
is legally described herein(the "Subject Property"); and
WHEREAS, the Subject Property is located within the PGI Planned General Industrial
District established by Ordinance No. G91-03,and individual and family social service is listed as
a conditional use within the PGI Planned General Industrial District; and
WHEREAS,the Planning and Zoning Commission conducted a public hearing concerning
said application on June 3, 2019, 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 PGI Planned General Industrial 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 June 3, 2019, 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 individual and family social service organization
is hereby granted for the property commonly known as 620 Wing Street, Unit 3, which is part of
the property commonly identified by the Kane County Property Index Numbers 06-11-380-004,
06-11-380-006, 06-11-380-021, 06-11-380-020, and legally described as follows:
LOT 9, EXCEPT THE WESTERLY 96.00 FEET, AND LOT 32 IN THE PLAT OF
"SEARS ADDITION TO ELGIN" BEING A SUBDIVISION OF PART OF THE
SOUTHWEST 1/4 OF SECTION11, TOWNSHIP 41 NORTH, RANGE 8 EACH OF THE
THIRD PRINCIPAL MERIDIAN, RECORDED AT THE RECORDER'S OFFICE OF
KANE COUNTY, MAY 21, 1889 PER DOCUMENT NO. 23279, SITUATED IN THE
CITY OF ELGIN, KANE COUNTY, ILLINOIS
(commonly known as 620 Wing Street)
Section 3. That the conditional use for the Subject Property as authorized by this
ordinance shall be subject to the following additional conditions:
1. Substantial conformance to the Development Application submitted by Balance Stress
Management & Therapy, as applicant, and Well Child Center, as property owner,
received March 29, 2019, and supporting documents including:
a. Balance Stress Management and Therapy Conditional Use—Statement of Purpose
and Conformance, dated March 21, 2019;
b. ALTA/ACSM Land title Survey Lot 32, Part of Lot 9, Elgin, Illinois, prepared by
Landmark Engineering Group, dated August 12, 2009; and
c. Undated two-page floor plans,received March 29,2019,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. The individual and family social service shall be restricted to Unit 3 within the property
at 620 Wing Street, in substantial compliance to the:
a. Undated two-page floor plans,received March 29,2019,with such further revisions
as required by the Community Development Director.
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.
/ /
1
D avid J. Ka.`i n, ayor
2
Presented: July 10, 2019
Passed: July 10, 2019
Omnibus Vote: Yeas: 9 Nays: 0
Recorded: July 10, 2019
Published: July 12, 2019
Attest:
UP(4./tti caeelA - O F F4
Kimberly Dewis, Ci lerl:
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EXHIBIT A
June 3, 2019
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 15-19, an application by
Balance Stress Management & Therapy, as applicant, and Well Child Center, as property owner,
are requesting a conditional use to establish an individual and family social service at the property
commonly referred to as 620 Wing Street, Unit 3. The property is zoned PGI Planned General
Industrial District established by Ordinance G91-03.
GENERAL INFORMATION
Petition Number: 15-19
Property Location: 620 Wing Street, Unit 3
Requested Action: Conditional Use for individual and family social services
Current Zoning: PGI Planned General Industrial District established by Ordinance
No. G91-03
Proposed Zoning: No change. PGI Planned General Industrial District
Existing Use: Multi-tenant office building
Proposed Use: Individual and family social services
Applicant: Balance Stress Management and Therapy
Owner Well Child Center
Staff Coordinator: Damir Latinovic, AICP, Senior Planner
Exhibits Attached: A. Aerial/Location Map
B. Zoning Map
Recommendation & Findings of Fact
Petition 15-19
June 3, 2019
C. Parcel Map
D. Site Location
E. Development Application and Attachments
F. Draft Ordinance
BACKGROUND
Balance Stress Management &Therapy, as applicant, and Well Child Center, as property owner,
are requesting a conditional use to establish an individual and family social service at the property
commonly referred to as 620 Wing Street, Unit 3. The property is zoned PGI Planned General
Industrial District established by Ordinance G91-03.
The 2.12-acre triangular property, generally located at the northwest corner of Wing Street and
State Street (IL Route 31), is improved with a 24,000-square foot one-story multi-tenant office
building and accessory parking lot with 125 parking spaces. The building is currently home to
other office uses including various medical offices, a consumer credit agency offices, and offices
of a freight forwarding company, among others.The properties to the west are zoned PGI Planned
General Industrial District or RC3 Residence Conservation District and are improved with single-
family homes,several of which have been converted to two-and three-unit buildings.The property
to the south across Wing Street is zoned RC3 Residence Conservation District and is improved
with a multiple-family (townhome) building with 12 units. The Chicago and Northwestern
Railway Company tracks separate the property from State Street on the east side.
Balance Stress Management and Therapy is a mental health provider offering individual and
couples counseling sessions. Balance Stress Management and Therapy would occupy a 2,025-
square foot Unit 3, which includes several offices used for individual and couples' therapy
sessions. The center currently employs 19 providers (counselors) all of which are either licensed
or are provisionally licensed and working towards full licensure. The center employs Licensed
Marriage and Family Therapists,Licensed Clinical Social Workers,Licensed Clinical Professional
Counselors, Licensed Social Workers, and Licensed Professional Counselors. The hours of
operation are by appointment only, 7 days a week, from 8:00 am to 9:00 pm, with peak times on
weekday evenings from 4:00 pm to 8:00 pm when approximately three providers and up to 4-5
clients are present at any one time.
- 2 -
Recommendation & Findings of Fact
Petition 15-19
June 3, 2019
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Figure 1. Building floor plan with outline of Unit 3 for Balance Stress Management and Therapy
Balance Stress Management and Therapy is required to provide a total of eight parking spaces
(one parking space per 250 square feet of floor area). With the proposed use,and based on the mix
of other medical and regular office uses in the building, the entire building is required to have a
total of 67 parking spaces. There are 125 parking spaces on the property. As such, the property
will continue to meet the parking requirement.
Balance Stress Management and Therapy has been operating in the subject space for almost three
years without knowing proper zoning and occupancy permits are required. The proposed
individual and family social service is listed as a conditional use in the PGI Planned General
Industrial District established by Ordinance No. G91-03 requiring the review and recommendation
by the Planning and Zoning Commission and approval by the City Council. A neighborhood
service officer discovered the business is operating without proper approval following an
inspection of the property. The center remains open pending final zoning approval by the City
Council and issuance of the occupancy permit.
The Community Development Department offers the following additional information:
A. Property History. The subject property was originally zoned G Industrial with the first
Zoning Ordinance in 1927. The existing building on the property was constructed in 1952.
By 1962, the property was zoned M1 Limited Manufacturing. In 1992, the property was
classified within the GI General Industrial District as part of a comprehensive amendment
to the zoning ordinance.
- 3 -
Recommendation & Findings of Fact
Petition 15-19
June 3, 2019
A PGI Planned General Industrial District for the property was first established in 1996 by
Ordinance No. G15-96. The PGI District was amended in 2000 by Ordinance No. G29-00
and in 2003 by Ordinance No. G91-03 when a used merchandise store was approved to
occupy a portion of the existing building.
B. Surrounding Land Use and Zoning. The properties adjacent to the west are also zoned
PGI Planned General Industrial District established by Ordinance No. G91-03 or RC3
Residence Conservation District and are improved with single-family homes, several of
which have been converted to two- and three-unit buildings. The property to the south
across Wing Street is zoned RC3 Residence Conservation District and is improved with a
multiple-family (townhome) building with 12 units. The Chicago and Northwestern
Railway Company right of way separates the property from State Street on the east side.
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 headquarters, 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 a 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 of the PGI Planned General Industrial District is to provide
an alternate planned industrial environment for the subject properties. The PGI District is
most similar to,but departs from the GI General Industrial District.
E. Trend of Development. The subject property is located along N. State Street corridor at
the intersection with Wing Street, separated by only a 100-foot wide railroad right-of-way
for Chicago and Northwestern Railway Company from State Street. Most properties along
State Street corridor are also located adjacent to or in close proximity to one of the two
railroad rights-of-way (Chicago and Northwestern Railway Company, and Canadian,
Pacific and Metra),which run parallel to State Street.As such,properties along State Street
have historically been developed with light-industrial and manufacturing uses and
buildings. Staff anticipates future development along State Street corridor will likely be
adaptive reuses of existing buildings into various types of office and warehousing uses,
and other types of commercial and services uses that benefit from higher volume of traffic
along State Street, such as automobile repair shops and fast-food restaurants.
The developments west of the property along Wing Street are primarily single-family
residential in nature with the exception of two properties between Bird and Crystal
Avenues, one block west of the subject site. Those two properties are improved with one-
-4 -
Recommendation & Findings of Fact
Petition 15-19
June 3, 2019
story warehouse-type buildings which are occupied by office and warehousing uses. Staff
anticipates properties west of the site will remain primarily residential in nature, with the
two non-residential properties also likely to be redeveloped with higher density residential
uses.
FINDINGS
After due notice as required by law, the Planning & Zoning Commission conducted a public
hearing in consideration of Petition 15-19 on June 3, 2019. 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 June 3, 2019.
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 proposed use will occupy an existing 2,025-square foot office
space within the existing 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 suitabilityofthe subject property for the intended
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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.
- 5 -
Recommendation & Findings of Fact
Petition 15-19
June 3, 2019
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 and access to Wing Street via two
full access driveways, one west and one east of the building. The existing site layout
functions well with no negative impact to the off-site vehicular circulation.
Per the zoning ordinance, the proposed 2,025-square foot office for the social service
agency is required to provide a total of eight parking spaces (one parking space per 250
square feet of floor area). With the proposed use, and based on the mix of other medical
and regular office uses in the building, the entire building is required to have a total of 67
parking spaces. There are 125 parking spaces on the property. As such, the property will
continue to meet 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 proposed
use would be open by appointment only, 7 days a week, from 8:00 am to 9:00 pm. The
peak hours are on Monday, Tuesday and Wednesday evenings from 4:00 pm to 8:00 pm,
when most other building tenants are closed. During peak hours, Balance Stress
Management and Therapy expects to have approximately three providers and 4-5 clients at
any one 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.The Center has been
operating at the subject property,albeit without proper zoning approvals,for approximately
three years without any negative effects on the surrounding businesses.
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
- 6 -
Recommendation & Findings of Fact
Petition 15-19
June 3,2019
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 15-19, subject to the following conditions:
1. Substantial conformance to the Development Application submitted by Balance Stress
Management&Therapy, as applicant,and Well Child Center, as property owner,received
March 29, 2019, and supporting documents including:
a. Balance Stress Management and Therapy Conditional Use—Statement of Purpose
and Conformance, dated March 21, 2019;
b. ALTA/ACSM Land title Survey Lot 32, Part of Lot 9, Elgin, Illinois, prepared by
Landmark Engineering Group, dated August 12, 2009; and
c. Undated two-page floor plans,received March 29,2019,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. The individual and family social service shall be restricted to Unit 3 within the property at
620 Wing Street, in substantial compliance to the:
a. Undated two-page floor plans,received March 29,2019,with such further revisions
as required by the Community Development Director.
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 five(5)yes,zero(0)no,
and zero(0) abstentions. Two members were present.
Respectfully Submitted,
s/Jay Cox
Jay Cox, Chairman
Planning&Zoning Commission
- 7 -
Recommendation & Findings of Fact
Petition 15-19
June 3, 2019
s/Damir Latinovic
Damir Latinovic, AICP; Secretary
Planning&Zoning Commission
- 8 -
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EXHIBIT D
SITE LOCATION
620 Wing St, Unit 3
Petition 15-19
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EXHIBIT D
SITE LOCATION
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Petition 15-19
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EXHIBIT D
SITE LOCATION
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Petition 15-19
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