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HomeMy WebLinkAboutG54-19 Ordinance No. G54-19 AN ORDINANCE AMENDING PCF PLANNED COMMUNITY FACILITY DISTRICT ORDINANCE NO. G25-01 (453 Fremont Street and 454 Hickory Place) WHEREAS, the territory herein described has been classified PCF Planned Community Facility District and is subject to the requirements of Ordinance No. G25-01; and WHEREAS, written application has been made to amend PCF Planned Community Facility Ordinance G15-01 to add"individual and family social services [832]"as a conditional use;and WHEREAS, the zoning lot containing the property commonly referred to as 453 Fremont Street and 454 Hickory Place is legally described within Ordinance No. G25-01 (and hereinafter referred to as the"Subject Property"); and WHEREAS, the Planning and Zoning Commission conducted a public hearing concerning said application on September 9,2019 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 an amendment to the PCF Planned Community Facility 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 September 9, 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 Section 2. F. of Ordinance No. G25-01, which regulates "Land Use" is hereby amended to include the following additional use: The following enumerated "land uses" [SR] shall be the only land uses allowed as a "conditional use" [SR] in this PCF District: Services Division: 1. Individual and family social services (832) Section 3. That except as amended herein,the use and development of the subject property shall be controlled pursuant to the provisions of Ordinance No.G25-01. In the event of any conflict between this ordinance and Ordinance No. G25-01,this ordinance and associated documents shall control and prevail. Section 4. That this ordinance shall be in full force and effect immediately after its passage in the manner provided by law. aj 4,_4,14119er.:6€1 David J. Kapta.d M• or Presented: October 23, 2019 Passed: October 23, 2019 Omnibus Vote: Yeas: 9 Nays: 0 Recorded: October 23, 2019 Published: October 25, 2019 __07,.( -OF F� Attest: a ' .///L // Air -.711/4 • Kimberly Dewis, Cit ' ed. 1 • 3A fD,t t‘6..';- - 2 - b. '- 2 - EXHIBIT A September 9, 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 Petitions 17-19 and 24-17, an application by Wayside Cross Ministries, as applicant, and Bethesda Church of God in Christ, as property owner, requesting approval of an amendment to existing PCF Planned Community Facility District Ordinance No. G25-01 to establish Individual and Family Social Services (SIC 832) as a listed conditional use within the PCF and requesting approval of a conditional use to establish a community resource center, a type of individual and family social service, including but not limited to administrative offices, meeting space, vocational and life-skills training, counseling programs, meal preparation and service, food pantry, bathroom and shower facilities, laundry facilities, and re-sale operations, as well as an accessory dormitory for overnight accommodations for no more than four (4) program graduate resident assistants, with any departures as may be necessary or desirable, at the property commonly referred to as 453 Fremont Street. GENERAL INFORMATION Petition Number: 17-19 and 24-19 Property Location: 453 Fremont Street Requested Action: Map Amendment to PCF Planned Community Facility District Ordinance No. G25-01 & Conditional Use Current Zoning: PCF Planned Community Facility District Proposed Zoning: No change. PCF Planned Community Facility District Existing Use: Partially occupied building formerly used as a daycare center Proposed Use: Community Resource Center, an Individual and Family Social Service Applicant: Wayside Cross Ministries Recommendation& Findings of Fact Petitions 17-19 and 24-19 September 9, 2019 Owner Bethesda Church of God in Christ Staff Coordinators: Damir Latinovic,AICP, Senior Planner Exhibits Attached: A. Aerial/Location Map • B. Zoning Map C. Parcel Map D. Site Location G. Development Application and Attachments H. Draft Ordinance and Resolution BACKGROUND Wayside Cross Ministries,as applicant,and Bethesda Church of God in Christ,as property owner, are requesting approval of an amendment to existing PCF Planned Community Facility District Ordinance No. G25-01 to establish Individual and Family Social Services (SIC 832) as a listed conditional use within the PCF and requesting approval of a conditional use to establish a community resource center,a type of individual and family social service,including but not limited to administrative offices, meeting space, vocational and life-skills training, counseling programs, meal preparation and service, food pantry, bathroom and shower facilities, laundry facilities, and re-sale operations, as well as an accessory dormitory for overnight accommodations for no more than four (4) program graduate resident assistants, with any departures as may be necessary or desirable, at the property commonly referred to as 453 Fremont Street. The subject property is a 10,890-square foot lot located one block south of Summit Street near the intersection of Summit Street and Dundee Avenue. The property is improved with an 8,000-square foot one-story building with a full finished basement that was constructed in 2002 for a child daycare center, which closed in February of 2016. The property is owned by Bethesda Church of God in Christ adjacent to the south at 454 Hickory Place and is part of the church's 1.2-acre campus which consist of the main church building, the former daycare center building, and three surface parking lots with a total of 66 parking spaces. The reminder of the church's campus is also zoned PCF Planned Community Facility Distract. -2 - Recommendation &Findings of Fact Petitions 17-19 and 24-19 September 9, 2019 .3611411* 4• : *474.4 • , if, , • c pi' a. • ti ta"- ' 411 ' • ? AllititY ` �..;. moi. Figure 1.Location Map The property to the north across Fremont Street is Clara Howard Neighborhood Park with a playground and a gazebo structure owned by the City of Elgin. The property adjacent to the west is a single family home zoned RC3 Residence Conservation District. The properties adjacent to the east and south are surface parking lots part of the Bethesda Church of God in Christ campus. Residential properties beyond that are primarily single family homes and single-family dwellings that have been converted into multiple-family dwelling units.All surrounding properties are zoned RC3 Residence Conservation District. Bethesda Church of God in Christ offers Sunday service at 9:00 AM and 11:00 AM with approximately 100 attendees. During the week, the church building is used only in the evenings. Bible study takes place on Wednesday evenings, while quire rehearsals take place on Tuesday, Thursday, and Friday evenings. The church also provides free breakfast on Sunday mornings to its members and the general public. Wayside Cross Ministries has been operating out of one room at the former daycare center building since January 2019 as an accessory use to the church. Prior to that, since 2006, Wayside provided its daytime services in partnership with PADS (Public Action to Deliver Shelter) of Elgin, an emergency shelter,at 1732 Berkley Street. However, in 2018, Wayside's partnership and sublease with PADS ended, which necessitated its relocation to another space. - 3 - Recommendation & Findings of Fact Petitions 17-19 and 24-19 September 9,2019 Proposal Wayside is proposing to expand its use of the former daycare center building and establish a community resource center, an individual and family social service, within the whole building. The proposal requires an amendment to the existing PCF Planned Community Facility District Ordinance No. G25-01 to allow individual and family social service as a conditional use, and conditional use approval 1 j _ - ---- ,wr^4_-t -~- for the proposed • I r. community resource _ '� •; center. 11. - 1':I.r. A'1•.IANi,'r..t.rr, h.A AIN, I 'Ea ININ4h�1�111:ek lir#4 �: � The proposed Wayside 111 1.: b1.':AI'^.{. . :.11 + t ._.. tri 14 � communityresource ,,,,.I. ,c.• �. _ _a" center would provide .� Ml' j� # '. _ , ll { daytime social services to • r� ?`" r«- :{.. - "`; •,-'' I the "hurting and under- : .{ • ; ••, .. . ,,.� �`__�,,,,�. � C resourced" members of I. _'.1.-T-4- .. -3--41. 7,--- ,� 2k. A 1- 1 the community, majority . ► of whom are homeless. -'� `' I The basement level of the 1 _ "1 , : building would include =. ," . 1 majorityof the center { functions. It would f ; "1 :••:;:,, ` 7w - I•, include a day room for t L__ ____'' '- '---, ._t-----t- .._,—i_____ , -r--7-------.1--' proving meals and ', refreshments, bible Figure 2.Proposed Basement Floor Plan studies, and life-skill training to inform the guests of community resources, such as medical clinics, phone providers, or job training and placement agencies. The former commercial kitchen for the daycare center, also on the basement level,would continue to be used as a kitchen to re-heat and prepare donated food. In addition,the basement level would also include a training/computer room for small group meetings and individual counseling sessions, a laundry room, lavatories and a shower for guest usage, a pantry to receive and store donated food, administrative office, and a dormitory for up to four Resident Assistants, a residential program graduates. The Resident Assistants are graduates of Wayside's Residential Program in Aurora who are offered opportunities to remain with the organization as a next step following the graduation from the residential program. The on-site Resident Assistants would provide assistance with organizational activities including opening and closing the facility,working at and checking in and out daily guests from the reception desk, assisting with food preparation and service, providing general cleaning and up keep, and 24-hour security for the center . The proposed 655-square foot residential dormitory would occupy less than 10%of the building floor area and is classified as an • accessory use of the community resource center. -4 - • Recommendation & Findings of Fact Petitions 17-19 and 24-19 September 9, 2019 The former daycare center classrooms on the first floor of the building would primarily serve for storage and re-sale of donated goods. One former classroom would be used for additional food storage and pantry. The first floor would also include an administrative/security office near the main entrance. _, ' Wayside allows its guests �;. 4"."-:'-'7"" _- :._- L` - A to visit the center once - • N,� 1' ; per day. If a guest leaves - the facility they cannot .I ' Cl d a ., come back the same day. • (i i' i1:1" I, With this policy Wayside '' • discourages the guests .f -::-. [...- from loiteringand r l `•" staying in the k'L"s, — --'7-7-'—_ .. t , '"' " t f..� neighborhood. In i-_,21. f 1` I addition, Wayside v j�I rfr. "4-+ ' ...- ...f�-,-T i strongly discourages the • IT. I • guests from using the ° neighborhood park jl'. igt."..,-Liq ^.-'�'^'�' ' across the street to avoid l . congregation of its guests f *"'''I I i . outside of its facility. • ' T' -- l The center would be a { open 8:00 AM to 4:00 Figure 3.Proposed First Floor Plan PM Monday- Saturday. With only two full time and one part time employee, most of the services are provided by volunteers. Wayside has an agreement with Bethesda Church of God in Christ to use 23 parking spaces in the adjacent parking lot, which is more than adequate to meet the center's needs. The parking arrangement would not have any negative effect on the church's parking needs, as the church's programing and services take place on weekday evenings and on Sunday when Wayside Center would be closed. The applicant is proposing only minor improvements to the interior of the building. One existing . bathroom in the basement would be converted to a shower room, and one existing basement window well would be modified as an escape window well in the proposed dormitory room to meet the building code emergency egress requirements. The building already includes fire sprinkler and fire alarm systems.The applicant has installed a new insert in the existing monument sign on the property and does not plan to install any additional signage. The Community Development Department offers the following additional information: - 5 - Recommendation & Findings of Fact Petitions 17-19 and 24-19 September 9,2019 A. Property History. The subject property was zoned B Residential by the first zoning ordinance and map in 1927. In 1961,the property and its surrounding area were rezoned to C Residential. In 1962, the property was rezoned to R5 General Residence District. By 1992, the property was rezoned to R4 General Residence District. In 1992, the property and the surrounding area was classified in the RC3 Residence Conservation District as part of the comprehensive amendment to the zoning ordinance. In 1998, the property was rezoned to CF Community Facility District to match the zoning classification of the remainder of the church-owned property by Ordinance No. G22-98, which also allowed the construction of the adjacent surface parking lot. In 2001, the subject property and the surrounding church-owned properties were rezoned to PCF Planned Community Facility District by Ordinance No. G25-01, which allowed the construction of the subject 8,000- square foot building for a daycare center. The daycare center opened in 2002 and operated until February 2016. Since then, the property has been primarily vacant. Wayside Cross Ministries started occupying a portion of the building in January of 2019 as an accessory use of Bethesda Church of God in Christ. B. Surrounding Land Use and Zoning. The property to the north across Fremont Street is Clara Howard Neighborhood Park with a playground and a gazebo structure owned by the City of Elgin. The property adjacent to the west is a single family home zoned RC3 Residence Conservation District. The properties adjacent to the east and south are surface parking lots zoned PCF Planned Community Facility District and part of the Bethesda Church of God in Christ campus. Residential properties beyond that are primarily single family homes and single-family dwellings that have been converted into multiple- family dwelling units. All surrounding residential properties are zoned RC3 Residence Conservation District. C. Comprehensive Plan. The subject property is designated as Public/Semi-Public by the City's 2018 Comprehensive Plan. The public/semi-public land use designation includes a range of uses that provide a service to the public and enhance quality of life. This land use comprises various facilities and infrastructure belonging to federal, state, and local government, public agencies and service providers. Grade schools, pre-schools, high schools, universities, and other educational institutions are considered public/semi-public land uses, as are churches and other places of worship. Within Elgin, public/semi-public uses include the Robert Gilliam Municipal Complex,police and fire stations,the Hemmens Cultural Center, and the Gail Borden Public Library. Higher education uses make up a large portion of this land use, with Judson University and Elgin Community College comprising more than 300 acres combined. D. Zoning District. The purpose of the PCF Planned Community Facility District established by Ordinance No. G25-01 is to provide a planned environment for various types of community facilities, subject to the provisions of Chapter 19.60 Planned Developments of the Elgin Municipal Code, 1976, as amended. In general, community facilities provide -6 - Recommendation & Findings of Fact Petitions 17-19 and 24-19 September 9, 2019 governmental, recreational, educational, health, social, religious, and transportation services to the community on a for profit or on a not for profit basis. The PCF District is most similar to,but departs from,the standard requirements of the CF Community Facility District. E. Trend of Development. The subject property is located within an established residential neighborhood on the northeast side of Elgin near the intersection of Summit Street and Dundee Avenue. Except for the Bethesda Church of God in Christ, all surrounding properties are improved with single-family homes or single-family buildings converted to multiple-family dwellings. There has been no new development in the neighborhood since the construction of the subject building for the daycare center in 2002. Staff anticipates properties along Dundee Avenue as well as Summit Street will continue to be used for commercial purposes with some potential multi-family developments along either of the two arterial roads. The residential areas surrounding the two arterial streets will remain as a diverse neighborhoods of single-family and multi-family buildings. FINDINGS After due notice as required by law, the Planning & Zoning Commission conducted a public hearing in consideration of Petitions 17-19 and 24-19 on September 9, 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 September 9, 2019. The Community Development Department and the Planning & Zoning Commission have made the following findings regarding the application against the standards for map amendments outlined in § 19.55.030, planned developments outlined in § 19.60.040, and conditional use outlined in§ 19.65.030: STANDARDS FOR MAP AMENDMENTS AND PLANNED DEVELOPMENTS A. Site Characteristics Standard. The suitability of the subject property for the planned development with respect to its size, shape, significant natural features including topography, watercourses and vegetation and existing improvements. Findings. The subject property is suitable for the intended planned development with respect to its size, shape, significant features including topography, watercourses, vegetation, and existing improvements. The 8,000-square foot building was originally constructed for a daycare center and is well suited for the proposed daytime community resource center. The facility includes a commercial grade kitchen well suited to serve the center for light food preparation and service of donated food. The facility includes a total of eight single-user bathrooms, one of which would be converted into a shower facility. - 7 - Recommendation & Findings of Fact Petitions 17-19 and 24-19 September 9, 2019 The facility is also already sprinklered and includes a fire alarm system. The applicant is not proposing any exterior changes to the building or the site, and is proposing only minor interior changes to convert one bathroom into a shower and modify an existing window well into an escape window well. There are no existing watercourses or property improvements that would have a negative impact on the proposed use of the property. B. Sewer and Water Standard. The suitability of the subject property for the planned development with respect to the availability of adequate Municipal water, wastewater treatment and stormwater control facilities. Findings. The subject property is suitable for the intended planned development with respect to the availability of adequate water, sanitary treatment, and storm water control facilities. The subject property is currently 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 planned development with respect to the provision of safe and efficient on-site and off-site vehicular circulation designed to minimize traffic congestion. 1. Nonresidential land uses should be located central and accessible to the area or population served without requiring traffic movements through or into a residential neighborhood. Nonresidential land uses should not be located within residential neighborhoods, but on their periphery as defined by the "arterial street"[SR]system. 2. The number of locations for vehicular access to or from a public right of way should be limited to those which are necessary for the reasonable use of the property and consistent with current traffic engineering standards. Property with two (2) street frontages should not be permitted access to or from the street with the higher degree of continuity within the overall street system or with the higher traffic volume. With the exception of residential driveways, locations for vehicular access to or from a public right of way should be aligned directly opposite existing or approved locations across the street. Findings. The subject property is suitable for the intended planned development with respect to the provision of safe and efficient on-site and off-site vehicular circulation designed to minimize traffic congestion. The property has pedestrian access to Fremont Street on the north side of the building. Vehicular access to the building is provided from the adjacent surface parking lot to the east with one access driveway to Fremont Street. The applicant has a parking agreement with Bethesda Church of God in Christ to use 23 parking spaces in the adjacent parking lot. The applicant is not proposing any changes to the existing site improvements. The existing neighborhood does not experience any traffic congestion. The proposed use will not have any negative effect on the existing traffic - 8 - Recommendation& Findings of Fact Petitions 17-19 and 24-19 September 9,2019 circulation in the area. The proposed community resource center is required to provide a total of one parking space per 250 square feet of retail re-sale shop area, plus one parking space per employee, including up to four resident assistants. Based on the size of the building portion devoted to retail activities, and the number of employees, the facility is required to have a total of 23 parking spaces. Although its parking needs are less than the 23 parking spaces required, because most of the center guests arrive on foot and resident assistants do not own vehicles, the applicant has come to an agreement with the church to lease 23 parking spaces within the adjacent parking lot for its employees, guests, volunteers, and visitors. The proposed use will therefore meet its parking requirement and will not have any negative effect on the existing traffic and parking conditions in the neighborhood. D. Zoning History Standard. The suitability of the subject property for the planned development with respect to the length of time the property has remained undeveloped or unused in its current zoning district. Findings. The property is suitable for the intended planned development with respect to the length of time the property has remained undeveloped or unused in its current zoning district. The subject property was zoned B Residential by the first zoning ordinance in 1927. In 1961, the property and its surrounding area were rezoned to C Residential. In 1962, the property was rezoned to R5 General Residence District. By 1992, the property was rezoned to R4 General Residence District. In 1992, the property and the surrounding area was classified in the RC3 Residence Conservation District as part of the comprehensive amendment to the zoning ordinance. In 1998, the property was rezoned to CF Community Facility District to match the zoning classification of the remainder of the church-owned property by Ordinance No. G22-98, which also allowed the construction of the adjacent surface parking lot. In 2001,the subject property and the surrounding church- owned properties were rezoned to PCF Planned Community Facility District by Ordinance No. G25-01, which allowed the construction of the subject 8,000-square foot building for a daycare center. The daycare center opened in 2002 and operated until February 2016. Since then, the property has been primarily vacant. Wayside Cross Ministries started occupying a portion of the building in January of 2019 as an accessory use of Bethesda Church of God in Christ. E. Surrounding Land Use and Zoning Standard. The suitability of the subject property for the planned development with respect to consistency and compatibility with surrounding land use and zoning. Findings. The property is suitable for the intended planned development with respect to consistency and compatibility with surrounding land uses and zoning. The property to the north across Fremont Street is Clara Howard Neighborhood Park with a playground and a - 9 - Recommendation & Findings of Fact Petitions 17-19 and 24-19 September 9, 2019 gazebo structure owned by the City of Elgin. The property adjacent to the west is a single family home zoned RC3 Residence Conservation District. The properties adjacent to the east and south are surface parking lots zoned PCF Planned Community Facility District and part of the Bethesda Church of God in Christ campus. Residential properties beyond that are primarily single family homes and single-family dwellings that have been converted into multiple- family dwelling units. All surrounding residential properties are zoned RC3 Residence Conservation District. F. Trend of Development Standard. The suitability of the subject property for the planned development with respect to consistency with an existing pattern of development or an identifiable trend of development in the area. Findings.The subject property is suited for the intended planned development with respect to consistency with an existing pattern of development or an identifiable trend of development in the area. The subject property is located within an established residential neighborhood on the northeast side of Elgin near the intersection of Summit Street and Dundee Avenue. Except for the Bethesda Church of God in Christ, all surrounding properties are improved with single-family homes and single-family dwellings converted to multiple-family buildings. There has been no new development in the neighborhood since the construction of the subject building for the daycare center in 2002. Staff anticipates properties along Dundee Avenue as well as Summit Street will continue to be used for commercial purposes with some potential multi-family developments along either of the two arterial roads. The residential areas surrounding the two arterial streets will remain as a diverse neighborhoods of single-family and multi-family buildings. G. Planned Development District Standard: The suitability of the subject property for the intended planned development district with respect to conformance to the provisions for the purpose and intent, and the location and size of a zoning district. Findings. The subject property is suitable for the intended planned development district with respect to conformance to the provisions for the purpose and intent, and the location and size of a zoning district. The purpose of the PCF Planned Community Facility District established by Ordinance No.G25-01 is to provide a planned environment for various types of community facilities, subject to the provisions of Chapter 19.60 Planned Developments of the Elgin Municipal Code, 1976, as amended. In general, community facilities provide governmental, recreational, educational, health, social, religious, and transportation services to the community on a for profit or on a not for profit basis. The PCF District is most similar to,but departs from,the standard requirements of the CF Community Facility District. The proposed Wayside Community Resource Center would provide social services as contemplated by the original PCF Planned Community Facility District. H. Comprehensive Plan Standard. The suitability of the subject property for the planned development with respect to conformance to the goals, objectives, and policies of the - 10 - Recommendation & Findings of Fact Petitions 17-19 and 24-19 September 9,2019 Official Comprehensive Plan Findings. The subject property is suitable for the intended planned development with respect to conformance to the goals,objectives,and policies of the Official Comprehensive Plan. The subject property is designated as Public/Semi-Public by the City's 2018 Comprehensive Plan.The public/semi-public land use designation includes a range of uses that provide a service to the public and enhance quality of life. This land use comprises various facilities and infrastructure belonging to federal, state, and local government, public agencies and service providers. Grade schools, pre-schools, high schools, universities,and other educational institutions are considered public/semi-public land uses, as are churches and other places of worship.Within Elgin,public/semi-public uses include the Robert Gilliam Municipal Complex, police and fire stations, the Hemmens Cultural Center,and the Gail Borden Public Library. Higher education uses make up a large portion of this land use, with Judson University and Elgin Community College comprising more than 300 acres combined. ADDITIONAL STANDARDS FOR PLANNED DEVELOPMENTS Conditional Use for a Planned Development: Where applicable, the suitability of the subject property for the intended conditional use for a planned development with respect to the provision for the purpose and intent ofplanned developments and with respect to the provisions of section 19.65.010 of the zoning ordinance. No conditional use fora planned development should be granted for the sole purpose of introducing a land use not otherwise permitted on the subject property. Findings. This standard is not applicable. The applicant is not seeking approval of a planned development as a conditional use. J. Natural Preservation Standard. The suitability of the subject property for the intended planned development with respect to the preservation of all significant natural features including topography, watercourses, wetlands, and vegetation. Findings. The subject property is suitable for the intended planned development with respect to the preservation of all significant natural features including topography, watercourses,wetlands,and vegetation.There are no significant natural features, including topography, watercourses, wetlands, and vegetation located on the property. The 10,890- square foot property is already improved with an 8,000-square foot building and an approximately 500-square foot detached accessory structure in rear of the main building that was formerly used as a garage. There are no existing watercourses or property improvements that would have a negative impact on the proposed use of the property. K. Internal Land Use. The suitability of the subject property for the intended planned development with respect to the land uses permitted within the development being located, - 11 - Recommendation & Findings of Fact Petitions 17-19 and 24-19 September 9,2019 designed, and operated so as to exercise no undue detrimental influence on each other or on surrounding property. Findings. The subject property is suitable for the intended planned development with respect to the land uses permitted within the development being located, designed, and operated so as to exercise no undue detrimental influence on each other or on surrounding properties. The applicant is proposing to establish a community resource center, an individual and family social service,which is consistent with the intent of the PCF Planned Community Facility District. While individual and family social service is currently not listed as an allowed permitted or conditional use in the existing PCF District established by Ordinance G25-01, it is a conditional use in general CF Community Facility District and all commercial business districts. The proposed use is also consistent with the mission and services of Bethesda Church of God in Christ. The church provides free breakfast on Sunday mornings to its members and the general public. Wayside Community Center's hours of operation from 8:00AM to 4:00 PM and its policies to discourage any congregation of its guests outside of the building and within the neighborhood will eliminate any undue detrimental influence of the center on the surrounding properties. 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 8,000-square foot building was originally constructed for a daycare center and is well suited to for the proposed daytime community resource center. The facility includes a commercial grade kitchen well suited to serve the center for light food preparation and service of donated food. The facility includes a total of eight single- user bathrooms,one of which would be converted into a shower facility.The facility is also already sprinldered and includes a fire alarm system. The applicant is not proposing any exterior changes to the building or the site,and is proposing only minor interior changes to convert one bathroom into a shower and modify an existing window well into an escape window well. There are no existing watercourses or property improvements that would have a negative impact on the proposed use of the property. 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. • - 12 - Recommendation & Findings of Fact Petitions 17-19 and 24-19 September 9,2019 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 subject property is currently served by municipal water, sanitary sewer, and storm water systems. The applicant is not proposing any changes to the existing sewer and water utilities. The existing sewer and water facilities can adequately serve the proposed use. C. Traffic and Parking Standard. The suitability of the subject property for the intended conditional use with respect to the provision of safe and efficient on-site and off-site vehicular circulation designed to minimize traffic congestion. Findings. The subject property is suitable for the intended conditional use with respect to the provision of safe and efficient on-site and off-site vehicular circulation designed to minimize traffic congestion. The property has pedestrian access to Fremont Street on the north side of the building. Vehicular access to the building is provided from the adjacent surface parking lot to the east with one access driveway to Fremont Street. The applicant has a parking agreement with Bethesda Church of God in Christ to use 23 parking spaces in the adjacent parking lot. The applicant is not proposing any changes to the existing site improvements. The existing neighborhood does not experience any traffic congestion.The proposed use will not have any negative effect on the existing traffic circulation in the area. The proposed community resource center is required to provide one parking space per 250 square feet of retail re-sale shop area, plus one parking space per employee, including up to four resident assistants. Based on the size of the building portion devoted to retail activities,and the number of employees,the facility is required to have a total of 23 parking spaces. Although its parking needs are less than the 23 parking spaces required, because most of the center guests arrive on foot and resident assistants do not own vehicles, the applicant has come to an agreement with the church to lease 23 parking spaces within the adjacent parking lot for its employees, guests, volunteers, and visitors. The proposed use will therefore meet its parking requirement and will not have any negative effect on the existing traffic and parking conditions in the neighborhood. 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 proposed community resource center and its mission is consistent with the mission and services provided by Bethesda Church of God in Christ and the intent of the PCF Planned Community Facility District. Wayside Community Center's hours of operation from 8:00AM to 4:00 PM and its policies to discourage any congregation of its guests outside of the building and within the neighborhood will eliminate any undue detrimental influence - 13 - Recommendation & Findings of Fact Petitions 17-19 and 24-19 September 9,2019 of the center on the surrounding properties. The applicant is not proposing any exterior changes to the building. All activities and services provided will be conducted on the interior of the building without any impact on the surrounding properties. The applicant held two events, one in July and one in August, to inform the neighborhood residents of the proposed center's mission and services. While both events were primarily attended by the volunteers and others in support of Wayside Cross Ministries' mission and services, no objections have been received, and no evidence has been submitted or found that the proposed use will be located or operated in a manner that will exercise undue detrimental impact on surrounding properties. E. Historic Preservation Standard. Where applicable, the conditional use shall make possible an efficient contemporary use of or a compatible improvement to a designated landmark or property located in a designated historic district while preserving those portions and features of the property which are significant to its historic, architectural, and cultural values to an historic preservation plan. Findings. This standard is not applicable. The subject property is neither designated as a local historic landmark nor is it located within a locally designated historic district. RECOMMENDATION The Community Development Department and the Planning & Zoning Commission recommend approval of Petitions 17-19 and 24-19, subject to the following conditions: 1. Substantial conformance to the Development Application submitted by Wayside Cross Ministries,as applicant,and Bethesda Church of God in Christ,as property owner,received May 17, 2019, and supporting documents including: • a. Undated Conditional Use Statement of Purpose and Conformance, received May 17,2019; b. A letter Regarding Wayside Cross Ministries Development Application — 453 Fremont Street,prepared by Stephen Silva AIA, LEED AP, dated July 22, 2019; c. Plat of Survey,prepared by Gerald Sopha,registered land surveyor,dated February 19, 1988; d. Bethesda Church Fremont Street Site Improvement Plan, prepared by Scheflow Engineers, dated June 1, 2001, with such further revisions as required by the Community Development Director; e. Basement Plan Sheet 4 of 18, prepared by Scheflow Engineers, last revised June 11, 2011, with such further revisions as required by the Community Development - 14 - Recommendation & Findings of Fact Petitions 17-19 and 24-19 September 9, 2019 Director; f. First Floor Plan Sheet 5 of 18, prepared by Scheflow Engineers, last revised June 11, 2011, with such further revisions as required by the Community Development Director; g. North and West Elevations plan Sheet 10 of 18, prepared by Scheflow Engineers, dated April 20, 2001, with such further revisions as required by the Community Development Director; and h. South and East Elevations plan Sheet 11 of 18, prepared by Scheflow Engineers, dated April 20, 2001, 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 proposed dormitory shall provide overnight sleeping accommodations for maximum of four Resident Assistants who provide 24 hour security and assistance with organizational responsibilities. 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, and zero (0) abstentions. One member was absent. Respectfully Submitted, s/Jay Cox Jay Cox, Chairman Planning&Zoning Commission s/Damir Latinovic Damir Latinovic,AICP; Secretary Planning&Zoning Commission - 15 - 1.4A It • A. "..� A i •.."1 14 OS i Or 111/1 Summit t,, T- 17, I..0.. r 4 - 's • ____„,„„,,,............... 11117 1 " ' %,. i. .4 t so • t .. Subject Property Petition 17-19&24-19 r / . j r. + f .. '7 a ail Fremont St 1...164 IIII is i II • r d Y I t II 4 4 , --;i- Hickory PI k . ill alk it M.AiliA - --.,,.r.....,,,,,,„, ,R 11..- —11- - _ EXHIBIT A Aerial/Location Map W+E S Map prepared by City of Elgin 0 25 50 100 150 200 Department of Community Development Feet RC3 Summit St Subject Property Petition 17-19&24-19 Fremont St Legend QRC1 Residence Conservation 1 QRC2 Residence Conservation 2 RC3 Residence Conservation 3 srogp __ - ----- OPRC Planned Residence Conservation O SFR1 Single Family Residence 1 PSFR1 Planned Single Family Residence 1 QSFR2 Single Family Residence 2 OPSFR2 Planned Single Family Residence 2 A O RC3 TRF Two Family Residence I O PTRF Planned Two Family Residence I 1- Q MFR Multiple Family Residence Hickory PI _—T OPMFR Planned Multiple Family Residence - __ —__- _-- -------- - --— • Q RB Residence Business OPRB 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 Ann St ORI Office Research Industrial - _ _- -- -PORI Planned Office Research Industrial f GI General Industrial MPG!Planned General Industrial _CI Commercial Industrial -CF Community Facility -PCF Planned Community Facility EXHIBITB Zoning Map W Map prepared by City of Elgin 0 30 60 120 180 240 Department of Community Development Feet / , / / / • // / Subject Property 453 Fremont St. Petition 17-19&24-19 Fremont St 0612383011 • • EXHIBIT C Parcel Map N City of Elgin 0 10 20 40 60 80 Department of Community Development Feet EXHIBIT D SITE LOCATION 453 Fremont Street Petition 17-19 and 24-19 Location ofilig A \ ie proposed Wayside ► 1 • Center t ;_ �,. ! :ethesda hurch Ady ryt .. of God in Christ J ` .....„,_L74.14:111)00. - I. Cam•us •.� + � ,«. it , -r � rte+ , t _ •- ..Y.., I .444 t�`"� T a " 4 1 40.Wilt Bird's eye view looking north • ',;; ^-,1 :ethesda Church „_,� i,, �'" •� +. �t ;•; •f God in Christ tisimpros......4046 ai ,„ " 9 am. s re, ..„, .., 41, ..1 . .r. .._ �. . : .. . 4( ti. A ,� Location of lif --so, " '. • proposed '; ... . ....••�'•� ,.• • a ayside Center ' Bird's eye view looking south EXHIBIT D SITE LOCATION 453 Fremont Street .... Petition 17-19 and 24-19 0a. f.. 4 •„ _ . ',.. 4.•• - .44 .6 •,- ....1.: _-41 ‘ •4 , al • 1 , . . • i 4'40 '' A. i,'"A' f • 64. , , , 100." ' . i.1 A.' . ....a r , 1111-t .9.- 49 11144‘,- _ - building center daycare .• Front elevation of the former aft,,1•••• ' . .,, , , .04,, .4,. lor' ") •• 4 1 i, r31,...., , ..i. 4-.. • • ''' • • . .• V, }. .1. ..., ro : i i 2i ill . _ ,1111P` 1 T .1 !MI .... I ,..... rZantelig, r itIII% -.le— _ -,,,,,,.„Im. --...;I•n INN. ,••• N14144) —e. '... 1110016.1". I W Formerdaycare center buildingalong Fremont St 2 EXHIBIT D SITE LOCATION 453 Fremont Street Petition 17-19 and 24-19 .. F. ..str fort.,,..? 4, ,►. q . I i Opp Li P:111/f --�- Existing parking lot east of and adjacent to former daycare center building A t . .110 r . w ..ma �/ A. Second existing parking lot east of former daycare center building i EXHIBIT D SITE LOCATION 453 Fremont Street Petition 17-19 and 24-19 ,, 1. $ r• • r, r _ r 1 . .1 Front elevation of Bethesda Church of God in Christ building along Hickory Place . ,,' , • F • �K1. 4 _ , ..., t 4, oz_._ _ _________ •fr 1 ,... . .. . 44, .. _ ..„, I ........: ISM 11. East elevation of the former daycare center building