HomeMy WebLinkAboutG55-19 Ordinance No. G55-19
AN ORDINANCE
GRANTING A CONDITIONAL USE FOR AN INDIVIDUAL
AND FAMILY SOCIAL SERVICE
(453 Fremont Street)
WHEREAS, written application has been made requesting conditional use approval to
establish a community resource center, an individual and family social service, at 453 Fremont
Street; and
WHEREAS,the zoning lot with the building containing the premises at 453 Fremont Street
is legally described herein(the"Subject Property"); and
WHEREAS, the Subject Property is located within the PCF Planned Community Facility
District established by Ordinance No. G25-01, as amended by Ordinance No. G54-19, and
individual and family social service is listed as a conditional use within the PCF Planned
Community Facility District; and
WHEREAS, the Planning & 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 & Zoning
Commission have submitted their Findings of Fact concerning said application; and
WHEREAS, the Community Development Department and the Planning & 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 & 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 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&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 a community resource center, an individual and
family social service, is hereby granted for the property commonly known as 453 Fremont Street,
which is commonly identified by Kane County Property Index Number 06-12-383-011,and legally
described as follows:
THE NORTH HALF OF THE WEST HALF OF LOT 1 OF SCHOONHOVEN'S ADDITION TO
ELGIN IN THE CITY OF ELGIN, KANE COUNTY, ILLINOIS
(commonly known as 453 Fremont 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 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
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.
Section 4. That this ordinance shall be full force and effect upon its passage in the
manner provided by law.
‘GGC,/
David J. Ka.Fes, . or
Presented: October 23, 2019
Passed: October 23, 2019
Omnibus Vote: Yeas: 9 Nays: 0
Recorded: October 23, 2019 • x-C.Y`
F,
Published: October 25, 2019 �.
Attes •
A6A‘14 • _
Kimberly Dewis, Clerk "1)-- f fF�•:~\
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
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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
— --- _ — --�•, for the proposed
r� L. }« , ' > -- community resource
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community resource
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4 _ r v;_ 1 w r.., -- the community, majority
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— `' � ' majority of the center
I _i . ill - '; l td - functions. It would
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1 — ,.--t. ` _ _ _ —
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.
1 _, Wayside allows its guests
to visit the center once
�K
1 per day. If a guest leaves
, .` the facility they cannot
he
u'° R` ^° — _-I . come back the same day.
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� With this policy Wayside
, .; _ discourages the guests
' �� ., ,. , . from loitering and
; �, v-";iF ,.. `, 11'Y 1 : t' r"' staying in the
'. II ••77: .. .----` SI �t. ' M -. ,, -. neighborhood. In
--- 4 _. , �i addition, Wayside
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; congregation of its guests
. - . I - outside of its facility.
<,
w
.j1 r �, .{I The center would be
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 sprinidered 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 of planned developments and with respect to the
provisions of section 19.65.010 of the zoning ordinance. No conditional use for a 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 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 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 -
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EXHIBITA Aerial/Location Map N
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Map prepared by City of Elgin 0 25 50 100 150 200
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Department of Community Development
Subject Property
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Petition 17-19&24-19
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Fremont St
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Legend
QRC1 Residence Conservation 1
ORC2 Residence Conservation 2
ORC3 Residence Conservation 3 111
OPRC Planned Residence Conservation c.7
OSFR1 Single Family Residence 1
OPSFR1 Planned Single Family Residence 1
OSFR2 Single Family Residence 2
QPSFR2 Planned Single Family Residence 2 ^�
QTRF Two Family Residence (`'
1=1PTRF Planned Two Family Residence _.
MFR Multiple Family Residence Hickory Pi
OPMFR Planned Multiple Family Residence
ORB Residence Business
OPRB 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 Ann St
-ORI Office Research Industrial
-PORI Planned Office Research Industrial
-GI General Industrial
-PGI Planned General Industrial
-CI Commercial Industrial
-CF Community Facility
-PCF Planned Community Facility
EXHIBITS Zoning Map N
W + F
S
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
EXHIBITC 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
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EXHIBIT D
SITE LOCATION
453 Fremont Street
Petition 17-19 and 24-19
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EXHIBIT D
SITE LOCATION
453 Fremont Street
Petition 17-19 and 24-19
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Existing parking lot east of and adjacent to former
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Second existing parking lot east of former daycare center
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EXHIBIT D
SITE LOCATION
453 Fremont Street
Petition 17-19 and 24-19
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Front elevation of Bethesda Church of God in Christ
building along Hickory Place
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East elevation of the former daycare center building