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HomeMy WebLinkAboutG10-00 • Ordinance No. G10-00 AN ORDINANCE GRANTING A CONDITIONAL USE FOR AN ADULT DAY CARE FACILITY (101-105 South Grove Avenue) WHEREAS, written application has been made for a CC1 Center City District conditional use for an adult day care facility at 101-105 South Grove Avenue; and WHEREAS, the Zoning and Subdivision Hearing Board conducted a public hearing after due notice by publication and has submitted its findings of fact and recommended approval ; and WHEREAS, the City Council of the City of Elgin concurs in the findings and recommendation of the Zoning and Subdivision Hearing Board. 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 made by the Zoning and Subdivision Hearing Board, a copy of which is attached hereto and made a part hereof by reference as Exhibit A. emk Section 2 . That a conditional use for an adult day care facility at 101-105 South Grove Avenue and legally described as follows : LOTS 7, 8, AND 19 IN BLOCK 13 OF J.T. GIFFORD ' S PLAT OF THE ORIGINAL TOWN OF ELGIN, ON THE EAST SIDE OF THE FOX RIVER, EXCEPTING THEREFROM THAT PART OF SAID LOTS 8 AND 19 DESCRIBED AS FOLLOWS : COMMENCING AT THE POINT OF INTERSECTION OF THE WEST LINE OF SPRING STREET WITH THE SOUTH LINE OF FULTON STREET; THENCE RUNNING EASTERLY ON THE SOUTHERLY LINE OF FULTON STREET TO A POINT IN THE SOUTHERLY LINE OF FULTON STREET WHICH IS 36 FEET DISTANT WESTERLY FROM THE NORTHEAST CORNER OF SAID LOT 8; THENCE RUNNING SOUTHERLY ON A LINE PARALLEL WITH THE EASTERLY LINE OF SAID LOT 8 FOR A DISTANCE OF 44 . 86 FEET; THENCE RUNNING WESTERLY ON A LINE PARALLEL WITH THE SOUTH LINE OF FULTON STREET FOR A DISTANCE OF 11 . 9 FEET; THENCE NORTHERLY ON A LINE PARALLEL WITH THE EASTERLY LINE OF SAID LOT 8 FOR A DISTANCE OF . 86 FEET; THENCE RUNNING WESTERLY ON A LINE PARALLEL WITH SAID SOUTH LINE OF FULTON STREET TO THE EASTERLY LINE OF SPRING STREET; THENCE RUNNING NORTHERLY ALONG THE EASTERLY LINE OF SPRING STREET; rft THENCE RUNNING NORTHERLY ALONG THE EASTERLY LINE OF SPRING STREET TO THE POINT OF BEGINNING, IN KANE COUNTY, ILLINOIS (PROPERTY COMMONLY KNOWN AS 101-105 SOUTH GROVE AVENUE) . be and is hereby granted subject to the following conditions : 1 . Substantial conformance to the Statement of Purpose, submitted by Beth McClury, and dated January 3 , 2000 . 2 . Substantial conformance to the Floor Plan for Senior Services Associates, Inc . , dated January 3 , 2000 . 3 . Compliance with all other applicable codes and ordinances. Section 3 . That the conditional use granted herein shall expire if not established within one year from the date of passage of this ordinance . Section 4 . That this ordinance shall be in full force and effect immediately after its passage in the manner provided by law. eft Ed Schock, Mayor Presented: March 22 , 2000 Passed: March 22 , 2000 Vote : Yeas 7 Nays 0 Recorded: March 23 , 2000 Published: Attest : Dolonna Mecum, City Clerk • March 1, 2000 FINDINGS OF FACT Zoning and Subdivision Hearing Board City of Elgin, Illinois SUBJECT Consideration of Petition 13-00 Requesting a Conditional Use for an Adult Day Care Facility in the CC1 Center City District; Property Located at 101-105 South Grove Avenue by Senior Services Associates, Inc., as Applicant, and Ron Cope, as Owner. GENERAL INFORMATION Requested Action: Conditional Use Approval Current Zoning: CC1 Center City District Intended Use: Adult Day Care Facility . Property Location: 101-105 South Grove Avenue Applicant: Senior Services Associates, Inc. Owner: Ron Cope Staff Coordinator: Lauren Kieck LIST OF EXHIBITS A. Location Map (see attached) B. Zoning Map (see attached) C. Parcel Map (see attached) D. Statement of Purpose, submitted by Beth McClury, (see enclosed) dated January 3, 2000. E. Floor Plan for Senior Services Associates, Inc., (see enclosed) dated January 3, 2000. Exhibit A • Findings of Fact Zoning and Subdivision Hearing Board Petition 13-00 March 1, 2000 BACKGROUND An application has been filed by Senior Services Associates, Inc., requesting a conditional use for an adult daycare facility in the CC1 Center City District. The subject property is located at 101-105 South Grove Avenue (reference Exhibits A, B, C and D). The applicant is proposing to expand its operation and relocate the existing adult day care portion of their program at 101 South Grove Avenue into the adjoining property located at 105 South Grove Avenue. This program provides day care services for older adults who are disabled. The existing facility currently provides services for a maximum of 15 clients per day. The proposed expansion will allow the facility to serve 30 to 35 clients per day at the new location and utilize the existing facility for other programs (reference Exhibits E and F). STANDARDS AND FINDINGS After due notice, as required by law, the Zoning and Subdivision Hearing Board held a public hearing in consideration of Petition 13-00 on February 16,2000. The applicant testified at the public hearing and presented documentary evidence in support of the application. No objectors appeared at the hearing. No written correspondence has been submitted. The Community Development group submitted a Conditional use Review dated January 27, 2000. The Zoning and Subdivision Hearing Board has made the following findings concerning the standards for conditional uses: A. Zoning History Findings. The subject property was zoned as follows for the years listed: 1927 E Commercial District '150 E Commer-ial District 1962 B2 Central Business Listrict 1992 B2 Central Business District Present CC1 Center City District B. Surrounding Land Use and Zoning Findings. The subject property is located within the CC1 Center City District. The property is surrounded by a mix of office, retail, and educational uses. The property to the east, south, and west is developed with retail shops and offices. The property to the north, the old Sears store, was developed in 1982 by Elgin Community College as an adapti,e reuse of exist._ g buildings with a mixed use of educational, offices, and a day care facility. -2- Findings of Fact Zoning and Subdivision Hearing Board elk Petition 13-00 March 1, 2000 C. Trend of Development Findings. The subject property is located within the center city. D. Zoning District Findings. The purpose of the CC1 Center City District is to facilitate the implementation of the official comprehensive plan for the center city, as focused on a distinctive subarea of the city with a common urban fabric. The CC1 zoning district features more permissive site design regulations than the CC2 Center city District, but land use regulations that are more restrictive. STANDARDS FOR CONDITIONAL USES The Zoning and Subdivision Hearing Board has made the following findings concerning the standards for conditional uses: A. Site Characteristics Standard. The suitability of the subject property for the intended conditional use 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 conditional use with respect to the site characteristics standard. There are no significant natural features on the subject property. B. Sewer and Water Standard. The suitability of the subject property for the intended conditional use with respect to the availability of adequate municipal water, wastewater treatment, and storm water control facilities. Findings. The subject property is suitable for the intended conditional use with respect to the sewer and water standard. The subject property is served by municipal water, sanitary sewer and stormwater control services. 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 traffic and parking standard. The subject property is located on South Grove Avenue. South Grove Avenue is a collector -3- Findings of Fact Zoning and Subdivision Hearing Board Petition 13-00 March 1, 2000 street serving the Center City District. Land uses located within the CC1 Center City District are not required to provide off street parking. The majority of clients are transported to and from the facility by Senior Services buses. The buses load and unload in a bus loading zone located on Fulton Street. Any clients that arrive by personal vehicles are also dropped off in the same location. The applicant submits that there will be little increase in traffic as a result of the expansion. 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 adult day care facility will be located in the first floor of the building located at 105 South Grove Avenue. Senior Services Associates, Inc. has provided adult day care services at the current location, 101 South Grove Avenue, and wants to relocate this portion of their program to the vacant building next door. The facility will continue to operate in the same manner, however the proposed relocation will allow Senior Services to expand their service capacity for other programs. The proposed expansion of this use into the adjacent building is consistent with the surrounding land uses as well as the purpose and intent of the CC1 Center City District. SUMMARY OF FINDINGS, UNRESOLVED ISSUES, AND ALTERNATIVES The Zoning and S-bdivision Hearing Board has developed or identified the following findings, unresolved issues, and alterna.ives: A. Summary of Findings. 1. Traffic and Parking Standard. 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 subject property is located on South Grove Avenue. South Grove Avenue is a collector street serving the Center City District. Land uses located within the CC 1 Center City D .strict are not required to provide off street parking. r -4- Findings of Fact Zoning and Subdivision Hearing Board Petition 13-00 March 1, 2000 The majority of clients are transported to and from the facility by Senior Services buses. The buses load and unload in a bus loading zone located on Fulton Street. Any clients that arrive by personal vehicles are also dropped off in the same location. The applicant submits that there will be little increase in traffic as a result of the expansion. 2. Location, Design, and Operation Standard. 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 adult day care facility will be located in the first floor of the building located at 105 South Grove Avenue. Senior Services Associates, Inc. has provided adult day care services at the current location, 101 South Grove Avenue, and wants to relocate this portion of their program to the vacant building next door. The facility will continue to operate in the same manner,however the proposed relocation will allow Senior Services to expand their service capacity for other programs. The proposed expansion of this use into the adjacent building is consistent with the surrounding land uses as well as the purpose and intent of the CC 1 Center City District. B. Summary of Unresolved Issues. There are no unresolved issues. C. Summary of Alternatives. Other than an approval, a denial, or an approval with some combination of conditions,there are no substantive alternatives. RECOMMENDATION The Zoning and Subdivision Hearing Board hereby recommends the approval of Petition 13-00. On a motion to recommend approval of Petition 13-00, subject to the following conditions, the vote was six (6) yes and zero (0) no: 1. Substantial conformance to the Statement of Purpose, submitted by Beth McClury, and dated January 3, 2000. 2. Substantial conformance to the Floor Plan for Senior Services Associates, Inc., elk dated January 3, 2000. -5- Findings of Fact Zoning and Subdivision Hearing Board t► Petition 13-00 March 1, 2000 3. Compliance with all other applicable codes and ordinances Therefore, the motion to recommend approval of Petition 13-00 was adopted. 0 Ralph Tiberi, Chairman a Zoning and Subdivision Hearing Board ms's , hn Rothenberger, Secretary Zoning and Subdivision Hearing Board r -6-