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HomeMy WebLinkAboutG7-00 , a embs Ordinance No . G7-00 AN ORDINANCE GRANTING A CONDITIONAL USE FOR A CHILD DAY CARE FACILITY (454 Hickory Place) WHEREAS, written application has been made for a CF Community Facility District conditional use for a day care center at 454 Hickory Place; 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. few Section 2 . That a conditional use for a day care center at 454 Hickory Place and legally described as follows : PARCEL 1 : THE SOUTH 1/2 OF THE WEST 4 RODS OF LOT 1 OF T. SCHOONHOVEN' S ADDITION TO ELGIN, IN THE CITY OF ELGIN, KANE COUNTY, ILLINOIS . PARCEL 2 : THE SOUTH 1/2 OF THE EAST 82 . 5 FEET OF LOT 1 OF T. SCHOONHOVEN' S ADDITION TO ELGIN, IN THE CITY OF ELGIN, KANE COUNTY, ILLINOIS . PARCEL 3 : THE NORTH 1/2 OF THE EAST 5 RODS OF T. SCHOONHOVEN' S ADDITION TO ELGIN, IN THE CITY OF ELGIN, KANE COUNTY, ILLINOIS . be and is hereby granted subject to the following conditions : 1 . Substantial conformance to the Statement of e Purpose, submitted by Gertrude McClain, and dated December 6 , 1999 . r 2 . Substantial conformance to the Site Plan for Bethesda Church of God and Christ, in particular, conformance to the proposed landscaping, dated February 26, 1992 (revised) . 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. / -��,<< Ed Schock, Mayor Presented: February 9, 2000 Passed: February 9, 2000 Omnibus Vote : Yeas 5 Nays 0 Recorded: February 10 , 2000 Published: eift. Attest : i-44-'61767 , / -7k.,V, ALCUA,.. Dolonna Mecum, City Clerk eim. January 5, 2000 — — FINDINGS OF FACT Zoning and Subdivision Hearing Board City of Elgin,Illinois SUBJECT Consideration of Petition 60-99 Requesting a Conditional Use for a Child Day Care Facility in the CF Community Facility District;Property Located at 454 Hickory Place by Bethesda Church of God in Christ,as Applicant, and Elder James L. Marks, as Owner. GENERAL INFORMATION Requested Action: Conditional Use Approval Current Zoning: CF Community Facility District Intended Use: Child Day Care Facility ( Property Location: 454 Hickory Place Applicant: Bethesda Church of God in Christ Owner: Elder James L. Marks Staff Coordinator: Lauren Kieck LIST OF EXHIBITS A. Location Map (see attached) B. Zoning Map (see attached) C. Parcel Map (see attached) D. • Aerial Photo (see attached) E. Statement of Purpose, submitted by Gertrude McLain, (see enclosed) dated December 6, 1999. Exhibit A Findings and Decision Zoning and Subdivision Hearing Board Petition 60-99 January 5, 2000 (7.6‘, 2. Substantial conformance to the Site Plan for Bethesda Church of God and Christ, in particular, conformance to the proposed landscaping, dated February 26, 1992 (revised). 3. Compliance with all other applicable codes and ordinances. Therefore,the motion recommend approval of Petition 60-99 was adopted. Ralph 11.beri,Chairman Zoning and Subdivision Hearing Board elk fen Kieck, Secretary Zoning and Subdivision Hearing Board -6- Findings and Decision Zoning and Subdivision Hearing Board Petition 60-99 January 5, 2000 - B. Surrounding Land Use and Zoning Findings. The subject property is located within a mature residential neighborhood zoned RC3 Residence Conservation District. Further to the north and west is an AB Area Business District which is centered at the intersection of Summit Street and Dundee Avenue. This AB District is developed with a mix of commercial uses. C. Trend of Development Findings. The subject property is located within a mature single . family residential neighborhood interspersed with multiple family conversions. D. Zoning District Findings. The purpose of the CF Community Facility District is to recognize a major land use category and pattern of development that exists within the city, and to provide standards for the location and requirements for site design of community facilities. E. 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. The subject property is a regularly shaped parcel containing 32,670 square feet of land. The subject property is developed with a masonry building containing approximately 12,600 square feet of floor area within two levels, a shed,and as well as three accessory off street parking facilities. Other than steeply sloping topography, there are no significant natural features, watercourses or vegetation present on the subject property. F. 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. G. 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. -3- Findings and Decision Zoning and Subdivision Hearing Board Petition 60-99 January 5, 2000 Findings. The subject property may not be suitable for the intended conditional use with respect to the traffic and parking standard. The subject property is located between Hickory Place and Fremont Drive. Both Hickory Place and Fremont Drive are local streets serving the surrounding residential neighborhood. Four points of access from the local streets are provided to the subject property;two from each street. 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 system. The off-street parking ordinance requires one parking stall per employee, and one stall for every five children for which the establishment is licensed. The proposed day care facility will have six employees, and will provide services for 30 children. 12 parking stalls are required for the proposed child day care facility. 67 parking stalls are provided on site. H. 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 C promote the purpose and intent of this title and chapter. Findings. The subject property may be 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 day care facility will be located in the lower level of the existing building at the subject property. The facility will be operated by six staff members, and will provide day care service for 30 children from three months to twelve years of age. The proposed day care facility at the subject property is consistent with the land uses permitted within the CF Community Facility District. While nonresidential land uses should be located at the edge of neighborhoods, Bethesda Church of God in Christ has become an institution within the neighborhood with significant positive impact. The proposed day care center should only continue to contribute to the well being of the neighborhood. rik -4- Findings and Decision Zoning and Subdivision Hearing Board Petition 60-99 January 5, 2000 SUMMARY OF FINDINGS,UNRESOLVED ISSUES,AND ALTERNATIVES The Zoning and Subdivision Hearing Board has developed or identified the following findings, • unresolved issues, and alternatives: A. Summary of Findings. Location, Design, and Operation Standard. The subject property may be 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 facility will be located in the lower level of the building which has an entrance from one of the two north parking lots. The daycare will be operated by six staff members, and will provide services for approximately 30 children from three months to twelve years of age. Hours of operation will be from 6:00 a.m. to 6:00 p.m. Monday through Friday. Although nonresidential land uses should be located at the edge of neighborhoods,Bethesda Church of God in Christ has become an institution within the neighborhood with significant positive impact. The proposed day care center should only continue to contribute to the well being of the neighborhood. The proposed day care facility at the subject property is consistent with the land uses permitted within the CF Community Facility 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 60-99. On a motion to recommend approval of Petition 60-99,subject to the following conditions,the vote was seven(7)yes and zero (0) no: 1. Substantial conformance to the Statement of Purpose, submitted by Gertrude r"* McClain, and dated December 6, 1999. -5- Findings and Decision Zoning and Subdivision Hearing Board Petition 60-99 January 5, 2000 F. Site Plan for Bethesda Church of God in Christ, (see enclosed) encompassing the Lower Level Floor Plan, dated February 26, 1992 and January 3, 1992, respectively. BACKGROUND An application has been filed by Bethesda Church of God in Christ,requesting a conditional use for a child day care facility in the CF Community Facility District. The subject property is located at 454 Hickory Place (reference Exhibits A,B, C and D). The applicant proposes to establish a child day care facility at the subject property. The proposed facility will be Iocated in the lower level of the building which has an entrance from one of the two north parking lots.The daycare will be operated by six staff members,and will provide services for • approximately 30 children from three months to twelve years of age. Hours of operation will be from 6:00 a.m. to 6:00 p.m. Monday through Friday(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 60-99 on December 15, 1999. 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 December 2, 1999. 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 B Residence District 1950 B Residence District • 1962 R-3 General Residence District R-5 General Residence District 1992 R-3 Two Family Residence District R-4 General Residence District Present CF Community Facility District { -2- ::P 1 t, /�� ® Higgins Rd Dundee Rd u u V WIY Z g YIU 90 CD vs \06. y os 9.6 I m . i i; 80� -.y. = ® SUBJECT PROPERTY OPERTY m PETITION 6p-99 0 e'9 T is -4111 1 C] 69' q �i� I Northwest Toliway o J .. v I Shoe Factory Rd t r 1 a6, as Congdon Ave o win4 Sr ,�D 4 t Summit St Golf Rd `o ihr,d Ave \W — j Bode Rd W Chicago St \Noo. Chi 6'/� �a �� Larkin Aye St �t`aumbu 9 Rd ( s a> 41111:! d 9 Part U.S. 20 Bypass d r t+ c shift City Blvd `� m T 0 1 4dce ` c'1 � 2 St Bowes Rd Q,a"� -°_ > Kenyon R.•V • o Q M t . 1 S` z 11 a.4. © t Ho PPS Rd x w Bartlett Rd o Middle St d.g d° o - - ---- - cooxcol -- - -- _-— - ouvace co. IS a • 4f I — c I `Sterns Rd • • I LOCATION MAP / EXHIBIT A DEVELOPMENT SERVICES elak CITY OF ELGIN _' *7 t E LII"l- ' _ 11__fl_ IL 1 ''r ILNO a • _ f _ NI 12a _ O •Ai 4 1 • �, T � I • AL- GOKA •2 I A�aoNA AV CF 1111�c = I- 2 o ; Fit SON 1v Fil I- [ I _ L � . _r - iI . -• ., Ri•R.SE i 0- • X Ij41_ u ■ ST MIT RC3 III [ : .IIIIiIL ST / 1 � AND ,.. airc.....G1 in RE 's [ I. AND WI :,. 4 PL X04 i C � VI, TI 116. / ( 1 I ST.1 prit.Al Y IA MI NI ØIA SUBJECT PROPERTY ■ bL.v t,„- PETITION 60-99 o * . .. __M___ !� _° I. .._ i: III .. • .1, u . ..:---ut...................., „..OM ,Iir Mr IM MD OP e. ..I RC1 ] i. i GU Z ril -. , __it_--- TM I- ' PHOI) D FRB-- �� ST f IP VIII C v....J .. 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ZONING MAP / EXHIBIT B 400 0 800 DEVELOPMENT SERVICES { 1 CITY OF ELGIN SCALE IN FEET (scale is approximate) LEGEND RESIDENCE DISTRICTS BUSINESS DISTRICTS INDUSTRIAL DISTRICTS ,� SFR1 SINGLE FAMILY RESIDENCE 1 RB RESIDENCE BUSINESS ORI OFFICE RESEARCH INDUSTRIAL SFR2 SINGLE FAMILY RESIDENCE 2 NB NEIGHBORHOOD BUSINESS GI GENERAL INDUSTRIAL TFR TWO FAMILY RESIDENCE AB AREA BUSINESS CI COMMERCIAL INDUSTRIAL eillib* MFR MULTIPLE FAMILY RESIDENCE CCt CENTER CITY 1 PORT PLANNED OFFICE RESEARCH PSFR1 PLANNED SINGLE FAMLY RESIDENCE 1 Cc2 CENTER CITY 2 INDUSTRIAL •.�• PSFR2 PLANNED SINGLE FAMLY RESIDENCE 2 PRB PLANNED RESIDENCE BUSINESS PG PLANNED GENERAL INDUSTRIAL PTFR PLANNED TWO FAMILY RESIDENCE PNB PLANNED NEIGHBORHOOD BUSINESS �j.r-rC; - PMFR PUWNED MULTIPLE FAMILY RESIDENCE PAB PLANNED AREA BUSINESS CONSERVATION DISTRICTS �2 d,: PCC PLANNED CENTER CITY RC1 RESIDENCE CONSERVATION 1 •,,, COMMUNITY FACILITY DISTRICTS RC2 RESIDENCE CONSERVATION 2 CF COMMUNITY FACILITY PRESERVATION DISTRICTS RC3 RESIDENCE CONSERVATION 3 PCF PLANNED COMMUNITY FACILITY HP HISTORIC PRESERVATION PRC PLANNED RESIDENCE FRP FOX RIVER PRESERVATION CONSERVATION j p. ^- h 3Gro Coo.2¢ S '`h X27 - 012 D o Nt 0 0 9 j , c-1 r o- /Co 5 N r - w � CO " 0 /3 . —s" '<- SUBJECT PROPERTY PETITION 60-99 141 2 4 _ _ _ _ Coo ., .. Coo • I 0 8 (NA cv �L o � Qtv`� ` SW �`� \i Q y 1 �do 7 / .T .tz /a . 6G 4Z Q2 ••• •• • _ .: 4132 1i360 iii i8'50 '54/ 4i5(, 158 /3, 4(4 470 1■ • --- FREMONT T -- —'—_S7 459 4‘` i 469 4; S 43? y Kra ( sr Y.. -4 82 5 co co I 82. 5- b/. 88 6/. 87 4/.zs ,•2. , ..- , 1 f ,flI r ; $ 0 , , .' 0 0 o f � - 4 I { I a � m 'd 3 7 _ ...i.L ______ I _ 1,p,----.-::::0::".i?„.:,,,:„.,..i,',',,. ::::::-:"..:1,-,,,i.:,,,,,,- m IM ji) I . . .o iNj o I - i `� , 'I o 0 I 0 . � 0 I I 1 Q o GS ISO &:/...7,5- 1 61- 141GZ .-i" :8 _ 825 c, g air. _ - _ Y{. m. ys�' , Cc) X62 7 vita Y512 M cry tr PARCEL MAP / EXHIBIT C 50 0 100 1 - I DEVELOPMENT SERVICES SCALE IS APPROXIMATE CITY OF ELGIN LEGEND i. , SUBDIVISION NAME REFERENCE 'A' INTERSTATE 0 SUBDIVISION BOUNDARY —�-- COUNTY \5`-`' SUBDIVISION BLOCK NO. 5 • O RIGHT OF WAY TOWNSHIP �!,f!r_'j)\,� SUBDMSION LOT NO a U.S. a WATER COURSE OR EDGE.- ...— CORPORATE LINTS--{—)-- ..'�5dt%j' PERMANENT PARCEL BLOCK NO 0 STATE Q LOT SECTION "'-'' PERMANENT PARCEL NO. 0000. Q PARCEL DETAIL PAGE INDIVIDUAL PARCEL Number 001 000.000 COUNTY ACREAGE 40.00 _ :• _,6 ors, : SU MIT St `/ t' ' a� i (. 1.r-•- ♦1... r .. t 3 7s �.-••4'[a'�°i0. �*. • ` yyy k• k' j' �' y �4'' Fra R EMONT'ST .r • , . + te" =t. ; r, oE. '� t s Ir .jet' . _ ci 'r-.. -•p-- , .. j ' '.:S ` rw. ` • y I ' • 't,arr �_ <1 - - - • ,±� ._ t Y `7 Air, HICKORY;PL .;/' � : ' _• # ,, 1.;...t. - ti yK, - .- a: ' tar 1 .f t , 'it♦ • HILL• q��V//��E , SUBJECT PROPERTY ' : ,i -- = 4- ., • :,:;,- -j- F . ti. i1. <, . ._. . _ - PETITION 60-99 '� kk ', .' /,},�.',..��...�. ..��..:-. � r. xr' F s.r ._t;, ft ', .r 1 1 ; ' 2...' ' ,4, L. - -1 ' t'� asr 4- y r r .t r j .. _ , i 'a •1 _ ,.,• 't".4--‘—'. ....4 . ... 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