Loading...
HomeMy WebLinkAboutG23-01 �.. Ordinance No. G23-01 AN ORDINANCE GRANTING A CONDITIONAL USE FOR A CHILD DAY CARE FACILITY (216 EAST HIGHLAND AVENUE) WHEREAS, written application has been made for a conditional use for a Child Day Care Facility within the CC2 Center City District at 216 East Highland 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 ell" hereof by reference as Exhibit A. Section 2 . That a conditional use for a Child Day Care Facility at 216 East Highland Avenue and legally described as follows : LOTS 2 AND 3 IN BLOCK 9 OF THE ORIGINAL TOWN OF ELGIN, IN KANE COUNTY, ILLINOIS MORE OR LESS, ALL IN KANE COUNTY, ILLINOIS (PROPERTY COMMONLY KNOWN AS 216 EAST HIGHLAND AVENUE) . be and is hereby granted subject to the following conditions : 1 . Substantial conformance to the Statement of Purpose, submitted by Mona Walker, dated October 30 , 2000 . 2 . Substantial conformance to the Interior Floor Plans prepared by Mona Walker, dated October 30 , 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. ;-01- � Ed Schock, Mayor Presented: April 11, 2001 Passed: April 11 , 2001 Omnibus Vote : Yeas 7 Nays 0 Recorded: April 12 , 2001 Attest : LV=6-7� Dolonna Mecum, City Clerk February 21,2001 FINDINGS OF FACT Zoning and Subdivision Hearing Board City of Elgin, Illinois SUBJECT Consideration of Petition 05-01 Requesting a Conditional Use for a Child Day Care Center in the CC2 Center City District; Property Located at 216 East Highland by Northern Illinois Conference of United Methodist Churches, as Owner and Applicant. GENERAL INFORMATION Requested Action: Conditional Use Approval Current Zoning: CC2 Center City District Intended Use: Child Day Care Facility Property Location: 216 East Highland Avenue Owner/Applicant: Northern Illinois Conference of United Methodist Churches Staff Coordinator: Todd Wyatt LIST OF EXHIBITS A. Location Map (see attached) B. Zoning Map (see attached) C. Parcel Map (see attached) D. Arial Photo (see attached) E. Statement of Purpose and Conformance, submitted by (see attached) Mona Walker, dated October 30, 2000. F. Interior Floor Plan (see attached) G. Draft Conditional Use Ordinance (see attached) Exhibit A Findings of Fact Community Development Group �.�._ Petition 05-01 February 21, 2001 BACKGROUND The Northern Illinois Conference of United Methodist Churches requests a conditional use to establish a child day care center inside their existing church. The subject property is located at 216 East Highland Avenue, Elgin, Illinois (reference Exhibits A, B, C, and D). The applicant proposes to renovate a portion of the interior of the existing church building to use as a preschool and daycare center for not more than 30 children, with ages ranging from 15 months through five years of age. Three rooms on the main floor and the basement area will be utilized. Hours of operation will be 6:00 a.m. to 6:00 p.m., Monday through Friday year round, except on major holidays (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 05-01 on February 7,2001. The applicant testified at the public hearing and presented documentary evidence in support of the application. No objectors appeared at the hearing. Written correspondence has been received. The Community Development group submitted a Conditional Use Review dated January 25, 2001. 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 1950 D Commercial 1960 D Commercial 1961 D Commercial 1962 B3 Service Business District 1992 B3 Service Business District Present CC2 Center City District B. Surrounding Land Use and Zoning Findings. The subject property is located on East Highland Avenue within the Center City. This area has developed with a mix of business, residential,and community facility uses.A church and its parking facility are located to the north across Division Street. A church and single family residence are located on the north- east corner of Center Street and Division Street.A funeral service is located to the east across Center Street. A church, its parking facility and a municipal parking facility are located to the south across Highland Avenue.A public park is located to the west,across the driveway. -2- Findings of Fact Community Development Group Petition 05-01 February 21, 2001 C. Trend of Development Findings.The central portion of the City has developed with a mix of business,residential and institutional uses. D. Zoning District Findings. The purpose of the CC2 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 CC2 Center City District features more restrictive site design regulations than the CC Center City District,but land use regulations in the CC2 Center City District are more permissive than the CC 1 Center City District. 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 26,136 square feet of lot area. The existing building covers the entire lot.No significant natural features exist. e''* 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 storm water 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. Findings. The subject property is suitable for the intended conditional use with respect to the traffic and parking standard. The subject property fronts Highland Avenue,a major arterial,Division Street,a local street, and Center Street, a major arterial. Properties located within the CC2 Center City District are not required to provide off street parking when there is a municipal off street parking facility within 800 feet. A municipal parking facility is located to the south, across Highland Avenue. -3- Findings of Fact Community Development Group Petition 05-01 February 21, 2001 The operation of a child day care facility creates a need for temporary parking for the care providers to escort their children into the church. Short term parking is available on both sides ofDivision Street and both sides of Highland Avenue.AIso,eight parking spaces along the driveway on the west side of the church are available for short term parking. 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 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 existing church is located within the traditional downtown area of Elgin,which offers a range of commercial and business uses to support the employees and residents of the downtown area. The design of the church is suitable for a child day care facility.The educational west wing, which consists of three rooms on the main floor,is being remodeled to meet state standards for a licensed child care facility. The basement will be utilized as playground space. The Department of Children and Family Services has granted a waiver of the outdoor play space requirement with the condition of notifying parents in writing upon enrollment of their children. 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. 1. Traffic and Parking. Properties located within the CC2 Center City District are not required to provide off street parking when there is a municipal off street parking facility within 800 feet. A municipal parking facility is located to the south, across Highland Avenue. The operation of a child day care facility creates a need for temporary parking for the care providers to escort their children into the church.Short term parking is available on both sides of Division Street and both sides of Highland Avenue. Also, eight parking spaces along the driveway on the west side of the church are available for short term parking. -4- Findings of Fact Community Development Group Petition 05-01 February 21, 2001 l 2. Location, Design, and Operation. The existing church is located within the traditional downtown area of Elgin,which offers a range of commercial and business uses to support the employees and residents of the downtown area. 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 design of the church is suitable for a child day care facility.The educational west wing consisting of three rooms on the main floor are being remodeled to meet state standards for a licensed child care facility. The basement will be utilized. as playground space. The Department of Children and Family Services has granted a waiver of the outdoor play space requirement with the condition ofnotifying parents in writing upon enrollment of their children. 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 Ah are no substantive alternatives. IV RECOMMENDATION The Zoning and Subdivision Hearing Board hereby recommends the approval of Petition 05-01. On a motion to recommend approval of Petition 05-01,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 Mona Walker, dated October, 30, 2000. 2. Substantial conformance to the Interior Floor Plan,prepared by Mona Walker,dated October 30, 2000. 3. Compliance with all other applicable codes and ordinances Therefore, the motion to recommend approval of Petition 05-01 was adopted. -5- Findings of Fact Community Development Group Petition 05-01 February 21, 2001 Respectfully Submitted, Ralph Tiberi, Chairman Zoning and Subdivision Hearing Board Todd Wyatt, S c Zoning and Subdivision Hearing Board i -6- . 63 Nigcins �C e Rd t 72 I °v i YIV a' SUBJECT PROPERTY a 72 ' PETITION 05-01 90t - 31 T ih, p�CayXl I C 2S r1 1 m I � Q ' qo m Norhwest TotTrv37 Shoe u I -dCIC(y `ZC S 1 .0 a Congdor• Ave Q. f c r � W�^g St ja 1 Sunrtit St o `7 Golf ;ao 58 a HiShl�c, Ave , 3oda Rd t Aye W Chicago St 1 Cnica9a S Rb lc n Sf t J'!! urrtu. l� I tdl t 19 a � n' m U.S. 20 Bypass f are a' C air, city Blvd a i `a4-4 31 oca � f � Bowes Ad y °_ > Kenyon R 59 n �a.IL` 25 1 Hoops Rd N oa[7e t fad x tear *`Riddle St = i QUPACF Cc. Rd O I I LOCATION MAP / EXHIBIT A DEVELOPMENT SERVICES CITY OF ELGIN Y ED 4�' - ST ST F – H RE LJ ! I ► 1�N0 C Lj � O ST YA PL ST. li LifN n C 4 bLY Y N a sv t a i°o � sC F I �►Oascx+ 1 ST CC 2 �' -r -- -t. - -- - U TH FRB ST LIL !t S PHO WA D - XT w R3 -Cf� :T. OfVl3 C- z ST a LJ9 P ® © i- E�`!E - �� T C 1! F t --J „�� i .w 3 vw_ ; L � F �C� ST.I �I ; o ,: L CF _ RC2 ST :v T. 411 C < 1 � v > SUBJECT PROPERTY N Sr 1 PETITION 05-01 1f K v � , r, ZONING MAP / EXHIBIT B 400 0 800 DEVELOPMENT SERVICES CITY OF ELGIN SCALE IN FEET (scale is approximate) LEGEND - RESIDENCE DISTRICTS RIISINESS 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 MFR MULTIPLE FAMILY RESIDENCE CCt CENTER CITY 1 PORI PLANNED OFFICE RESEARCH PSFRt PLANNED SINGLE FAMILY RESIDENCE 1 Cc2 CENTER CITY 2 INDUSTRIAL PSFR2 PLANNED SINGLE FAMILY RESIDENCE 2 PR8 PLANNED RESIDENCE BUSINESS PGA PLANNED GENERAL INDUSTRIAL PTFR PLANNED TWO FAMILY RESIDENCE PNB PLANNED NEIGHBORHOOD BUSINESS tAF" PMFR PLANNED MULTIPLE FAMILY RESIDENCE PAB PLANNED AREA BUSINESS �nNSERVATION DISTRICTS PCC PLANNED CENTER CITY RCt 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 15� 33 � 3 L7� 3i3 24 5 V 1 I Dexter Ave. m 9 I i m X4.5 7- 9- 60 60 r;z L4 N cn 1 0 99 - M . -oo Ul �9 p =3 l� - oo7 UO3 N CJv Co 60 M COLD Division St . ---- ` o(o��o _004 0 �Of O o Q 4"i M " - rl� -0/0 CO(D 9 _dZ-9 \9 SUBJECT PROPERTY Highland Ave. PETITION 05-01 52 c/) Q l 0 $ O N O ( O O m i o 9 -zit O ! - 0 p� ` V -00 1 PARCEL MAP / EXHIBIT C 50 0 100 DEVELOPMENT SERVICES SCALE IS APPROXIMATE CITY OF ELGIN LEGEND SUBDMSION NAME REFERENCE 'A' INTERSTATE Vr SUBOMSION BOUNDARY COUNTY SUBDMSION BLOCK NO. 5 U.S. �7 RIGHT OF WAY TOWNSHIP ---- [[[. SUBDMSION LOT NO. . V WATERCOURSE OR EDGE/'. /. CORPORATE LIMITS—(}- PERMANENT PARCEL BLOCK NO.O STATE O LOT SECTION --- PERMANENT PARCEL NO. 00-00-000.000 COUNTY Q PARCEL _---_- DETAIL PAGE ----- INDIVIDUAL PARCEL Number -001 ACREAGE 10.00 � � YY E"C ._ .BOO WON ' f 5j, SUBJECT PROPERTY PETITION 05-01 r lw IMF ...i--:'�'•,y' .:,•'" � � i ' .// y _ � „� - :. rn�1 f2�..f�,;,.Z.,-.�:�,o:<,a� -4;•-af"r "�,,,��.t _,-.�.a �, :.. - 's '"'Kf? Z # X .s n�r ,e szs a•x i z�. a h TMY°Le,Y € r a t� rf OIL f IA i .• 1 i `_'j ^ 200 -__ ___ 0 —_---' 200 Feet AERIAL PHOTO / EXHIBIT D