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HomeMy WebLinkAboutG73-06 Ordinance No. G73-06 AN ORDINANCE GRANTING A CONDITIONAL USE FOR A PERSONNEL SUPPLY SERVICE (57 Douglas Avenue) WHEREAS,written application has been made for a conditional use for a personnel supply service in the CC1 Center City District at 57 Douglas; 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. Section 2. That a conditional use for a personnel supply service in the CC1 Center City District at 57 Douglas Avenue and legally described as follows: That part of the North 110.00 feet of Lot 5 in Block 17 of the original Town of Elgin, on the East side of Fox River,lying West of the West right of way of the Chicago and Northwestern Railway Company, in the City of Elgin, Kane County, Illinois (Property commonly known as 57 Douglas Avenue). be and is hereby granted subject to the following conditions: 1. Substantial conformance with the Statement of Purpose and Conformance,prepared by Rose Quezada, dated July 13, 2006 2. Substantial conformance with the Floor Plan submitted by Rose Quezada, dated August 11, 2006. 3. RMQ Staffing Service shall not provide transportation services to employment sites. 4. Compliance with all other 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. tek f 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: October 11, 2006 Passed: October 11, 2006 Omnibus Vote: Yeas: 7 Nays: 0 Recorded: October 12, 2006 Published: Attest: Dolonna Mecum, City Clerk ,,,, September 6, 2006 FINDINGS OF FACT Zoning and Subdivision Hearing Board City of Elgin, Illinois SUBJECT Consideration of Petition 79-06 Requesting a Conditional Use in the CC 1 Center City District, to Permit a Personnel Supply Service; Property Located at 57 Douglas Avenue, by RMQ Staffing Services, as Applicant, and Bruce Corn, as Owner. BACKGROUND Requested Action: Conditional Use Approval Current Zoning: CC! Center City District Existing Use: Vacant Proposed Use: Personnel Supply Service Property Location: 57 Douglas Avenue Applicant: RMQ Staffing Services Owner: Bruce Corn Staff Coordinator: Janice Ward, Senior Planner LIST OF EXHIBITS A. Location Map (see attached) B. Zoning Map (see attached) C. Parcel Map (see attached) D. Aerial Photo (see attached) E. Environmental Map (see attached) F. Site Photos (see attached) EXHIBIT _LI_ ti Findings of Fact Zoning and Subdivision Hearing Board Petition 79-06 September 6, 2006 G. Statement of Purpose and Conformance (see attached) H. Development Plan (see attached) I. Draft Conditional Use Ordinance (see attached) J. Standards for Conditional Use (see attached) BACKGROUND An application has been filed by RMQ Staffing Services requesting a Conditional Use in the CC 1 Center City District to permit a personnel supply service. The property is located at 57 Douglas Avenue (reference Exhibits A, B, C, D, E and F). The applicant proposes to establish a personnel supply service that assists clients who are seeking long term and permanent employment. Job placement assistance for light industrial, clerical and management positions will be provided. The personnel supply service will occupy approximately 559 square feet of an existing building. Conditional use approval must be granted prior to the establishment of a personnel supply service at the subject property (reference Exhibits G,H,I,and J). GENERAL FINDINGS After due notice,as required by law,the Zoning and Subdivision Hearing Board conducted a public hearing in consideration of Petition 79-06 on September 6, 2006. The applicant testified at the public hearing and presented documentary evidence in support of the application. No objectors were present. The Community Development Group submitted a Conditional Use Review dated August 25, 2006. The Zoning and Subdivision Hearing Board has made the following general findings. A. Zoning History Standard. The suitability of the subject property for the intended zoning district with respect to the length of time the property has remained undeveloped or unused in its current zoning district. Findings. The subject property is suitable for the intended conditional use for a 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 as follows for the years listed: -2 - Findings of Fact Zoning and Subdivision Hearing Board Petition 79-06 September 6, 2006 1927: E Commercial District 1950: E Commercial District 1960: E Commercial District 1962: B-3 Service Business District 1992: B-4 General Service District Present: CC1 Center City District B. Surrounding Land Use and Zoning Standard. The suitability of the subject property for the intended zoning district with respect to consistency and compatibility with surrounding land use and zoning. Findings. The subject property is suitable for the intended conditional use for a planned development with respect to consistency and compatibility with surrounding land use and zoning. The subject property is located on Douglas Avenue between Division Street and Highland Avenue. The area to the north, south and east of the subject property is zoned CC1 and is developed with businesses and a parking facility. The City of Elgin Municipal building and parking lot,zoned CF Community Facility District,are located west of the subject property. rik C. Trend of Development. The suitability of the subject property for the proposed planned development with respect to its consistency with an existing pattern of development or an identifiable trend of development in the area. Findings: The subject property is suitable for the intended conditional use for a proposed planned development with respect to the trend of development standard. The central portion of the City has developed with a mix of business, residential, and institutional uses. The subject property is located within the traditional downtown, which continues on its course of revitalization. D. Zoning District Standard. The suitability of the subject property for the intended zoning 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 conditional use for a planned development with respect to conformance to the provision for the purpose and intent,and the location and size of a zoning district. 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 sub-area of the city with a common urban fabric. The CC1 zoning district provides for a concentration of finance, service, retail, civic, office, and cultural uses in addition to complementary uses such as hotels,entertainment and housing. The development standards are intended to encourage a - 3 - �,. Findings of Fact Zoning and Subdivision Hearing Board Petition 79-06 September 6, 2006 mix of activity in the area while providing for quality development that maintains a sense of history, human scale and pedestrian-oriented character. The proposed use of the subject property provides an office use and is in substantial conformance with the purpose and intent of the CC 1 Center City District. The site substantially conforms to the site design requirements of the CC1 Center City District. E. Site Characteristics Standard. The suitability of the subject property for the intended zoning district with respect to its size, shape, significant natural features (including topography,watercourse and vegetation), and existing improvements. Findings. The subject property is suitable for the intended conditional use for a planned development with respect to the site characteristics standard. The subject property is a 3-story brick building which contains approximately 4,887 square feet of floor area. RMQ Staffing Services proposes to occupy approximately 559 square feet of floor area on the first floor of the building (see Exhibit G). F. Sewer and Water Standard. The suitability of the subject property for the intended zoning district 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 for a planned development with respect to the sewer and water standard. The subject property is served with municipal water,sanitary sewer,and storm water control facilities. G. Traffic and Parking Standard. The suitability of the subject property for the intended zoning district 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 for a planned development with respect to the traffic and parking standard. Properties located within the CC 1 Center City District are not required to provide off street parking. The subject property is located on Douglas Avenue,across the street from the City of Elgin parking lot. RMQ Staffing Services clients will utilize the public parking facility for short-term parking needs. H. Comprehensive Plan Standard. The suitability of the subject property for the intended zoning district with respect to conformance to the goals, objectives, and policies of the -4 - Findings of Fact Zoning and Subdivision Hearing Board Petition 79-06 September 6, 2006 official comprehensive plan. Findings. The subject property is suitable for the intended conditional use for a planned development with respect to the Comprehensive Plan Standard. The subject property is designated as "Employment: Office, Research, Industrial" by the City of Elgin's Comprehensive Plan and Design Guidelines dated 2005. The proposed planned development is in conformance with this Comprehensive Plan designation. 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 intend of the zoning ordinance. Personnel Supply Services are classified as conditional uses in the CC1 Center City District. The intent of the conditional use process is to ensure the protection of public health, safety and welfare. RMQ Staffing Services interviews and recruits candidates for part-time and full e* time employment positions. RMQ does not transport employees to jobs or allow clients who are awaiting placement to remain at their office. 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. Positive Attributes. The subject property is located in the CC1 Center City District. The CC1 zoning district provides for a concentration of finance,service,retail,civic, office, and cultural uses in addition to complementary uses such as hotels, entertainment and housing. The proposed use will establish a personnel supply service that assists clients who are seeking long term and permanent employment. Job placement assistance for light industrial,clerical and management positions will be provided. The personnel supply service will occupy approximately 559 square feet of currently unoccupied space in an existing building. 2. Location, Design, and Operation. 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. Personnel Supply Services - 5 - Findings of Fact Zoning and Subdivision Hearing Board Petition 79-06 September 6, 2006 are classified as a conditional use in the CC 1 Center City District. The intent of the conditional use process is to ensure the protection of public health,safety and welfare. The proposed service conforms to the purpose and intent of this regulation. The proposed personnel supply service is to be located in an area of the city that is developed with a mix of commercial, office, municipal and cultural uses. 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. DECISION On a motion to recommend approval, subject to the following conditions,the vote was four(4)yes and two (2) no: 1. Substantial conformance with the Statement of Purpose and Conformance,prepared by Rose Quezada, dated July 13, 2006 2. Substantial conformance with the Floor Plan submitted by Rose Quezada,dated August 11, 2006. 3. RMQ Staffing Service shall not provide transportation services to employment sites. 4. Compliance with all other codes and ordinances. Therefore, the motion to recommend approval was adopted. Respectfully Submitted, Daniel Weiler, Chairman Pro-Tem Zoning and Subdivision Hearing Board r - 6 - Findings of Fact Zoning and Subdivision Hearing Board Petition 79-06 September 6, 2006 Lauren Pruss, Secretary Zoning and Subdivision Hearing Board - 7 -