G10-00 •
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.
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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
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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.
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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.
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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
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