G81-02 f
Ordinance No. G81-02
AN ORDINANCE
GRANTING A CONDITIONAL USE TO ALLOW THE ESTABLISHMENT OF
AN INDIVIDUAL AND FAMILY SOCIAL SERVICE CENTER WITH AN
IN-PATIENT FACILITY
(1845 GRANDSTAND PLACE)
WHEREAS, written application has been made for a conditional
use to allow the establishment of an in-patient facility in
conjunction with an individual and family social service center in
the AB Area Business District at 1845 Grandstand 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 :
'Pk 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 to allow the establishment
of an individual and family social service center with an in-
patient facility in the AB Area Business District at
1845 Grandstand Place and legally described as follows :
LOTS 5 AND 6 OF LARKIN-WEST PROFESSIONAL PARK, INC. ,
IN THE CITY OF ELGIN, KANE COUNTY, ILLINOIS (PROPERTY
COMMONLY KNOWN AS 1845 GRANDSTAND PLACE) .
be and is hereby granted subject to the following conditions :
1 . Substantial conformance to the Statement of
Purpose and Conformance prepared by Karen Beyer, and
dated October 7 , 2002 , including, but not limited to,
security measures such as the addition of lighting, a new
fence, and staff on duty 24 hours per day.
2 . Substantial conformance to the Preliminary
Plan, prepared by Christus Design Group, and dated
April 26, 2002 .
., 3 . Substantial conformance to the Ecker Center
( Site Plan, dated October 7, 2002 .
4 . Substantial compliance with the petitioners
Statement of Purpose and Conformance, and with Floor Plan
prepared by Kirk and Partners, Inc . , dated July 2 , 1993 .
5 . Compliance with all 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 Ordinance G58-93 , entitled An Ordinance
Granting a Conditional Use for a Individual and Family Social
Service Agency at 1845 Grandstand Place, passed November 17, 1993 ,
be and is hereby repealed.
Section 5 . That this ordinance shall be in full force and
effect immediately after its passage in the manner provided by law.
lool'e
Ed Schock, Mayor
Presented: November 20 , 2002
Adopted: November 20, 2002
Omnibus Vote : Yeas : 7 Nays : 0
Attest :
Dolonna Mecum, City Clerk
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October 16, 2002
FINDINGS OF FACT
Zoning and Subdivision Hearing Board City of Elgin,Illinois
SUBJECT
Consideration of Petition 46-02 Requesting an Amendment to Ordinance G58-93 to Allow the
Establishment of an In-Patient Facility in Conjunction with an Individual and Family Social
Service Center in the AB Area Business District; Property Located at 1845 Grandstand Place by
Ecker Center for Mental Health, as Applicant and Owner.
GENERAL INFORMATION
Requested Action: Conditional Use Approval
Current Zoning: AB Area Business District
Intended Use: Inpatient Facility in conjunction with an Individual
and Family Social Service Center
Property Location: 1835 Grandstand Place
Applicant and Owner: Ecker Center for Mental Health
Staff Coordinator: Todd Wyatt, Associate 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. Site Photos (see attached)
F. Statement of Purpose and Conformance (see attached)
G. Draft Conditional Use Ordinance (see attached)
Exhibit A
Findings of Fact Zoning and Subdivision Hearing Board
Petition 46-02 October 16, 2002
BACKGROUND
An application has been filed by Ecker Center for Mental Health, requesting an amendment to a
previously approved conditional use to allow the establishment of an in-patient facility in
conjunction with an individual and family social service center. The subject property is located at
1845 Grandstand Place (reference Exhibits A,B, C, D, and E).
The applicant is proposing to renovate a portion of the third floor of the existing building in
order to establish a short term in-patient residential facility. The applicant is proposing 6 patient
rooms with a total of 11 beds. The anticipated stay of each patient is between 2 and 3 weeks. A
conditional use for the existing facility was approved in 1993 per ordinance G58-93. The
original conditional use did not contemplate an in-patient residential facility. Therefore, the
original conditional use must be amended to allow for the establishment of the in-patient facility
(reference Exhibits F and G).
The applicant also proposes to construct a new fence around a portion of the property and to
improve the existing lighting on the property.
FINDINGS
After due notice, as required by law, the Zoning and Subdivision Hearing Board held a public
hearing in consideration of Petition 46-02 on October 16, 2002. The applicant testified at the
public hearing and presented documentary evidence in support of the petition. No objectors to
the petition were present. The Community Development Group has submitted a Conditional Use
Review dated October 1, 2002.
The Zoning and Subdivision Hearing Board has made the following findings:
A. Zoning History Findings. The subject property was zoned as follows for the years listed:
1927 Out of City
1950 Out of City
1960 Out of City
1962 B3 Service Business District
1992 B3 Service Business District
Present AB Area Business District
The subject property was annexed in 1962 and zoned B3 Service Business District.
B. Surrounding Land Use and Zoning Findings. The properties to the north of the subject
property are zoned RC 1 Residence Conservation and are developed with single family
residences.
The properties to the south and east of the subject property are zoned AB Area Business
and are developed with commercial uses.
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Findings of Fact Zoning and Subdivision Hearing Board
Petition 46-02 October 16, 2002
The property to the west of the subject property is zoned AB Area Business District and
is undeveloped.
C. Trend of Development Findings. The subject property is located within a developed
commercial subdivision.
D. Zoning District Findings. The purpose of the AB Area Business District is to provide
commodities and services to several neighborhoods, and in some instances to a
community wide or regional supporting population. AB zoning districts are limited by
the applicable site design regulations to an intermediate scale of development relative to
NB Neighborhood Business Districts and the CC1 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 features
including topography,watercourses, 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 an irregularly shaped parcel containing approximately 95,000
square feet of lot area. The property is improved with a 3 story commercial building and
an accessory parking lot.
There is an existing hedgerow extending along the perimeter of the northern parking lot.
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 availability 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.
rk The subject property is located at the terminus of the Grandstand Place cul-de-sac.
Grandstand Place is a local street which serves the commercial uses in the subdivision.
The property is currently served by a bus route which makes stops several times a day at
the subject property.
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Findings of Fact Zoning and Subdivision Hearing Board
Petition 46-02 October 16,2002
Parking will be provided in conformance with the requirements of the zoning ordinance.
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.
No evidence has been submitted or found that the proposed conditional use will be
located, designed, or operated in a manner that will exercise undue detrimental influence
on itself or surrounding property.
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 Ecker Center's existing residential crisis center located at
695 South State Street will be closing in 2003 and consolidated with their main
facilities on Grandstand Place. The re-establishment of a residential crisis center
in Elgin will provide a beneficial service to the community. Conditions regarding
the function of the residential care facility will be imposed in order to ensure that
the program is properly managed. Additionally, the applicant is proposing to
improve the site by adding a new fence and new lighting.
2. Location, Design, and Operation Standard. No evidence has been submitted or
found that the proposed conditional use will be located, designed, or operated in a
manner that will exercise undue detrimental influence on itself or surrounding
property.
B. Summary of Unresolved Issues.
There are no unresolved issues.
C. Summary of Alternatives.
Other than approval, denial, or an approval with some combination of conditions, there
are no substantive alternatives.
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Findings of Fact Zoning and Subdivision Hearing Board
Petition 46-02 October 16, 2002
RECOMMENDATION
The Zoning and Subdivision Hearing Board recommends the approval of Petition 46-02. On a
motion to recommend approval of the conditional use, subject to the following conditions, the
vote was six (6) yes and zero (o)no:
1. Substantial conformance to the Statement of Purpose and Conformance prepared
by Karen Beyer, and dated October 7, 2002.
2. Substantial conformance to the Preliminary Plan, prepared by Christus Design
Group, and dated April 26, 2002.
3. Substantial Conformance to the Ecker Center Site Plan, dated October 7, 2002.
4. Compliance with all applicable codes and ordinances.
Therefore, the motion to recommend the approval of Petition 46-02 was adopted.
Respectfully Submitted,
deR rt Langlois, hairman Pro Tern
Zoning and Subdivision Hearing Board
Lauren Kieck, Secr-tary
Zoning and Subdivision Hearing Board
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