G86-04 Ordinance No. G86-04
AN ORDINANCE
GRANTING A CONDITIONAL USE FOR A
PERSONNEL SUPPLY SERVICE
(111 Douglas Avenue)
WHEREAS,written application has been made for a conditional use for a personnel supply
service in the CC1 Center City District at 111 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.
r Section 2. That a conditional use for a personnel supply service in the CC 1 Center City
District at 111 Douglas Avenue and legally described as follows:
THE NORTH 30 FEET OF THE WEST OF 50 FEET OF LOT 1 IN
BLOCK 2 OF SOUTH NEWTON DEXTER'S ADDITION TO ELGIN, IN THE
CITY OF ELGIN, KANE COUNTY, ILLINOIS (PROPERTY COMMONLY
KNOWN AS 111 DOUGLAS AVENUE).
be and is hereby granted subject to the following conditions:
1. Substantial conformance with the Statement of Purpose and Conformance,prepared by Russ
Wallace, dated August 12, 2004.
2. Substantial conformance with the Floor Plan, prepared by Russ Wallace, dated August 13,
2004.
3. QPS 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.
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 13, 2004
Passed: October 13, 2004
Vote: Yeas: 6 Nays: 0
Recorded: October 14, 2004
Published:
Attest:
ii341- 1,""cr
Dolonna Mecum, City Clerk
rik
September 1, 2004
FINDINGS OF FACT
Zoning and Subdivision Hearing Board City of Elgin, Illinois
SUBJECT
Consideration of Petition 62-04 Requesting Conditional Use Approval for a Personnel Supply
Service in the CC1 Center City District; Property Located at 111 Douglas Avenue; by QPS
Companies, Inc., as Applicant, and Richard Dwyer and Bryant Liggett, as Owners.
GENERAL INFORMATION
Requested Action: Conditional Use Approval
Current Zoning: CC 1 Center City District
Existing Use: Vacant
Property Location: 111 Douglas Avenue
Applicant: QPS Companies, Inc.
Owner: Richard Dwyer and Bryant Liggett
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. Site Photos (see attached)
F. Statement of Purpose and Conformance (see attached)
G. Site and Development Plans (see attached)
Exhibit A
Findings of Fact Zoning and Subdivision Hearing Board
to,., Petition 62-04 September 1, 2004
H. Related Correspondence (see attached)
BACKGROUND
An application has been filed by QPS Companies requesting conditional use approval for a Personnel
Supply Service, in the CC1 Center City District. The subject property is located at 111 Douglas
Avenue(see Exhibits A, B, C, D, and E).
The applicant proposes to establish a personnel supply service that assists clients who are seeking
both temporary and permanent employment. The proposed QPS office will be utilized to screen,
interview and recruit candidates. Job placement assistance for technical,clerical,professional and
light industrial work will be provided. Clients are paid on a weekly basis and may pick up their
check from the office, if necessary. QPS will not transport employees to jobs or have employees
waiting in the office. Conditional use approval must be granted prior to the establishment of the
personnel supply service at the subject property(see Exhibits F, G and H).
FINDINGS
After due notice,as required by law,the Zoning and Subdivision Hearing Board conducted a public
hearing in consideration of Petition 62-04 on September 1, 2004. The applicant testified at the
public hearing and presented documentary evidence in support of the application. Staff submitted a
Conditional Use Review, dated August 23, 2004.
The Zoning and Subdivision Hearing Board has made the following general findings:
A. Zoning History Findings. The subject property was zoned as follows for the years listed:
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 Findings. The subject property is located on Douglas
Avenue between Dexter Avenue and Division Street. 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.
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Findings of Fact Zoning and Subdivision Hearing Board
0"•• Petition 62-04 September 1, 2004
C. Trend of Development Findings. 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 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 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 mix of activity in the area while providing for quality
development that maintains a sense of history, human scale and pedestrian-oriented
character.
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.
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The subject property is a 2-story brick building which contains 3,000 sq. feet of floor area.
QPS Companies,Inc.proposes to occupy the 2"d floor of the building,utilizing 1,500 sq.feet
of floor area(see Exhibit G).
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.
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Findings of Fact Zoning and Subdivision Hearing Board
Petition 62-04 September 1, 2004
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. QPS Companies,Inc. clients will utilize the public parking facility for
short-term parking needs.
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.
Personnel Supply Service is 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.
QPS Companies, Inc. interviews and recruits candidates for part-time and full time
employment positions. QPS 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.
Approval of the proposed Personnel Supply Service as a conditional use will allow
QPS Companies,Inc.to relocate from its current location at 245 Fulton Street which
will soon be demolished. QPS has been operating in Elgin for the last four years and
is a member of the Elgin Chamber of Commerce. The Company has provided
services to many local businesses,including U.S.Can,Giant Bike and Dynacast,and
will continue to provide employment opportunities to the Elgin community.
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Findings of Fact Zoning and Subdivision Hearing Board
Petition 62-04 September 1, 2004
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 Service is classified as a conditional use in the CC1 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. QPS Companies,Inc.interviews and recruits candidates for
part-time and full time employment positions. QPS does not transport employees to
jobs or allow clients who are awaiting placement to remain at their office.
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
elk are no substantive alternatives.
RECOMMENDATION
The Zoning and Subdivision Hearing Board recommends the approval of Petition 62-04. On a
motion to recommend approval of the conditional use, subject to the following conditions,the vote
was six (6) yes and zero (0)no:
1. Substantial conformance with the Statement of Purpose and Conformance,prepared by Russ
Wallace, dated August 12, 2004.
2. Substantial conformance with the Floor Plan,prepared by Russ Wallace, dated August 13,
2004.
3. QPS shall not provide transportation services to employment sites.
4. Compliance with all other codes and ordinances.
Therefore, the motion to recommend approval of Petition 62-04 was adopted.
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Findings of Fact Zoning and Subdivision Hearing Board
,,. Petition 62-04 September 1, 2004
Respectfully submitted:
Daniel Weiler, Chairman Pro Tem
Zoning and Subdivision Hearing Board
Lauren Pruss, Secretary
Zoning and Subdivision Hearing Board
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