G61-05 Ordinance No. G61-05
AN ORDINANCE
GRANTING A CONDITIONAL USE FOR AN EMERGENCY SHELTER
(500 Church Road)
WHEREAS,written application has been made for a conditional use for an emergency shelter
in the CF Community Facility District at 500 Church Road; 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
dated May 18,2005 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 an emergency shelter in the CF Community Facility
District and legally described as follows:
Part of the Southwest quarter of Section 34,Township 42 North,Range 8 East of the
Third Principal Meridian,described as follows: Commencing at the Southeast corner
of the West half the Northwest quarter of said section 34 for the place of beginning;
thence South 0 degrees 38 minutes West, 63.05 feet; thence South 88 degrees 34
minutes East, 328.85 Feet; thence South 1.0 degrees 01 minute West, 216.45 feet;
thence North 88 degrees 34 minutes West, 690.35 feet; thence North 1 degree 26
minutes East, 268.15 feet to the North line of the Southwest quarter of said section
34;thence South 89 degrees 52 minutes East along said North line,393.02 feet to the
place of beginning,containing 4.00 acres in the City of Elgin,Kane County,Illinois.
be and is hereby granted subject to the following conditions:
1. Substantial conformance with the Statement of Purpose and Conformance,prepared
by Pat Yauch, dated May 5, 2005.
2. Substantial conformance with the Landscape Planting Plan, View of Entrance, and
Floor Plan and East Elevation,prepared by Burnidge Cassell and Associates, dated
May 9, 2005, subject to revisions required by the Community Development Group.
3. Obtain easement for maintaining and sharing the existing Messiah Lutheran Church
parking lot.
4. Compliance with all other codes and ordinances.
rik 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: July 13, 2005
Passed: July 13, 2005
Vote: Yeas: 6 Nays: 1
Recorded: July 14, 2005
Published:
Attest:
Dolonna Mecum, City Clerk
eiwk
May 18, 2005
FINDINGS OF FACT
Zoning and Subdivision Hearing Board City of Elgin, Illinois
SUBJECT
Consideration of Petition 28-05 Requesting a Conditional Use in the CF Community Facility
District,to Permit the Construction of an Emergency Shelter;Property Located at 500 Church Road,
by Public Action to Deliver Shelter(PADS)of Elgin, as Applicant, and Messiah Lutheran Church,
ELCA, as Owner.
GENERAL INFORMATION
Requested Action: Conditional Use Approval
Current Zoning: CF Community Facility District
Existing Use: Open Space
Property Location: 500 Church Road
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Applicant: Public Action to Deliver Shelter(PADS) of Elgin
Owner: Messiah Lutheran Church, ELCA
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)
G. Statement of Purpose and Conformance (see attached)
EXHIBIT A
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Findings of Fact Zoning and Subdivision Hearing Board
Petition 28-05 May 18, 2005
H. Site Plan (see attached)
BACKGROUND
An application has been filed by PADS of Elgin requesting a Conditional Use in the CF Community
Facility District, to permit the construction of an emergency shelter. The property is located at 500
Church Road (see Exhibits A, B, C, D, and E).
The applicant proposes to construct the Douglas L. Hoeft Resource Center(Hoeft Center),a 12,000
square foot facility. The Hoeft Center will provide permanent, year-round, overnight emergency
shelter and will also offer programs that assist with temporary and permanent housing,food,clothing
and employment. The Center will contain dormitory style sleeping rooms for men, women, and
children,showers,clothing lockers,laundry facilities,a kitchen,administrative offices,and meeting
rooms. During the daytime hours,Wayside Cross Ministries will provide services that include light
meals/refreshments, counseling, bible studies and group sessions.
Conditional use approval must be granted prior to the establishment of the emergency shelter at the
subject property(see Exhibits F, G and H).
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FINDINGS
After due notice,as required by law,the Zoning and Subdivision Hearing Board conducted a public
hearing in consideration of Petition 28-05 on May 18, 2005. The applicant testified at the public
hearing and presented documentary evidence in support of the application. Objectors were present
and provided testimony. Staff submitted a Conditional Use Review, dated May 10, 2005.
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: Out of City
1950: Out of City
1960: Out of City
1962: Out of City
1992: R2 Single Family Residential District
Present: CF Community Facility District
B. Surrounding Land Use and Zoning Findings. The subject property is part of a larger
parcel that is located on Church Road and Tollgate Road. The western portion of the site is
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Findings of Fact Zoning and Subdivision Hearing Board
rib* Petition 28-05 May 18, 2005
open space and is the proposed location for the Hoeft Center.The remainder of the property
is developed with the Messiah Lutheran Church, a parking lot and garage.
The subject property borders the Village of West Dundee to the north,a GI General Industrial
District to the west and a CF Community Facility District to the south. Specifically, a
multifamily housing development, commercial land uses and another church border the
subject property. Rt. 31 is east of the subject property and is lined with PAB Planned Area
Business and AB Area Business Districts. Businesses,offices,hotels and restaurants are the
primary land uses along this roadway. Single family land uses are located to the north and
northwest of the subject property in unincorporated Dundee Township.
C. Trend of Development Findings. The subject property is located at the northern border of
the City's corporate limits. This area has developed with a mix of single and multi-family
residential,hotel,restaurant,institutional,office and retail uses. Warehousing and industrial
uses are also located in this area.
D. Zoning District Findings: The purpose of the CF Community Facility District is to provide
for the development and protection of various community facilities with both standard and
planned land use and site design regulations. In general, community facilities provide
governmental,recreational,educational,health,social,religious,and transportation services
to the community on a for-profit or on a not-for-profit basis. The District recognizes a major
land use category and pattern of development that exists within the City, and provides
standards for the location and requirements for site design of community facilities.
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 1.25 acres and is part of a 4 acre parcel. This parcel is irregularly
shaped and is relatively flat. The parcel is partially developed with a church,parking lot,and
garage. The remainder of the parcel is open space.
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.
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Findings of Fact Zoning and Subdivision Hearing Board
Petition 28-05 May 18, 2005
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.
The parking lot for Messiah Lutheran Church contains approximately 70 parking spaces.
Included in PADS' offer to purchase the property from Messiah Lutheran Church is an
agreement to create an easement for maintaining and sharing the existing parking lot.
PADS and Wayside Cross Ministries will require 8-9 spaces during normal daytime hours.
Occasionally,a seminar,training program or workshop including guests,staff and other from
the community may be held. These events will be coordinated so they do not conflict with
messiah Lutheran Church's events.
Transportation of clients to and from the shelter will be performed by various means
including social service agency vans, cabs, Pace bus fixed route service, and pedestrian
movement.PADS will arrange the return transport of individuals who are not allowed entry
to the emergency shelter.
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 purpose of the CF Community Facility District is to provide for the development and
protection of various community facilities with both standard and planned land use and site
design regulations. In general, community facilities provide governmental, recreational,
educational,health, social,religious, and transportation services to the community on a for-
profit or on a not-for-profit basis.
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. The proposed use will be located adjacent to a church, creating a
"campus" setting. PADS will provide dormitory style sleeping accommodations for 55-60
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Findings of Fact Zoning and Subdivision Hearing Board
Petition 28-05 May 18, 2005
guests per night from 7 pm. to 7 am. daily. Lavatory, shower and laundry facilities will be
available for guests as well as meeting rooms for individual medical and counseling sessions.
Wayside Cross Ministries will rent offices and meeting areas during the day from 8 am.to 5
pm. Wayside's services include serving light meals/refreshments,counseling,bible studies
and group sessions.
Single and multifamily land uses are located nearby the subject property. Transportation,
loitering and security issues and concerns are to be addressed prior to building occupancy and
on a continuous basis to avoid negative impact on the proposed programs and the
surrounding neighborhoods.
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 CF Community Facility
District. Approval of the proposed Hoeft Center as a conditional use will allow
PADS to provide a permanent facility to provide year-round, overnight emergency
shelter and the Wayside Center to provide counseling services in the daytime.
2. Location,Design, and Operation. An emergency shelter is classified as a conditional
use in the CF Community Facility District. The intent of the conditional use process
is to ensure the protection of public health, safety and welfare. PADS will provide
dormitory style sleeping accommodations for 55-60 guests per night from 7 pm.to 7
am. daily. Lavatory,shower and laundry facilities will be available for guests as well
as meeting rooms for individual medical and counseling sessions.
Wayside Cross Ministries will rent offices and meeting areas during the day from 8
am. to 5 pm. Wayside's services include serving light meals/refreshments,
counseling, bible studies and group sessions.
B. Summary of Unresolved Issues.
There are no unresolved issues.
rik
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Findings of Fact Zoning and Subdivision Hearing Board
�.. Petition 28-05 May 18, 2005
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 recommends the approval of Petition 28-05. 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 Pat
Yauch, dated May 5, 2005.
2. Substantial conformance with the Landscape Planting Plan, View of Entrance, and Floor
Plan and East Elevation,prepared by Burnidge Cassell and Associates, dated May 9, 2005,
subject to revisions required by the Community Development Group.
3. Obtain easement for maintaining and sharing the existing Messiah Lutheran Church parking
lot.
4. Compliance with all other codes and ordinances.
Therefore, the motion to recommend approval of Petition 28-05 was adopted.
Respectfully submitted:
Daniel Weiler, Chairman Pro Tern
Zoning and Subdivision Hearing Board
Lauren Pruss, Secretary
Zoning and Subdivision Hearing Board
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