G16-06 Ordinance No. G16-06
AN ORDINANCE
GRANTING A CONDITIONAL USE FOR A
CHILD DAY CARE CENTER
(2496 Bushwood Drive)
WHEREAS, written application has been made for a conditional use for a child day care
center in the PAB Planned Area Business District at 2496 Bushwood Drive; 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 child day care center in the PAB Planned Area
Business District and legally described as follows:
Lots 29-31 inclusive, the north 11.00 feet (as measured at right angles thereto) of
Lot 32 in the Final Plat of Subdivision of The Grove, being a Resubdivision in the
Southeast Quarter of Section 19, and in the Northeast Quarter of Section 30, all in
Township 42 North, Range 8 East of the Third Principal Meridian, according to the
Plat thereof recorded September 23,2004 as Document 2004K125816,in the City of
Elgin,Kane County,Illinois(Property Commonly Known as 2496 Bushwood Drive).
be and is hereby granted subject to the following conditions:
1. Substantial conformance with the Statement of Purpose and Conformance submitted
by Steve Slaw on behalf of Chris and Sheryl Nelson, undated.
2. Substantial conformance to the Development Plan, inclusive of the following plan
sheets:
a. Dimensional Site Plan, prepared by Cowhey Gudmundson Leder, Ltd, dated
February 1, 2006.
b. Site Geometry,prepared by Cowhey Gudmundson Leder, Ltd, dated January 13,
2006.
c. Photometric Plan,prepared by D. Mirow, dated January 17, 2006.
d. Sign Elevation Drawing, prepared by Landmark Sign Group, dated February 3,
2006.
e. Exterior Building Elevations, prepared by American Landmark Architecture
Associates, Inc., dated January 30, 2006.
f. Building Floor Plan, prepared by American Landmark Architecture Associates,
Inc., dated January 30, 2006.
3. 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 this ordinance shall be in full force and effect immediately after its passage
in the manner provided by law.
Ed Schock, Mayor
Presented: March 22, 2006
Passed: March 22, 2006
Omnibus Vote: Yeas: 7 Nays: 0
Recorded: March 23, 2006
Published:
fir►. Attest:
Dolonna Mecum, City Clerk
February 15, 2006
FINDINGS OF FACT
Zoning and Subdivision Hearing Board City of Elgin, Illinois
SUBJECT
Consideration of Petition 10-06 Requesting a Conditional Use in the PAB Planned Area Business
District, to Permit the Establishment of a Child Day Care Center(Pre-School);Property Located at
2496 Bushwood Drive, by Bushwood School LLC, as Applicant, and Grove at Randall LLC, as
Owner.
GENERAL INFORMATION
Requested Action: Conditional Use Approval
Current Zoning: PAB Planned Area Business District
Existing Use: Vacant Lot
Proposed Use: Child Daycare Services
Property Location: 2496 Bushwood Drive
Applicant: Bushwood School, LLC
Owner: Grove at Randall, LLC
Staff Coordinator: Tom Armstrong, Principal 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
Findings of Fact Zoning and Subdivision Hearing Board
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Petition 10-06 February 15, 2006
G. Statement of Purpose and Conformance (see attached)
H. Development Plan (see attached)
I. Standards for Conditional Use (see attached)
BACKGROUND
An application has been filed by Bushwood School LLC, requesting a conditional use in the PAB
Planned Area Business District, to permit the establishment of a child day care center(pre-school).
The property is located at 2496 Bushwood Drive (reference Exhibits A, B, C, D, E and F).
The applicant is proposing to establish a pre-school in The Grove Subdivision. The proposed 8,000
square foot,pre-school(Goddard School)will serve approximately 135 students and create 25 jobs.
The Grove Subdivision is developing with retail and commercial service uses intended to meet the
daily convenience needs of the employment base in the neighboring business parks,nearby residents,
and commuters using I-90 and Randall Roads (reference Exhibits G, H and I).
.6' GENERAL FINDINGS
After due notice,as required by law,the Zoning and Subdivision Hearing Board conducted a public
hearing in consideration of Petition 16-06 on February 15,2006. The applicant testified at the public
hearing and presented documentary evidence in support of the application. No objectors spoke at the
public hearing. The Community Development Group submitted a Conditional Use Review dated
February 6, 2006.
The Zoning and Subdivision Hearing Board has made the following findings:
A. Site Characteristics.
The subject property is an irregularly shaped parcel containing one acre of land. The
property is a vacant lot in a developing commercial subdivision. There are no unique or
significant natural features on the property.
B. Sewer and Water.
The subject property can be served with municipal water and sanitary sewer facilities, and
with storm water control facilities which have all been designed and constructed to serve The
Grove Subdivision.
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Findings of Fact Zoning and Subdivision Hearing Board
Petition 10-06 February 15, 2006
C. Traffic and Parking.
The subject property has frontage on Bushwood Drive and Vantage Drive. Bushwood Drive
and Vantage Drive are local streets serving The Grove Subdivision. The proposed
development includes points of access on to both local streets. The proposed development
includes an accessory off street parking lot featuring 33 parking stalls. The applicant has
provided a parking study to document the adequacy of the proposed number of parking
spaces.
D. Zoning History.
The subject property and surrounding properties were annexed and zoned M-2 District in
1991. The larger territory was rezoned to PORI Planned Office Research Industrial District
in 1998, in preparation of the development of Northwest Corporate Park. A portion of the
Northwest Corporate Park was rezoned to PAB Planned Area Business District in 2004, in
anticipation of the development of The Grove Subdivision.
E. Surrounding Land Use and Zoning.
The subject property is located within The Grove Subdivision,which is zoned PAB Planned
Area Business District. Existing and contemplated uses of surrounding properties in The
Grove Subdivision include a hotel,restaurants,entertainment,and commercial service uses.
The area located to the west of the subject property is zoned PORI Planned Area Business
District (Northwest Corporate Park). The business park is developing with office, light
manufacturing, warehouse, distribution, and other similar uses. The Grove Subdivision is
intended, in part,to meet the day-to-day convenience needs for the major employment base
in the adjoining business parks.
F. Trend of Development.
The subject property is located within an area developing with commercial service, retail,
light industrial, office, warehouse and distribution uses.
G. Zoning District.
The purpose of the PAB Planned Area Business District is to provide commodities and
services to several neighborhoods, and in some instances to a communitywide or regional
supporting population,subject to the provisions of chapter 19.60 of the zoning ordinance. A
PAB zoning district is most similar to,but departs from the standard requirements of the AB
zoning district.
In general, the purpose and intent of the provision for planned developments is to
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Findings of Fact Zoning and Subdivision Hearing Board
Petition 10-06 February 15, 2006
accommodate unique development situations. For planned development districts, the
planned development should demonstrate the following characteristics:
1. An opportunity to realize a development of demonstrated need with respect to the
types of environment available to the public that would not be possible under the
strict application of the other chapters of this title.
2. A creative approach to the use of land and related improvements resulting in better
design and construction of aesthetic amenities.
3. The preservation of significant natural features including topography,watercourses,
wetlands, and vegetation.
The applicant proposes to develop the subject property in substantial conformance with a set
of specific design guidelines which are applicable in this PAB District. These regulations
will ensure high quality architecture, building materials, landscaping, and site design
representative of"life style"retail centers.
H. Comprehensive Plan.
The subject property is designated as "Office, Research and Light Manufacturing,"on the
land use plan map found in the Elgin Comprehensive Plan and Design Guidelines (2005).
I. Natural Preservation.
There are no unique or significant natural features on the subject property,which might be
worthy of preservation.
J. Internal Land Use.
The proposed pre-school building and grounds must be developed and operated in
accordance with all applicable codes and ordinances. These codes and ordinances are
intended to protect the health, safety and welfare of all employees,clients and visitors of the
facility.
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. Findings.
The applicant is proposing to establish a pre-school in The Grove Subdivision. The proposed
8,000 square foot,pre-school(Goddard School)will serve approximately 135 students and
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Findings of Fact Zoning and Subdivision Hearing Board
Petition 10-06 February 15, 2006
create 25 jobs. The proposed use complements other uses locating within The Grove
Subdivision and will help to meet the daily convenience needs of the employment base in the
neighboring business parks,nearby residents,and commuters using I-90 and Randall Roads.
Furthermore, the applicant proposes to develop the subject property in substantial
conformance with a set of specific design guidelines which are applicable in this PAB
District. These regulations will ensure high quality architecture, building materials,
landscaping, and site design representative of"life style"retail centers.
B. Summary of Unresolved Issues.
There are no unresolved issues associated with the proposed pre-school facility.
C. Summary of Alternatives.
Other than an approval, a denial,or an approval with some combination of conditions,there
are no substantive alternatives.
RECOMMENDATION
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On a motion to recommend approval, subject to the following conditions,the vote was five(5)yes
and zero (0) no:
1. Substantial conformance with the Statement of Purpose and Conformance submitted
by Steve Slaw on behalf of Chris and Sheryl Nelson, undated.
2. Substantial conformance to the Development Plan, inclusive of the following plan sheets:
a. Dimensional Site Plan,prepared by Cowhey Gudmundson Leder,Ltd,dated February 1,
2006.
b. Site Geometry,prepared by Cowhey Gudmundson Leder, Ltd, dated January 13, 2006.
c. Photometric Plan, prepared by D. Mirow, dated January 17, 2006.
d. Sign Elevation Drawing,prepared by Landmark Sign Group, dated February 3, 2006.
e. Exterior Building Elevations,prepared by American Landmark Architecture Associates,
Inc., dated January 30, 2006.
f. Building Floor Plan, prepared by American Landmark Architecture Associates, Inc.,
dated January 30, 2006.
3. Compliance with all applicable codes and ordinances.
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Findings of Fact Zoning and Subdivision Hearing Board
Petition 10-06 February 15, 2006
Respectfully Submitted,
s/ Robert Langlois
Robert Langlois, Chairman
Zoning and Subdivision Hearing Board
s/ Tom Armstrong
Tom Armstrong, Secretary
Zoning and Subdivision Hearing Board
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