G73-06 Ordinance No. G73-06
AN ORDINANCE
GRANTING A CONDITIONAL USE FOR A
PERSONNEL SUPPLY SERVICE
(57 Douglas Avenue)
WHEREAS,written application has been made for a conditional use for a personnel supply
service in the CC1 Center City District at 57 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.
Section 2. That a conditional use for a personnel supply service in the CC1 Center City
District at 57 Douglas Avenue and legally described as follows:
That part of the North 110.00 feet of Lot 5 in Block 17 of the original Town of Elgin,
on the East side of Fox River,lying West of the West right of way of the Chicago and
Northwestern Railway Company, in the City of Elgin, Kane County, Illinois
(Property commonly known as 57 Douglas Avenue).
be and is hereby granted subject to the following conditions:
1. Substantial conformance with the Statement of Purpose and Conformance,prepared
by Rose Quezada, dated July 13, 2006
2. Substantial conformance with the Floor Plan submitted by Rose Quezada, dated
August 11, 2006.
3. RMQ Staffing Service 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.
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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 11, 2006
Passed: October 11, 2006
Omnibus Vote: Yeas: 7 Nays: 0
Recorded: October 12, 2006
Published:
Attest:
Dolonna Mecum, City Clerk
,,,, September 6, 2006
FINDINGS OF FACT
Zoning and Subdivision Hearing Board City of Elgin, Illinois
SUBJECT
Consideration of Petition 79-06 Requesting a Conditional Use in the CC 1 Center City District, to
Permit a Personnel Supply Service; Property Located at 57 Douglas Avenue, by RMQ Staffing
Services, as Applicant, and Bruce Corn, as Owner.
BACKGROUND
Requested Action: Conditional Use Approval
Current Zoning: CC! Center City District
Existing Use: Vacant
Proposed Use: Personnel Supply Service
Property Location: 57 Douglas Avenue
Applicant: RMQ Staffing Services
Owner: Bruce Corn
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)
EXHIBIT
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Findings of Fact Zoning and Subdivision Hearing Board
Petition 79-06 September 6, 2006
G. Statement of Purpose and Conformance (see attached)
H. Development Plan (see attached)
I. Draft Conditional Use Ordinance (see attached)
J. Standards for Conditional Use (see attached)
BACKGROUND
An application has been filed by RMQ Staffing Services requesting a Conditional Use in the CC 1
Center City District to permit a personnel supply service. The property is located at 57 Douglas
Avenue (reference Exhibits A, B, C, D, E and F).
The applicant proposes to establish a personnel supply service that assists clients who are seeking
long term and permanent employment. Job placement assistance for light industrial, clerical and
management positions will be provided. The personnel supply service will occupy approximately
559 square feet of an existing building. Conditional use approval must be granted prior to the
establishment of a personnel supply service at the subject property (reference Exhibits G,H,I,and
J).
GENERAL FINDINGS
After due notice,as required by law,the Zoning and Subdivision Hearing Board conducted a public
hearing in consideration of Petition 79-06 on September 6, 2006. The applicant testified at the
public hearing and presented documentary evidence in support of the application. No objectors were
present. The Community Development Group submitted a Conditional Use Review dated August
25, 2006.
The Zoning and Subdivision Hearing Board has made the following general findings.
A. Zoning History Standard. The suitability of the subject property for the intended zoning
district with respect to the length of time the property has remained undeveloped or unused
in its current zoning district.
Findings. The subject property is suitable for the intended conditional use for a planned
development with respect to the length of time the property has remained undeveloped or
unused in its current zoning district.
The subject property was zoned as follows for the years listed:
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Findings of Fact Zoning and Subdivision Hearing Board
Petition 79-06 September 6, 2006
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 Standard. The suitability of the subject property for
the intended zoning district with respect to consistency and compatibility with surrounding
land use and zoning.
Findings. The subject property is suitable for the intended conditional use for a planned
development with respect to consistency and compatibility with surrounding land use and
zoning.
The subject property is located on Douglas Avenue between Division Street and Highland
Avenue. 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.
rik C. Trend of Development. The suitability of the subject property for the proposed planned
development with respect to its consistency with an existing pattern of development or an
identifiable trend of development in the area.
Findings: The subject property is suitable for the intended conditional use for a proposed
planned development with respect to the trend of development standard.
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 Standard. The suitability of the subject property for the intended zoning
district with respect to conformance to the provisions for the purpose and intent, and the
location and size of a zoning district.
Findings. The subject property is suitable for the intended conditional use for a planned
development with respect to conformance to the provision for the purpose and intent,and the
location and size of a zoning district.
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
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�,. Findings of Fact Zoning and Subdivision Hearing Board
Petition 79-06 September 6, 2006
mix of activity in the area while providing for quality development that maintains a sense of
history, human scale and pedestrian-oriented character.
The proposed use of the subject property provides an office use and is in substantial
conformance with the purpose and intent of the CC 1 Center City District. The site
substantially conforms to the site design requirements of the CC1 Center City District.
E. Site Characteristics Standard. The suitability of the subject property for the intended
zoning district with respect to its size, shape, significant natural features (including
topography,watercourse and vegetation), and existing improvements.
Findings. The subject property is suitable for the intended conditional use for a planned
development with respect to the site characteristics standard.
The subject property is a 3-story brick building which contains approximately 4,887 square
feet of floor area. RMQ Staffing Services proposes to occupy approximately 559 square feet
of floor area on the first floor of the building (see Exhibit G).
F. Sewer and Water Standard. The suitability of the subject property for the intended zoning
district 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 for a planned
development with respect to the sewer and water standard.
The subject property is served with municipal water,sanitary sewer,and storm water control
facilities.
G. Traffic and Parking Standard. The suitability of the subject property for the intended
zoning district 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 for a planned
development with respect to the traffic and parking standard.
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. RMQ Staffing Services clients will utilize the public parking facility
for short-term parking needs.
H. Comprehensive Plan Standard. The suitability of the subject property for the intended
zoning district with respect to conformance to the goals, objectives, and policies of the
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Findings of Fact Zoning and Subdivision Hearing Board
Petition 79-06 September 6, 2006
official comprehensive plan.
Findings. The subject property is suitable for the intended conditional use for a planned
development with respect to the Comprehensive Plan Standard.
The subject property is designated as "Employment: Office, Research, Industrial" by the
City of Elgin's Comprehensive Plan and Design Guidelines dated 2005. The proposed
planned development is in conformance with this Comprehensive Plan designation.
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 intend of the zoning
ordinance.
Personnel Supply Services are classified as conditional uses in the CC1 Center City District.
The intent of the conditional use process is to ensure the protection of public health, safety
and welfare. RMQ Staffing Services interviews and recruits candidates for part-time and full
e* time employment positions. RMQ 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.
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 proposed use will establish a personnel supply
service that assists clients who are seeking long term and permanent employment.
Job placement assistance for light industrial,clerical and management positions will
be provided. The personnel supply service will occupy approximately 559 square
feet of currently unoccupied space in an existing building.
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 Services
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Findings of Fact Zoning and Subdivision Hearing Board
Petition 79-06 September 6, 2006
are 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. The
proposed personnel supply service is to be located in an area of the city that is
developed with a mix of commercial, office, municipal and cultural uses.
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.
DECISION
On a motion to recommend approval, subject to the following conditions,the vote was four(4)yes
and two (2) no:
1. Substantial conformance with the Statement of Purpose and Conformance,prepared by Rose
Quezada, dated July 13, 2006
2. Substantial conformance with the Floor Plan submitted by Rose Quezada,dated August 11,
2006.
3. RMQ Staffing Service shall not provide transportation services to employment sites.
4. Compliance with all other codes and ordinances.
Therefore, the motion to recommend approval was adopted.
Respectfully Submitted,
Daniel Weiler, Chairman Pro-Tem
Zoning and Subdivision Hearing Board
r
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Findings of Fact Zoning and Subdivision Hearing Board
Petition 79-06 September 6, 2006
Lauren Pruss, Secretary
Zoning and Subdivision Hearing Board
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