G29-11 • Ordinance No. G29-11
AN ORDINANCE
GRANTING A CONDITIONAL USE TO PERMIT THE EXPANSION OF AN ADULT DAY
CARE FACILITY AND SOCIAL SERVICE AGENCY IN THE CC CENTER CITY
DISTRICT
(105 South Grove Avenue and 205 Fulton Street, Suite A)
WHEREAS,written application has been made for a conditional use to permit an expansion
of an adult day care facility and social service agency in the CC Center City District at 105 South
Grove Avenue and 205 Fulton Street, Suite A; 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 July 6,2011,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 permit an expansion of an adult day care facility and
social service agency in the CC 1 Center City District at 105 South Grove Avenue and 205 Fulton
Street, Suite A; and legally described as follows:
Lots 7, 8,and 19 in Block 13 of J.T. Gifford's Plat of the Original Town of Elgin,on
the East Side of the Fox River, Excepting Therefrom That Part of Said Lots 8 and 19
Described as Follows: Commencing at the Point of Intersection of the West Line of
Spring Street with the South Line of Fulton Street; Thence Running Easterly on the
Southerly Line of Fulton Street to a Point in the Southerly Line of Fulton Street
Which is 36 Feet Distant Westerly from the Northeast Corner of Said Lot 8; Thence
Running Southerly on Line Parallel with the Easterly Line of Said Lot 8 for a
Distance of 44.86 Feet; Thence Running Westerly on a Line Parallel with the South
Line of Fulton Street for a Distance of 11.9 Feet;Thence Northerly on a Line Parallel
With the Easterly Line of said Lot 8 for a Distance of .86 Feet; Thence Running
Westerly on a line Parallel with said South Line of Fulton Street to the Easterly Line
of Spring Street;Thence Running Northerly Along the Easterly Line of Spring Street
to the Point of Beginning, in Kane County III inois.(Property Commonly Known as
105-115 South Grove Avenue).
is
• be and is hereby granted subject to the following conditions:
1. Substantial conformance to the Petitioner's Application and Statement of Purpose
and Conformance, submitted by Senior Services Association Inc., dated received
June 3, 2011 and revised June 17, 2011.
2. Substantial conformance to the Petitioner's I" Floor"As Built" Plan, submitted by
Senior Services Association Inc., and drawn by HCR Inc. dated received June 3,
2011.
3. Substantial conformance to the Petitioner's Plat of Survey, submitted by Senior
Services Association Inc., dated received June 3, 2011.
4. The conditional use will be restricted to the 7,700 square foot space within the
building located at 105 South Grove and 205 Fulton Street Suite A that Senior
Services Association,Inc. will expand into to conduct their operations and activities.
5. Compliance with all applicable codes and ordinances.
Section '). 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.
Zr G01-M
David J. Kapt , Ma r
Presented: August 10, 2011
Passed: August 10, 2011
Omnibus Vote: Yeas: 7 Nays: 0
Recorded: August 10, 2011
Published: August 12, 2011 uRes`t""kr�s
X
Attest: • t r.
Kimberly Dewis, City Clerk
•
•
PETITION 14-11
105 South Grove Avenue & 205 Fulton Street, Suite A
FINDINGS OF FACT
Attachment A July 6, 2011
. FINDINGS OF FACT
Zoning and Subdivision Hearing Board City of Elgin,Illinois
SUBJECT
Consideration of Petition 14-11 Requesting a Conditional Use in the CC Center City District, to
Permit the Expansion of an Adult Day Care Facility and Social Service Agency; Property
Located at 105 South Grove Avenue and 205 Fulton Street, Suite A, by Senior Services
Association, Inc., as Applicant, and 105 Grove LLC, as Owner.
GENERAL INFORMATION
Requested Action: Conditional Use Approval
Current Zoning: CC Center City District
Existing Use: Social Service Agency
Property Location: 105 South Grove Avenue and 205 Fulton Street, Suite A
• Applicant: Senior Services Association Inc.
Owner: 105 Grove LLC.
Staff Coordinator: Dave Waden, 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 Photo (see attached)
F. Site Photos (see attached)
G. Application, Statement of Purpose and Floor Plan (see attached)
H. Draft Conditional Use Ordinance (see attached)
Findings of Fact Zoning and Subdivision Hearing Board
Petition 14-11 July 6, 2011
BACKGROUND
An application has been filed by Senior Services Association Inc., requesting a conditional use to
permit the expansion of an adult day care and social service agency in the CC1 Center City
District. The subject property is located at 105 South Grove Avenue and 205 Fulton Street, Suite
A (reference Exhibits A, B, C, D, E and F).
The applicant operates a senior resource center at the subject property. The applicant is
requesting to expand its current operation which is located at 101 and 105 South Grove Avenue
into an adjoining space within the building located at 205 Fulton Street, Suite A. Senior Services
Association, Inc. has served Kane County seniors for 37 years, and provides a full service senior
resource center. The Elgin office was the first to be established in Kane County and to date is
the most successful. The current space limits them to accommodating 82 seniors for activities or
events. Frequently they have over 150 seniors wanting to attend events, and have the capacity to
offer only one activity/event at a time. The proposed 7,700 square foot expansion will allow
more than one activity or event at a time, and increase the capacity to the anticipated need of
over 300 seniors (reference Exhibits G, H).
Adult daycare and individual and family social services facilities are conditional uses in the CC1
Center City Business District, and require a public hearing and City Council approval.
GENERAL FINDINGS
After due notice, as required by law, the Zoning an d Subdivision Hearing Board conducted a
public hearing in consideration of Petition 14-11 on July 6, 2011. Testimony was presented at
the public hearing in support of the application. No objectors were present. The Community
Development Group submitted a Conditional Use Review dated July 6, 2011.
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
conditional use 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 with respect
to the length of time the property has remained undeveloped or unused in its current
zoning district.
1927: E Commercial District
1950: E Commercial District
1960: E Commercial District
• 1962: B2 Central Business District
1992: B2 Central Business District
2
Findings of Fact Zoning and Subdivision Hearing Board
Petition 14-11 July 6, 2011
• Present: CC 1 Center City District
The subject property was originally classified as E Commercial District in 1927. The
property was rezoned to B2 Central Business District, in 1962 and 1992 respectively. As
part of comprehensive amendments to the zoning ordinance, the property was rezoned to
CC I, Center City District.
The applicant received approval on March 22, 2000 for the adult day care facility.
B. Surrounding Land Use and Zoning Standard. The suitability of the subject property
for the intended conditional use with respect to consistency and compatibility with
surrounding land use and zoning.
Findings. The subject property may be suitable for the intended conditional use with
respect to consistency and compatibility with surrounding land use and zoning.
The area to the north was the original Swans department store later acquired by Sears
Roebuck & Company. The property was redeveloped in 1982 by Elgin Community
College as a reuse of existing buildings into a mix of educational, offices and day care
facility. The property is currently being redeveloped for an artists' live-work residential
development with some retail along the street level.
• The area to the west is developed as a municipal surface parking lot
The area to the south is developed with retail stores and a restaurant/entertainment
complex.
The area to the east is developed as a municipal parking deck.
C. Trend of Development Standard. The suitability of the subject property for the intended
conditional use 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 with respect to
the trend of development standard.
The subject property is located near the edge of Elgin's central .business district, which
provides convenience goods, services and employment to the surrounding residential
neighborhoods. This area consists mostly of commercial, office, residential and
restaurants.
D. Zoning District Standard. The suitability of the subject property for the intended
conditional use with respect to the length of time the property has remained undeveloped
. or unused in its current zoning district.
3
Findings of Fact Zoning and Subdivision Hearing Board
Petition 14-11 July 6, 2011
• Findings. The subject property is suitable for the intended conditional use with respect
to the length of time the property has remained undeveloped or unused in its current
zoning district.
The purpose of the CC 1 Center City District is to provide 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.
The proposed conditional use will meet the purpose and intent of the CC1 Central
Business District. Permitting the expansion of an adult day care facility and social
service agency will enhance the current services provided and will allow them to serve
the growing needs of Elgin and Kane County seniors.
STANDARDS FOR CONDITIONAL USES
The Zoning and Subdivision Hearing Board has made the following findings concerning the
standards for conditional uses:
. A. Site Characteristics Standard. The suitability of the subject property for the intended
-f 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 proposed space within the adjoining property contains approximately 7,700 square
feet of lot area. The property is improved with a two-story commercial building that
covers the entire lot. There are no natural features located on the site.
B. 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.
•
4
i
I
Findings of Fact Zoning and Subdivision Hearing Board
Petition 14-11 July 6, 2011
•
C. 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 subject property is located on South Grove Avenue and Fulton Street. South Grove
Avenue is a ,collector street serving the Center City District. Fulton Street is a local
street. Land uses located within the CC1 Center City District are not required to provide
off street parking, since there is a municipal parking deck within 800 feet of the property.
Most seniors arrive by car and utilize the Fulton Street parking deck, which is adjacent to
the proposed expansion at 205 Fulton Street.
Off street parking is provided in conformance with the Off Street Parking Ordinance.
D. Comprehensive Plan Standard. The suitability of the subject property for the intended
conditional use with respect to conformance to the goals, objectives, and policies of the
official comprehensive plan.
• Findings. The subject property is suitable for the intended conditional use with respect
to the Comprehensive Plan Standard.
The subject property is designated as "Community Mixed Use" by the City's
Comprehensive Plan and Design Guidelines dated 2005. Community Mixed-Use
Centers provide focus, identity, and convenient goods and services, as well as some
employment, for a number of surrounding neighborhoods in a larger trade area.
The subject property fits the '`Community Mixed Use" Comprehensive Plan designations.
E. 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.
• The facility will continue to operate in the same manner; however, the proposed
expansion of this use into the adjacent building will allow Senior Services to expand their
5
Findings of Fact Zoning and Subdivision Hearing Board
Petition 14-11 July 6, 2011
• service capacity for other programs. The proposed expansion is consistent with the
surrounding land uses as well as the purpose and intent of the CCl Center City District.
F. Historic Preservation Standard. Where applicable, the conditional use shall make
possible an efficient contemporary use of, or a compatible improvement to a designated
landmark or property located in a designated historic district while preserving those
portions and features of the property which are significant to its historic, architectural,
and cultural values to an historic preservation plan.
Findings. The subject property is suitable for the intended conditional use with respect to
the Historic Preservation standard.
The subject property is not within a historic district.
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.
Positive Attributes: The proposed conditional use will meet the purpose and intent of the
P P p iP
CCl Center City District. Senior Services Association Inc. has served Kane County
seniors for 37 years and they provide a full service senior resource center. The Elgin
office was the first to be established in Kane County and to date is the most successful.
The current space limits them to accommodating 82 seniors for activities or events.
Frequently they have over 150 seniors wanting to attend events, and have the capacity to
offer only one activity/event at a time. The proposed 7,700 square foot expansion will
allow more than one activity or event at a time, and increase the capacity to the
anticipated need of over 300 seniors. Permitting the expansion of an adult day care
facility and social service agency will enhance the current services provided and will
allow them to serve the growing needs of Elgin and Kane County seniors.
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.
•
6
Findings of Fact Zoning and Subdivision Hearing Board
Petition 14-11 July 6, 2011
• DECISION
The Zoning and Subdivision Hearing Board recommends the approval of Petition 14-11. On a
motion to recommend approval of the conditional use, subject to the following conditions, the
vote was five (5) yes and zero (0) no:
1. Substantial conformance to the Petitioner's Application and Statement of Purpose and
Conformance, submitted by Senior Services Association Inc. dated received June 3,
2011, and revised June 17, 2011.
2. Substantial conformance to the Petitioner's ls`Floor"As Built" Plan, submitted by Senior
Services Association Inc. and drawn by HCR Inc. dated received June 3, 2011.
3. Substantial conformance to the Petitioner's Plat of Survey, submitted by Senior Services
Association Inc. dated received June 3, 2011.
4. The conditional use will be restricted to the 7,700 square foot space within the building
occupied by Senior Services Association, Inc. located at 105 South Grove and 205 Fulton
Street, Suite A
5. Compliance with all applicable codes and ordinances.
• Therefore, the motion to recommend approval of Petition 14-11 was adopted.
s/ Robert Langlois
Robert Langlois, Chairman
Zoning and Subdivision Hearing Board
s/ Denise Momodu
Denise Momodu, Secretary
Zoning and Subdivision Hearing Board
•
7
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Subject Property
Petition 14-11
Zoning Classification
0 Residence Conservation 1 /
0 Residence Conservation 2
Residence Conservation 3
0 Planned Residence Conservation
0 Single Family Residence 1
Single Family Residence 2
Planned Single Family Residence 2
Two Family Residence
0 Multiple Family Residence C
Planned Multiple Family Residence r
Residence Business
0 Planned Residential Business
0 Neighborhood Business
Planned Neighborhood Business
® Area Business
® Planned Area Business
Center City 1
Center City 2 F
® Planned Center City
MW Office Research Industrial
0 Planned Office Research Industrial
® General Industrial
® Planned General Industrial �
® Commercial Industrial
Planned Community Facility ��
Community Facility Y
rM Fox River Preservation
® Planned Center City 2
0 Planned Single Family Residence 1 ,
Planned Two Family Residence
BIT B `Zoning Map
N
Department of Community Development 200 0 200 400 Feet
July 27,2011
Fulton
Subject Property
Petition 14-11
L 105-115 S. Grove Ave.
0613309002
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Department of Community Development 40 40 Feet
July 27,2011
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Petition 14-11
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Department of Community Development 90 0 90 180 Feet
July 27,2011
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