G25-12 Ordinance No. G25-12
• AN ORDINANCE
GRANTING A CONDITIONAL USE FOR A VETERINARY SERVICE FACILITY FOR
HOUSEHOLD PETS IN THE CC2 CENTER CITY DISTRICT
(251 Center Street)
WHEREAS, written application has been made requesting conditional use approval for a
Veterinary Service Facility for Household Pets in the CC2 Center City District; and
WHEREAS, the Planning & Zoning Commission 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 Planning & Zoning Commission.
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 March 5, 2012 made by the Planning & Zoning Commission, 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 the establishment of a veterinary service
facility for household pets in the CC2 Center City District at 251 Center Street and legally
described as follows:
The south 44 feet of lot 40 of Phineas J. Kimball's Jr. second addition to
Elgin, in the city of Elgin, Kane County, Illinois. (Property Commonly
Known As 251 Center Street).
be and is hereby granted subject to the following conditions:
1. Substantial conformance with the Statement of Purpose and Conformance,
prepared by Fur keeps Animal Rescue, dated received January 13, 2012. In the event of
any conflict between such Statement of Purpose and Conformance and this ordinance or
other applicable city ordinances, this ordinance or other applicable city ordinances shall
supersede and control.
2. Substantial conformance to the following exhibits submitted by Fur Keeps
Animal Rescue, dated received Janurary13, 2012.
a. Plat of Survey dated September 20, 2011
b. Main level floor plan
C. Second level floor plan
• d. Sign-building elevation drawing
e. Consent and Disclosure
f. Legal description
In the event of any conflict between such exhibits and other applicable city
ordinances, such other applicable city ordinances shall supersede and control.
3. All graphics must meet the requirements of Chapter 19.50 Street Graphics
of the Elgin Municipal Code.
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.
avid J.-KaWn, Mieyor
Presented: April 25, 2012
Passed: April 25, 2012 a �„
• Omnibus Vote: Yeas: 5 Nays: 0
Recorded: April 25, 2012 �885�Hi111�
Published: April 27, 2012
Attest:
Kimberly Dewis, City Clerk
is
�• March 5, 2012
FINDINGS OF FACT
Planning & Zoning Commission. City of Elgin,Illinois
SUBJECT
Consideration'of Petition 06-12 Requesting Conditional Use Approval in the CC2 Center City
District, to Permit the Establishment of a Veterinary Service Facility for Household Pets,
Property Located at 251 Center Street, by Fur Keeps Animal Rescue, as Applicant, and Debra
Rykoff, as Owner.
GENERAL INFORMATION
Requested Action: Conditional Use Approval
Current Zoning: CC2 Center City District
Existing Use: Vacant Residential Building
Property Location: 251 Center Street
• Applicant: Fur Keeps Animal Rescue
Owner: Debra Rvkoff
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. Statement of Purpose and Conformance (see attached)
Exhibit A
Findings of Fact Planning& Zoning Commission
• Petition 06-12 March 5, 2012
H. Draft Conditional Use Ordinance (see attached)
BACKGROUND
An application has been filed by Fur Keeps Animal Rescue, requesting a conditional use to
permit the establishment of a veterinary service facility for household pets in the CC2 Center
City District. The subject property is located at 251 Center Street (reference Exhibits A, B, C, D,
and E).
The applicant is proposing to operate a veterinary service facility for household pets at the
subject property. The services provided would be low cost spaying and neutering, microchip and
vaccinations. The proposed hours of operation for the business are Monday through Friday 8:00
a.m. until 6:00 p.m., Saturday from 8:00 a.m. until noon. No animals will be kept overnight.
Between one and three employees will be needed to staff the facility. (reference Exhibits F, G,
and H).
Conditional use approval must be granted prior to the establishment of the veterinary service
facility for household pets, and requires a public hearing and City Council approval.
• GENERAL FINDINGS
t
After due notice, as required by law, the Planning & Zoning Commission conducted a public
hearing in consideration of Petition 06-12 on March 5, 2012. Testimony was presented at the
public hearing in support of the application. No objectors were present. The Community
Development Department submitted a Conditional Use Review dated February 29, 2012.
The Planning &Zoning Commission 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: C Residential District
1950: C Residential District
1960: C Residential District
1962: B 1 Retail Business District
1992: B 1 Retail Business District
Present: CC2 Center City
• ARC Arterial Road Corridor Overlay District
Findings of Fact Planning & Zoning Commission
�. Petition 06-12 March 5, 2012
The subject property was part of Kimball's P.J., Jr's 2nd Addition and zoned residential.
The property was reclassified in 1992 to CC2 Central District as part of a comprehensive
amendment to the zoning ordinance.
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 is suitable for the-intended conditional use with respect
to consistency and compatibility with surrounding land use and zoning.
The area to the north is zoned RC3 and is improved with single-family residential homes.
The areas to the south, west, and east are zoned CC2 and include commercial uses.
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 within an area that is developed with a mix of
commercial,residential, and service related uses.
D. Zoning District Standard. The suitability of the subject property for the intended
conditional use with respect to conformance to the provisions for the purpose and intent,
and location and size of the zoning district.
Findings. The subject property is suitable for the intended conditional use with respect
to conformance to the provisions for the purpose and intent, and location and size of the
zoning district.
The purpose of the CC2 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 CC2 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. The
development standards are intended to promote a transition between the more intense
development in the CC2 zoning district and the residential neighborhoods surrounding
the center city.
The purpose and intent of the ARC Arterial Road Corridor Overlay district is to promote
• and facilitate the implementation of the objectives, policies, and strategies of the city of
3
Findings of Fact Planning & Zoning Commission
Petition 06-12 March 5, 2012
Elgin "Comprehensive Plan." The ARC zoning district is a zoning overlay district, and
accordingly, the property located within the district shall be subject to the regulations of
the underlying zoning district in which it is located.
A veterinary service facility s classified as a conditional use in this CC2 Center City
District. The proposed business is in keeping with the intent of the CC2 district.
STANDARDS FOR CONDITIONAL USES
The Planning & Zoning Commission has made the following findings concerning the
standards for conditional uses:
A. 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 consisting of approximately 0.06 acres is located within the Center
City District, and contains one building and a paved driveway that accesses. Kimball
• Street.
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.
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 project bounded on the west by Center Street, on the south by Kimball Street.
Center Street is a local road that serves the subject property and surrounding
neighborhoods. Kimball Street is a collector street that provides one of several access
points over the Fox River.
• Off-street parking is not required to be provided in the CC2 district.
4
Findings of Fact Planning & Zoning Commission
�• Petition 06-12 March 5, 2012
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 "Urban Traditional Residential" in the City's
Comprehensive Plan and_,Design Guidelines dated 2005. Areas designated Urban
Traditional Residential is suitable for any area where urban density land use, including
detached and attached single-family homes, and higher density multiple family dwellings
exists or is desired. These areas-generally include that part of the community that
developed between the 1850'.s and early 1960's, but are also recommended around the
mixed-use centers and along the transportation corridors. Appropriate locations offer
neighborhood access to local, collector and arterial roads, access to water and sanitary
sewer systems, and proximity to public safety services. The provision of park and open
space is encouraged to provide opportunities for recreation and access to bicycle and
pedestrian trail networks. Other uses allowed in this category may include neighborhood
commercial centers, churches, and schools in locations deemed appropriate by the city.
• 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 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.
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 located within a designated historic district.
5
Findings of Fact Planning& Zoning Commission
• Petition 06-12 March 5, 2012 '1
SUMMARY OF FINDINGS,UNRESOLVED ISSUES, AND ALTERNATIVES
The Planning & Zoning Commission has developed or identified the following findings,
unresolved issues, and alternatives:
A. Summary of Findings.
Positive Attributes. Approval of the requested conditional use to operate a veterinary
service facility for household pets at the 251 Center Street will allow the applicant to
offer veterinary services to the residents to the residents in the surrounding
neighborhoods. The services provided would be low cost spaying and neutering,
microchip and vaccinations. Animals will not be kept overnight.
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
The Planning & Zoning Commission recommends the approval of Petition 06-12. On a motion
to recommend approval of the conditional use, subject to the following conditions, the vote was
five(5) yes and three(3) no:
1. Substantial conformance with the . Statement of Purpose and Conformance and
attachments, submitted by Fur Keeps Animal Rescue, dated received January 13, 2012.
2. Substantial Conformance to the following exhibits submitted by Fur Keeps Animal
Rescue, dated received January 13, 2012.
a. Plat of Survey, dated September 20, 2011
b. Main level floor plan
C. Second level floor plan
d. Sign-building elevation drawing
e. Consent and Disclosure
f. Legal description
3. All graphics must meet the requirements of Chapter 19.50 Street Graphics of the Elgin
Municipal Code.
• 4. Compliance with all applicable codes and ordinances.
6
Findings of Fact Planning & Zoning Commission
'-: Petition 06-12 March 5, 2012
Therefore, the motion to recommend approval of Petition 06-12 was adopted.
s/ Bob Siliestrom
Bob Siljestrom, Chairman .
Planning &Zoning Commission
s/ Sarosh Saher.
Sarosh Saher, Secretary
Planning &Zoning Commission
•
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