G7-19 Ordinance No. G7-19
AN ORDINANCE
GRANTING A CONDITIONAL USE FOR A SOCIAL SERVICE
ORGANIZATION IN THE CC1 CENTER CITY DISTRICT
(25 South Grove Avenue, Suite 201)
WHEREAS, written application has been made requesting conditional us approval to
establish a social service organization at 25 South Grove Avenue, Suite 201; and
WHEREAS, the zoning lot with the building containing the premises at 25 South Grove
Avenue is legally described herein (the "Subject Property"); and
WHEREAS, the Subject Property is located within the CC1 Center City istrict, and a
social service organization is listed as a conditional use within the CC1 Center City istrict; and
WHEREAS,the Planning and Zoning Commission conducted a public hearing concerning
said application on January 7, 2019, following due notice including by publication; . d
WHEREAS, the Community Development Department and the Plannin;, and Zoning
Commission have submitted their Findings of Fact concerning said application; and
WHEREAS, the Community Development Department and the Plannin; and Zoning
Commission recommend approval of said application, subject to the conditions arti•ulated below;
and
WHEREAS, the City Council of the City of Elgin, Illinois, has reviewed th; findings and
recommendations of the Community Development Department and the Plannin;: and Zoning
Commission; and
WHEREAS,the City of Elgin is a home rule unit and as a home rule unit ma exercise any
power and perform any function pertaining to its government and affairs; and
WHEREAS,zoning,including,but not limited to,this ordinance granting a c•nditional use
in the CC1 Center City District pertains to the government and affairs of the city.
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF HE CITY OF
ELGIN, ILLINOIS:
Section 1. That the City Council of the City of Elgin hereby adopts t - Findings of
Fact, dated January 7, 2019, and the recommendations made by the Community Development
Department and the Planning and Zoning Commission, a copy of which is attach-d hereto and
made a part hereof by reference as Exhibit A.
Section 2. That a conditional use for a social service organization is here•y granted for
the property commonly known as 25 South Grove Avenue, Suite 201,which is part •f the property
commonly identified by Kane County Property Index Numbers 06-14-434-012 and 06-14-434-
020,and legally described as follows:
Parcel 1 The Easterly 20.85 feet measured along the north line of that part •f lots 6 and 7
in block 15 of the original town of Elgin on the East side of the Fox River described as
follows:
Commencing at the southwest corner of said lot 6;thence northwesterly alon: the westerly
line of said lot 59.59 feet for a point beginning; thence northeasterly along . line forming
an angle of 89 degrees, 45 minutes, 36 seconds, measured from the southea.t to northeast
from the westerly line of said lot 6, a distance of 111 .58 to a line 35.15 fe;t west of and
parallel with the east line of lot 7; thence north along said parallel line 33.c 4 feet to the
north line of lot 7; thence west along the north line of lot 6 and 7 to the no hwest corner
of lot 6; thence southeasterly along the westerly line of lot 6 to the point o l beginning in
the city of Elgin, Kane County, Illinois;
Parcel 2. That part of lots 6 and 7 in block 15 of the original town of Elgin,o the east side
of the Fox River, described as follows:
Commencing at the southwest corner of said lot 6;thence northwesterly alon_the westerly
of said lot 59.59 feet for a point of beginning;thence northeasterly along a li e forming an
angle of 89 degrees,45 minutes,36 seconds,measured from the southeast to ortheast from
the westerly line of said lot 6, a distance of 111 .58 feet to a line 35.15 fe;t west of and
parallel with the east line of lot 7; thence north along said parallel line 22.0 4 feet to the
north line of lot 7;thence west along the north lines of lots 6 and 7 to the no hwest corner
of lot 6; thence southeasterly along the westerly line of lot 6 to the point of beginning
(except the easterly 20.85 feet measured along the north line) in the city o Elgin, Kane
County, Illinois; and
Parcel 3. Parking easement created by agreement with the city of Elgin, doc ment number
98K101679 and assigned by document number 98K101678, both recorded November 3,
1998, for the benefit of Parcels 1 and 2.
(commonly known as 21-29 South Grove Avenue)
Section 3. That the conditional use for the Subject Property as authorized by this
ordinance shall be subject to the following additional conditions:
1. Substantial conformance to the Development Application submitte o by Braden
Counseling Center, P.C. , as applicant, and Grove Burritt, LLC, as property owner,
received December 18, 2018, and supporting documents including:
a. Conditional Use Statement of Purpose & Conformance — Unit 201. prepared by
Braden Counseling Center, dated December 17, 2018;
b. BCC Use and Activities letter, prepared by Braden Counseling enter, dated
December 17, 2018;
2
c. Sign Plan-256 South Grove Avenue, Unit 201 letter, prepared by Braden
Counseling Center, dated received December 18, 2018; and
d. Second Floor Plan New Layout Sheet A2.1, prepared by DBH & Associates,
Architects Inc., dated February 2, 2018, last revised December 18, 2018, received
December 21, 2018.
In the event of any conflict between such documents and the terms of this ordinance or
other applicable city ordinances, the terms of this ordinance or other applicable city
ordinances shall supersede and control.
2. The individual and family social service shall be restricted to Suite 201 within the
property at 25 South Grove Avenue in substantial compliance to the:
a. Second Floor Plan New Layout Sheet A2.1, prepared by DBH & Associates,
Architects Inc., dated February 2, 2018, last revised December 18, 2018, received
December 21, 2018.
3. Compliance with all applicable codes and ordinances.
Section 4. That this ordinance shall be in full force and effect upon its passage in the
manner provided by law.
I ,
David J. Ka, ain, ayor
Presented: February 27, 2019
Passed: February 27, 2019
Omnibus Vote: Yeas: 8 Nays: 0 OF•
Recorded: February 27, 2019
Published: February 28, 2019 ,/r Alt r
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Kimberly Dewis, Ci ler
3
EXHIBIT A
January 7, 2019
RECOMMENDATION & FINDINGS OF FACT
OF THE COMMUNITY DEVELOPMENT DEPARTMENT AND
THE PLANNING & ZONING COMMISSION
CITY OF ELGIN, IL
OVERVIEW
Provided herein are the written findings and recommendation of the Community Development
Department and the Planning & Zoning Commission regarding Petition 56-18, an application by
Braden Counseling Center, P.C., as applicant, and Grove Burritt, LLC, as property owner, are
requesting a conditional use to establish an individual and family social service at 25 S. Grove
Avenue, Suite 201. The property is zoned CC1 Center City District.
GENERAL INFORMATION
Petition Number: 56-18
Property Location: 25 S. Grove Avenue
Requested Action: Conditional Use for individual and family social services
Current Zoning: CC 1 Center City District
Proposed Zoning: No change. CCI Center City District
Existing Use: Vacant office space
Proposed Use: Individual and family social services
Applicant: Braden Counseling Center, P. C.
Owner Grove Burritt, LLC
Staff Coordinator: Damir Latinovic, AICP, Senior Planner
Exhibits Attached: A. Aerial/Location Map
B. Zoning Map
C. Parcel Map
{
Recommendation & Findings of Fact
Petition 56-18
January 7, 2019
D. Site Location
E. Development Application and Attachments
F. Draft Ordinance
BACKGROUND
Braden Counseling Center, P.C., as applicant, and Grove Burritt, LLC, as property owner, are
requesting a conditional use to establish an individual and family social service at 25 S. Grove
Avenue, Suite 201. The property is zoned CCI Center City District.
The subject property is part of the five-story Burritt Building in downtown Elgin. a exterior of
the Burritt Building was completed in 1914, however the interior buildout was only ompleted on
the first floor. The interior buildout of the upper floors was not completed until the id- to late-
90s when they were finally finished to accommodate various office uses. The gr and floor is
currently occupied by a restaurant,while various office uses occupy the upper floors
All surrounding properties are also zoned CC1 Center City District or PCC Planne Center City
District. Most surrounding properties are improved with multiple-story mixed use buildings with
ground floor commercial uses and upper floor residential or office uses. The exception is the
surface parking lot on the west side of S. Grove Avenue directly across from the subject property,
which is part of the Fountain Square mixed-use development.
In 2016, the City approved, by Ordinance No. G5-16, the conditional use for Brade Counseling
Center, P. C. to open in Suite 305 at 25 S. Grove Avenue. The applicant is now proposing to
relocate to a larger space, Suite 201, within the same building.
-2 -
Recommendation & Findings of Fact
Petition 56-18
January 7,2019
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Figure 2.Second Floor Plan of the Bunitt building at 25 S. Grove Ave
The organization, administered by a clinical psychologist, provides counseling services to
individuals and families struggling with substance abuse and behavioral health issues.The Center
currently serves 15-25 clients and is open by appointment only, 9:00 am to 9:00 pm, six days a
week. Group meetings are held on Tuesdays 6:00 pm—9:00 pm and on Saturdays 9:30 am— 12:30
pm. Additional group meetings may be added in the future. The new 1,661-square foot suite will
include a reception area, four offices for individual counseling, and a conference room for group
counseling. The offices will only be accessible to five, key-holding employees, all pf whom are
licensed professional counselors, and who will be responsible for opening the Center
approximately 15 minutes prior to a scheduled appointment. Each room would be equipped with
a "panic button" to provide additional safety to the employees. Braden Counseling Center also
conducts business at locations in Sycamore and Rochelle, Illinois.
The proposed individual and family social service is listed as a conditional use in thCC1 Center
City District requiring the review and recommendation by the Planning and Zoning ommission
and approval by the City Council.
The Community Development Department offers the following additional information:
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Recommendation & Findings of Fact
Petition 56-18
January 7, 2019
A. Property History. The subject property was originally platted in 1871within the
Assessor's Subdivision of James T. Gifford's Plat of Elgin.The property was classified as
E Commercial District in 1927. The property was reclassified to B2 Central Business
District in 1962. In 1992, the property was classified within the CC1 Center City District
as part of a comprehensive amendment to the zoning ordinance.
The five-story building on the property is known as the Peter Burritt Building and was built
in 1914. However,the interior of its upper floors remained vacant and unfinished until the
mid- to late-1990s when they were finally completed and occupied by offices of various
service related land uses. A restaurant currently occupies a portion of the ground floor of •
the building.
B. Surrounding Land Use and Zoning. All surrounding properties are als zoned CC1
Center City District or PCC Planned Center City District. Most surrounding roperties are
improved with multiple-story mixed use buildings with ground floor comme ial uses and
upper floor residential or office uses. The exception is the surface parking lo on the west •
side of S. Grove Avenue directly across from the subject property, which ' part of the
Fountain Square mixed-use development.
C. Comprehensive Plan.The subject property is designated as Downtown Mix -Use by the
City's 2018 Comprehensive Plan and Design Guidelines. Elgin's histori downtown
contains mixed-use structures featuring retail, restaurant, service uses, office and •
residential uses. Mixed-use structures contribute to an active street life and elp foster a
unique sense of place within Elgin. A variety of uses should be encouraged t oughout the
Downtown and should be located at or near the sidewalk with parking in the ear.
D. Zoning District. The purpose and intent of the CC1 Center City District is to facilitate the
implementation of the official comprehensive plan for the center city, as ocused on a
distinctive subarea of the city with a common urban fabric. The CC1 z ping district
provides for a concentration of finance, service, retail, civic, office, and cu tural uses in
addition to complementary uses such as hotels, entertainment and h using. 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, hum n scale and
pedestrian oriented character. •
E. Trend of Development. The subject property is located within the tradition.1 downtown
area that has historically been developed with a mix of commercial, re .il, service,
restaurants, and residential uses. The most recent new construction in the ;rea was the
completion of the first phase of the Fountain Square development building n 2007. The
businesses that have recently opened in the area include Billy Bricks Woo. Fired Pizza •
Cafe, Kubo Sushi and Sake Lounge, Jimmy John's, and several establishme is in Dream
Hall.
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Recommendation & Findings of Fact
Petition 56-18
January 7, 2019
FINDINGS
After due notice as required by law, the Planning & Zoning Commission conducted a public
hearing in consideration of Petition 56-18 on January 7, 2019. Testimony was presented at the
public hearing in support of the application. The Community Development Department submitted
a Development Application Review and Written Findings & Recommendation to the Planning&
Zoning Commission dated January 7, 2019.
The Community Development Department and the Planning & Zoning Commissio0 have made
the following findings regarding this application against the standards for conditional ses outlined
within § 19.65.030:
STANDARDS FOR CONDITIONAL USE
A. Site Characteristics Standard. The suitability of the subject property for the intended
conditional use with respect to its size, shape, significant features includin topography,
watercourses, vegetation, and existing improvements.
Findings. The subject property is suitable for the intended conditional use with respect to
its size, shape, significant features including topography, watercourses, vegetation, and
existing improvements.The proposed use will occupy an existing 1,661-squa foot vacant
office space on the second floor of the existing five-story mixed-use b ilding. The
applicant is not proposing to make any exterior changes to the building. No existing site
features including topography,watercourses,vegetation, and property impro ements exist
that would have a negative impact on the proposed conditional use.
B. Sewer and Water Standard. The suitability of the subject property for he intended
conditional use with respect to the availability of adequate water, sanitary tr•atment, and
storm water control facilities.
Findings. The subject property is suitable for the intended conditional use w th respect to
the availability of adequate water, sanitary treatment, and storm water cont of facilities.
The property is served by municipal water, sanitary sewer, and storm water •ystems. The
applicant is not proposing any changes to the existing sewer and water tilities. The
existing sewer and water facilities can adequately serve the proposed use.
C. Traffic and Parking Standard. The suitability of the subject property for he 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 w h respect to
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Recommendation & Findings of Fact
•
Petition 56-18
January 7, 2019
the provision of safe and efficient on-site and off-site vehicular circulation designed to
minimize traffic congestion. The property has frontage along S. Grove Avenue. Main
•
pedestrian access to the subject office space is provided from the street where the common
lobby and the elevator are located with access to the uses on the upper floors.
The zoning ordinance does not require off-street parking to be provided by any land use
within the CC 1 district. The property does not have any on-site parking, but does have an
easement for 82 parking spaces in the city-owned, below-grade lot across the street,just
•
north of Fountain Square. These spaces are reserved for tenants, employees, agents, and
invitees of the Burritt Building from 8:00 am to 5:00 pm, Monday through Friday. That
being said, most visitors will first seek to utilize on-street parking. City-owned parking
garages are also available at Spring Street located approximately 600 feet from the subject
property and Fulton Street located approximately 750 feet of the subject property.
D. 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. All business activities will be conducted on the interior. The hours of -
operation are consistent with those of surrounding businesses. The activities proposed
within the tenant space will be conducted within the hours of 9:00 a.m. an. 9:00 p.m.,
Monday-Saturday. The activities consist of individual, family, and group counseling
sessions,with two group meetings on Tuesdays 6:00 pm—9:00 pm and on Saturdays 9:30
am—12:30 pm.Additional group meetings may be added in the future.The office currently
serves between 15 and 25 clients. •
The applicant is not proposing to make any exterior changes to the building.No evidence
has been submitted or found that the proposed use will be located or operated in a manner
that will exercise undue detrimental impact on surrounding properties.The Center has been
operating at the subject property in Suite 305 since 2016 without any negati e effects on
the surrounding uses.
E. Historic Preservation Standard. Where applicable, the conditional use shall make
possible an efficient contemporary use of or a compatible improvement to designated
landmark or property located in a designated historic district while pres rving those
portions and features of the property which are significant to its historic, chitectural,
and cultural values to an historic preservation plan.
Findings. This standard is not applicable. The subject property is neither designated as a
local historic landmark nor is it located within a locally designated historic district. The
property is, however, part of the Downtown Elgin Commercial National Register Historic
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Recommendation & Findings of Fact •
Petition 56-18
January 7, 2019
District. While no City or State regulations are associated with this designation, the
applicant does not propose any changes to the exterior of the building.
RECOMMENDATION
The Community Development Department and the Planning & Zoning Commission recommend
approval of Petition 56-18, subject to the following conditions:
1. Substantial conformance to the Development Application submitted by Brade Counseling
Center, P.C.,as applicant, and Grove Burritt, LLC, as property owner,received December
18, 2018, and supporting documents including:
a. Conditional Use Statement of Purpose & Conformance — Unit 201, prepared by
Braden Counseling Center,dated December 17, 2018;
b. BCC Use and Activities letter, prepared by Braden Counseling enter, dated
December 17, 2018;
c. Sign Plan-256 South Grove Avenue, Unit 201 letter, prepared by Brade Counseling
Center,dated received December 18, 2018; and
d. Second Floor Plan New Layout Sheet A2.1, prepared by DBH & Associates,
Architects Inc., dated February 2, 2018, last revised December 18, 2918, received
December 21,2018.
In the event of any conflict between such documents and the terms of this rdinance or
other applicable city ordinances, the terms of this ordinance or other ap licable city
ordinances shall supersede and control.
2. The individual and family social service shall be restricted to Suite 201 within the property
at 25 South Grove Avenue in substantial compliance to the:
a. Second Floor Plan New Layout Sheet A2.1, prepared by DBH & Associates,
Architects Inc., dated February 2, 2018, last revised December 18, 2018, received
December 21, 2018. -
3. Compliance with all applicable codes and ordinances.
-7 -
Recommendation & Findings of Fact
Petition 56-18
January 7,2019
The vote of the Planning&Zoning Commission on the motion to recommend approval, subject to
the conditions outlined by the Community Development Department,was six(6)yes zero(0)no,
and zero (0)abstentions. All members were present.
Respectfully Submitted,
s/Robert Siljestrom
Robert Siljestrom, Chairman
Planning&Zoning Commission
s/Damir Latinovic
Damir Latinovic,AICP; Secretary
Planning&Zoning Commission •
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EXHIBIT Aerial/Location Map
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Legend
ORC1 Residence Conservation 1
QRC2 Residence Conservation 2
RC3 Residence Conservation 3
OPRC Planned Residence Conservation .\\
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SFR1 Single Family Residence 1 A
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EXHIBIT D
SITE LOCATION
25 S. Grove Ave. Suite 201
Petition 56-18
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EXHIBIT D
SITE LOCATION
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Petition 56-18
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EXHIBIT D
SITE LOCATION
25 S. Grove Ave. Suite 201
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