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TO: Mayor Richard C. Irvin
FROM: Planning and Zoning Commission
DATE: November 6, 2020
SUBJECT:
An Ordinance Granting a Special Use Permit for a Social Service Agencies, Charitable Organizations, Health Related Facilities, and similar uses when not operated for pecuniary profit (6630) Use on the Property located at 545, 551 and 557 S. 4th Street (Iglesia Jesucristo es la Verdad - 20-0651 / AU27/3-20.165-Su - JM - Ward 4)
PURPOSE:
The Petitioner Aurora Christian Healthcare on behalf of the owner Iglesia Jesucristo es la Verdad is requesting approval of a Special Use for a Social Service Agencies, Charitable Organizations, Health Related Facilities, and similar uses when not operated for pecuniary profit (6630) use on the property located at 545, 551 and 557 S. 4th Street which includes allowing a portion of the building to be used for office space for health practitioners.
BACKGROUND:
The Subject Property is currently a church with R-3 One Family Dwelling District zoning. Additional information on the legislative history of the property can be found in the attached Property Information Sheet.
The Petitioner is requesting approval of a Special Use for a Social Service Agencies, Charitable Organizations, Health Related Facilities, and similar uses when not operated for pecuniary profit (6630) use on the property located at 545, 551 and 557 S. 4th Street, being the original church building, the two-story addition and the parking lot. The details of the request include renovating two rooms in the basement of the church into office space for free healthcare for the uninsured in the greater Aurora community provided by professional volunteers. Aurora Christian Healthcare is continuing the services provided by Mission Possible that was located on Broadway and has recently closed. From the experience at Mission Possible, Aurora Christian Healthcare envisions that the majority of their services will be for dental care. Other services will include medical, vision, orthopedics, counseling and spiritual care.
The organization plans on being open three nights a week from 4:00 PM to 9:00 PM and on Friday from 9:00 AM to 1:00 PM. Based on previous experience, they believe the offices will average 10-15 patients a day with 3-4 patients an hour with three volunteers on site. The timeframes will not conflict with any church usage.
DISCUSSION:
Staff has reviewed the Special Use petition and have sent comments back to the petitioner on those submittals. The petitioner has made the requested revisions to these documents and they now meet the applicable codes and ordinances.
Due to the closure of Mission Possible, the need for these type of services in the area is high. The use will take advantage of underused space within a historic church and will not conflict with any church use of the building. The use should not create parking or traffic issues and should not conflict with the surrounding residential uses due to the limited space being utilized and coordinating this use with existing church use. Based on previous experience, many of their clients are from the area surrounding the church, providing a convenient and possible walkable location for the community.
Public Input: Due public notice was given for the public hearing on this matter. As of the date of this memo, staff has received public inquiries requesting additional information on this petition.
POLICIES AND GUIDELINES:
The Staff’s Evaluation and Recommendation are based on the following Physical Development Policies:
10.0 To provide for the orderly, balanced and efficient growth and redevelopment of the City through the positive integration of land use patterns, functions, and circulation systems. To protect and enhance those assets and values that establishes the desirable quality and general livability of the City. To promote the City’s position as a regional center.
12.0 To plan and provide for the growth of the city through the integration of land use patterns and functions that promotes complementary interactions between different land use components.
14.1 (3) To protect, preserve and restore the historical and architectural heritage of the City.
RECOMMENDATIONS:
The Planning and Zoning Commission recommended APPROVAL of the An Ordinance Granting a Special Use Permit for a Social Service Agencies, Charitable Organizations, Health Related Facilities, and similar uses when not operated for pecuniary profit (6630) Use on the Property located at 545, 551 and 557 S. 4th Street.
ATTACHMENTS:
EXHIBITS:
Exhibit “A” Legal Description
Exhibit “B” Memorandum of Agreement
Floor Plan
Land Use Petition with Supporting Documents
Property Research Sheet
Legistar History Report
Legistar Number: 20-0651
cc:
Alderman Michael B. Saville, Chairperson
Alderman Sherman Jenkins, Vice Chairperson
Alderman Carl Franco
Alderman Robert J. O’Connor
Alderman Juany Garza
CITY OF AURORA, ILLINOIS
ORDINANCE NO. _________
DATE OF PASSAGE ________________
title
An Ordinance Granting a Special Use Permit for a Social Service Agencies, Charitable Organizations, Health Related Facilities, and similar uses when not operated for pecuniary profit (6630) Use on the Property located at 545, 551 and 557 S. 4th Street
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WHEREAS, the City of Aurora has a population of more than 25,000 persons and is, therefore, a home rule unit under subsection (a) of Section 6 of Article VII of the Illinois Constitution of 1970; and
WHEREAS, subject to said Section, a home rule unit may exercise any power and perform any function pertaining to its government and affairs for the protection of the public health, safety, morals, and welfare; and
WHEREAS, Iglesia Jesucristo es la Verdad is the owner of record of the real estate legally described on Exhibit “A”, attached hereto and incorporated herein by reference as if fully set forth, and hereafter referred to as Exhibit “A”; and
WHEREAS, by petition dated October 13, 2020, Iglesia Jesucristo es la Verdad filed with the City of Aurora a petition requesting approval of a Special Use for a Social Service Agencies, Charitable Organizations, Health Related Facilities, and similar uses when not operated for pecuniary profit (6630) use on the property located at 545, 551 and 557 S. 4th Street; and
WHEREAS, after due notice and publication of said notice, the Aurora Planning and Zoning Commission conducted a public hearing on November 4, 2020, reviewed the petition and recommended APPROVAL of said petition; and
WHEREAS, on November 10, 2020, the Building, Zoning and Economic Development Committee of the Aurora City Council reviewed said petition and the before mentioned recommendations and recommended APPROVAL of said petition; and
WHEREAS, the City Council, based upon the recommendation and the stated standards of the Planning and Zoning Commission, finds that the proposed Special Use is not contrary to the purpose and intent of Ordinance Number 3100, being the Aurora Zoning Ordinance.
NOW, THEREFORE, BE IT ORDAINED by the City Council of the City of Aurora, Illinois, as follows:
Section One: That the City Council of the City of Aurora, Illinois finds as fact all of the preamble recitals of this Ordinance.
Section Two: That this Ordinance shall be in full force and effect, and shall be controlling, upon its passage and approval.
Section Three: That all Ordinances or part of Ordinances in conflict herewith are hereby repealed insofar as any conflict exists.
Section Four: That any section, phrase or paragraph of this Ordinance that is construed to be invalid, void or unconstitutional shall not affect the remaining sections, phrases or paragraphs of this Ordinance which shall remain in full force and effect.
Section Five: In accordance with Ordinance Number 3100, being the Aurora Zoning Ordinance and the Zoning Map attached thereto, and pursuant to Section 10.6 and Section 4.3 (6630) a Special Use permit is hereby granted for a Social Service Agencies, Charitable Organizations, Health Related Facilities, and similar uses when not operated for pecuniary profit (6630) use for the real estate property legally described in Exhibit “A”.
Section Six: That this Special Use permit hereby granted is solely for the purpose of a Social Service Agencies, Charitable Organizations, Health Related Facilities, and similar uses when not operated for pecuniary profit (6630) use and is subject to all of the conditions set forth herein which shall be binding and remain in full force and effect upon the property, the petitioner and their respective heirs, executors, administrators, successors, assigns and devisees for the duration of said special use.
Section Seven: That the petitioner agrees to sign the Memorandum of Agreement attached hereto as Exhibit “B” within fourteen (14) days from the date of passage of this Ordinance and that said Special Use permit is granted.
Section Eight: That should any of the above-stated conditions not be met or that the property described in Exhibit “A” is not developed in accordance with the special use the City Council shall take the necessary steps to repeal this Ordinance.
Section Nine: That future proposals for expansion or intensification of whatever kind for the property legally described in said Exhibit “A”, except as provided for herein, shall be considered only upon proper application, notice and hearing as provided by Section 10.6 of Ordinance Number 3100, being the Aurora Zoning Ordinance.
Section Ten: That the property legally described in Exhibit “A” shall remain in the underlying zoning classification of R-3 One Family Dwelling District and upon termination of the use of said property for a Social Service Agencies, Charitable Organizations, Health Related Facilities, and similar uses when not operated for pecuniary profit (6630) use, this Special Use permit shall terminate and the classification of R-3 One Family Dwelling District shall be in full force and effect.
Section Eleven: That this Social Service Agencies, Charitable Organizations, Health Related Facilities, and similar uses when not operated for pecuniary profit (6630) use shall remain subject to compliance, except as herein modified, with the minimum standards of all applicable City Ordinances.