TO: Mayor and City Council
FROM: Dustin Anderson, Director of Community Development
SUBJECT:
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Ordinances Associated with 971 Collins Street:
Ordinance Approving a Special Use Permit to Allow Community Mental Health Services, an R-B (Restricted Business) Use, in the I-2 (General Industrial) Zoning District, Located at 971 Collins Street (ZBA 2025-01)
Ordinance Approving a Variation of Use to Allow an R-B (Restricted Business) Use in the I-2 (General Industrial) Zoning District, Located at 971 Collins Street (ZBA 2025-02)
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BACKGROUND:
The petitioner, Pilsen Wellness Center Inc., is requesting approval of a special use permit and variation of use to allow a community mental health office, an R-B (restricted business) use, in the I-2 (general industrial) zoning district at 971 Collins Street. The Zoning Ordinance does not permit R-B uses within the I-2 district, though they are allowed as special uses within the I-1 (light industrial) district and are permitted in the B-3 (general business) district. The subject property is zoned I-2 because it was originally part of the U.S. Steel Mills complex along Collins Street. It was parceled off prior to 1972 when the existing commercial building was constructed and has functioned as a commercial site in recent decades.
Pilsen Wellness Center proposes to provide outpatient behavioral health services such as mental health counseling, substance use prevention, and youth programs at the subject location. Pilsen Wellness Center was established in 1967 and seeks to provide quality and affordable culturally-sensitive human services to a multi-cultural population. Their administrative offices are located in Chicago, and they have numerous programming and service locations in Chicago and its immediate suburbs. They purchased the subject property in May 2024. The previous owner received approval of a special use permit from City Council in November 2022 to allow a banquet hall at the site but never completed any work on the property.
The existing 1,885-square-foot commercial building would be remodeled to contain eight offices, a reception area, and a break room. Site improvements would include re-establishing the asphalt parking lot to City standards, installing perimeter landscaping per the City’s Landscape Regulations, and replacing any deteriorated portions of sidewalk along Collins Street.
Staff feels that the request is appropriate for the site given its history as a commercial building and its location along a commercial corridor with a mix of B-1 (neighborhood business) and B-3 (general business) uses. Staff believes the request meets the special use criteria in that it will not be detrimental to public health and will not be harmful to the use or development of surrounding properties.
ZONING BOARD OF APPEALS PUBLIC HEARING:
The Zoning Board of Appeals held a public hearing on this matter on January 16, 2025. Jaime Zavala, Clinical Director with Pilsen Wellness Center, and Paul Naranjo, Division Director of Early Intervention with Pilsen Wellness Center, represented the petition. No one spoke or submitted comments in favor of or in opposition to the petition. Meeting minutes are attached.
RECOMMENDATION OF THE ZONING BOARD OF APPEALS:
Ralph Bias moved that the Zoning Board of Appeals recommend approval of the Special Use Permit to allow community mental health services, an R-B (restricted business) use, in the I-2 (general industrial) zoning district, located at 971 Collins Street, subject to the following conditions:
1. That all property improvements shall be completed prior to the business opening, including:
a. The re-establishment of an asphalt parking lot according to City requirements, including curb and gutter;
b. The installation of landscaping per an approved landscaping plan;
2. That deteriorated portions of the public sidewalk along Collins Street shall be replaced;
3. That the Special Use granted shall herein terminate and lapse unless a building permit or certificate of occupancy is obtained not later than 180 days of the effective date of this ordinance and the erection or alteration of a building is started or the use is commenced within such period. The Board may grant an extension of this period, valid for no more than one hundred and eighty (180) additional days, upon written application and good cause shown without notice or hearing. Whether or not there is an intention to abandon the Special Use, if any special use is discontinued for a continuous period of one year, or if an intent to abandon the Special Use is evident in a shorter period of time, the Special Use for such use shall become void, and such use shall not thereafter be reestablished unless a new Special Use Permit is obtained; and
4. Should the property be declared a public nuisance, it may be subject to a rehearing and a possible revocation of the Special Use Permit.
Bob Nachtrieb seconded the motion, which passed with six (6) aye votes and no nay votes. Voting aye were: Hennessy, Bias, Nachtrieb, Radakovich, Riggs, and Roehr. Voting nay were: none. Absent were: none.
Brigette Roehr moved that the Zoning Board of Appeals recommend approval of the Variation of Use to allow an R-B (restricted business) use in the I-2 (general industrial) zoning district, located at 971 Collins Street. Debbie Radakovich seconded the motion, which passed with six (6) aye votes and no nay votes. Voting aye were: Hennessy, Bias, Nachtrieb, Radakovich, Riggs, and Roehr. Voting nay were: none. Absent were: none.
RECOMMENDATION:
recommendation
Staff concurs with the recommendation of the Zoning Board of Appeals and recommends that the Mayor and City Council adopt the following, subject to the same conditions approved by the Zoning Board of Appeals above:
1. Ordinance Approving a Special Use Permit to Allow Community Mental Health Services, an R-B (Restricted Business) Use, in the I-2 (General Industrial) Zoning District, Located at 971 Collins Street
2. Ordinance Approving a Variation of Use to Allow an R-B (Restricted Business) Use in the I-2 (General Industrial) Zoning District, Located at 971 Collins Street
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