TO: Mayor and City Council
FROM: Dustin Anderson, Director of Community Development
SUBJECT:
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Ordinance Approving a Special Use Permit to Allow a Community Center within an R-2 (Single Family Residential) District Located at 111 McDonough Street (ZBA 2025-53)
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BACKGROUND:
The petitioner, Glenda McCullum, is requesting a Special Use Permit to establish a community center at 111 McDonough Street. The proposed community center will offer tutoring, mentoring, arts programs, and other services for the nearby community. Uses such as this community center are allowed within residential districts as a special use with a recommendation from the Zoning Board of Appeals.
The property is located at 111 McDonough Street on the near east side. The community center would operate Monday through Friday from 10am to 7pm and on Saturday from 9am to 5pm. The existing property has sufficient parking for the intended use with 26 parking spaces. The property was originally zoned B-1 (Neighborhood Business) according to the 1968 zoning map. It was rezoned to its current R-2 (Single-Family Residential) designation in 2004 and was granted a variation of use to operate as a neighborhood store.
The petitioner indicated that updates to the property have started taking place. The parking lot has been restriped, and a new topcoat has been applied. The petitioner will apply for permits to undertake interior upgrades should the special use permit request be granted.
Staff finds that the request meets the following special use criteria: the establishment and operation of the special use will not be detrimental to public health and safety, nor will it impede the normal and orderly development and improvement of the surrounding property. The subject site is adjacent to a residential neighborhood but is served by a main throughfare, and the proposed use is complementary to the existing uses in the neighborhood. The site is served by existing public streets and will continue to use the ingress and egress points on Des Plaines Street and the property has adequate parking for the intended use.
ZONING BOARD OF APPEALS PUBLIC HEARING:
The Zoning Board of Appeals held a public hearing on this matter on December 18, 2025. Glenda McCullum, property owner, represented the petition. Five members of the public spoke in favor of the petition. Meeting minutes are attached.
RECOMMENDATION OF THE ZONING BOARD OF APPEALS:
recommendation
Ralph Bias moved that the Zoning Board of Appeals recommend approval of the Special Use Permit to allow a community center within an R-2 (single-family residential zoning district), located at 111 McDonough Street, subject to the following conditions:
1. That a building permit shall be obtained prior to any renovations;
2. That the ingress / egress at the southwest corner of the site on Des Plaines Street be removed and returned to grass within 6 months of ordinance approval;
3. That the facility shall not be leased for banquets or parties;
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; and
5. 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;
Jesse Stiff seconded the motion, which passed with eight (8) aye votes and no nay votes. Voting aye were: Bias, Hennessy, Radakovich, Roehr, McGrath Schmig, Nachtrieb, and Stiff. Voting nay were: none. Absent were: none.
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RECOMMENDATION OF THE ADMINISTRATION:
Staff concurs with the recommendation of the Zoning Board of Appeals and recommends that the Mayor and City Council adopt an Ordinance approving a Special Use Permit to allow a community center within an R-2 (Single-Family Residential District), located at 111 McDonough Street, subject to the same conditions approved by the Zoning Board of Appeals.