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HomeMy WebLinkAboutG34-96 (2) a. Ordinance No. G34-96 AN ORDINANCE AMENDING THE COMPREHENSIVE PLAN FOR THE CITY OF ELGIN WHEREAS, the City of Elgin has heretofore adopted a Comprehensive Plan; and WHEREAS, the Far West Area Plan has been proposed as an amendment to the Comprehensive Plan; and WHEREAS, on May 20, 1996 the Planning and Development Commission of the City of Elgin conducted a public hearing on said plan after due notice in the manner provided by law; and WHEREAS, the Planning and Development Commission of the City of Elgin has heretofore submitted its findings and recommendation for a Far West Area Plan for the City of Elgin; and WHEREAS, all persons appearing and desiring to be heard concerning the proposed amendments were heard; and WHEREAS, the corporate authorities of the City of Elgin have considered the proposed amendments to the Comprehensive Plan and the oral and written statements of persons desiring to comment; and WHEREAS, the corporate authorities of the City of Elgin hereby find and determine that it is in the best interest of the City of Elgin to amend the Comprehensive Plan. NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF ELGIN, ILLINOIS : Section 1 . That it hereby amends the Comprehensive Plan for the City of Elgin heretofore adopted on June 6 , 1983 and amended January 24 , 1990, March 22 , 1995 and April 24 , 1996 by adding thereto the Far West Area Plan, a copy of which is attached hereto and made a part hereof by reference . Section 2 . That in case of conflict between the Far West Area Plan and the Comprehensive Plan as heretofore adopted, the provisions of the Far West Area Plan shall control in the area covered by said plan. Section 3 . That the provisions of Ordinance No . G21-83 , G10-90 , G15-95 and G17-96 shall otherwise remain in full force and effect until amended or repealed in the manner provided by law. Section 4 . That this ordinance shall be in full force and effect from and after its passage in the manner provided by law. s/ Kevin Kelly Kevin Kelly, Mayor Presented: August 14 , 1996 Passed: August 14 , 1996 Vote : Yeas 6 Nays 1 Recorded: August 15, 1996 Published: August 16 , 1996 Attest : s/ Dolonna Mecum Dolonna Mecum, City Clerk I I NORTH NORTH NORTH I NORTH NORTH NORTH NORTH I NORTH NORTH NORTH I NORTH NORTH NORTH NORTH I NORTH FAR WEST AREA PLAN IAn Amendment to the Official Comprehensive Plan I SOUTH SOUTH SOUTH I SOUTH SOUTH SOUTH I SOUTH SOUTH SOUTH I SOUTH SOUTH SOUTH SOUTH I SOUTH SOUTH SOUTH I SOUTH SOUTH SOUTH I SOUTH SOUTH SOUTH SOUTH I CITY OF ELGIN, ILLINOIS SOUTH SOUTH August 14 , 1996 SOUTH I SOUTH SOUTH SOUTH I II NORTH NORTH NORTH NORTH NORTH NORTH NORTH NORTH NORTH EXECUTIVE SUMMARY NORTH NORTH NORTH 1 NORTH NORTH NORTH FAR WEST AREA PLAN An Amendment to the Official Comprehensive Plan SOUTH SOUTH SOUTH SOUTH SOUTH SOUTH ' SOUTH SOUTH SOUTH ' SOUTH SOUTH SOUTH SOUTH ' SOUTH SOUTH SOUTH ' SOUTH SOUTH SOUTH ' SOUTH SOUTH SOUTH SOUTH CITY OF ELGIN, ILLINOIS SOUTH SOUTH August 14 , 1996 SOUTH SOUTH SOUTH SOUTH • FAR WEST AREA PLAN ACKNOWLEDGEMENTS • • CITY COUNCIL • Kevin Kelly, Mayor Terry Gavin Member Robert Gilliam Member John McKevitt Member Edward Schock Member John Walters Member111 Marie. Yearman Member . PLANNING` AND DEVELOPMENT COMMISSION • Robert W. Siljestrom, Chairman Royal Covey • Member Dan Fox Member Eric Johnson Member Marlene Shales Member Stu Wasilowski Member George Wolff Member . 2 An Amendment to the Official Comprehensive Plan FAR WEST AREA PLAN ACKNOWLEDGEMENTS a CITY MANAGEMENT Richard B. Helwig, City Manager Ii Robert 0. Malm, Chief Operating Officer Assistant City Manager �i i PLANNING DEPARTMENT Roger K. Dahlstrom, Planning Director Jerold T. Deering Principal Planner Thomas J. Armstrong Principal Planner Patricia A. Andrews Senior Planner Diana L. McNeil Associate Planner Veronica R. Bell Associate Planner ' Lydia Treganza Planning Technician Bob G. Richardson Rehabilitation Specialist Sandra L. Lewis Administrative Secretary ' Shari Allen Clerk Typist PRINCIPAL AUTHOR Jerold T. Deering 1 GRAPHICS Veronica R. Bell Lydia Treganza i ' 3 An Amendment to the Official Comprehensive Plan FAR WEST AREA PLAN CONTENTS INTRODUCTION Comprehensive Plan. of Elgin 5 Land Resource Management 5 Historical Patterns of Development 6 The Fourth City 6 Far West Planning Area 7 111 a THE PLAN Goal of the Far West Area Plan 5 Regional Land Resource Management 5 Infrastructure System 6 Cost of Development 8 Housing Affordability 10 Land 'Design 11 • FAR WEST AREA PLAN EXHIBITS A. Planning Area B. Water System C. Sewer System - D. Watersheds E . Thoroughfare System F. Land Use G. Land Design Model . - 4 - An Amendment to the Official Comprehensive Plan FAR WEST AREA PLAN � SUMMARY GOAL OF THE FAR WEST AREA PLAN The Far West . Area Plan represents a commitment by the City of Elgin to quality land resource management; directing a balance among the need for development, the cost of development, and the conservation of the natural environment. REGIONAL LAND RESOURCE MANAGEMENT Objective. Ensure that local land resource management strategies are consistent with regional strategies . Policies 1. Regional Land Resource Management. The City of Elgin endorses the Strategic Plan for Land Resource Management adopted by the Northeastern Illinois Planning Commission on June 18, 1992 . I2 . County Land Resource Management. Protect prime agricultural land from premature and piecemeal development; encourage major development to occur from the expansion of existing municipal service centers, such as Elgin; and limit county development outside of the Elgin Planning Area to the infill of existing rural residential patterns of development. Strategies I I 1 . Actively pursue the endorsement of the regional and county lb d mrg entl ipois ciPesa nnfingh eC oai W Aa Klann County. Implementation Schedule: December, 1996 . 2 . Support applications to the Northeastern Illinois Planning Commission foramendments to the Facilities Planning Area for the area generally coterminous with the Far West Planning Area. Implementation Schedule: Ongoing. 3 . Work cooperatively with surrounding municipalities toward the execution of jurisdictional boundary agreements, toward • the provision of an effective and efficient infrastructure in support of the various communities; and toward the establishment of other common planning and development . policies . Implementation Schedule: December, 1998 . 4 . Object to any county zoning. or subdivision applications within the Elgin Planning Area, that are inconsistent with ' 5 An Amendment to the Official Comprehensive Plan FAR WEST AREA PLAN SUMMARY any of the policies and strategies of the Far West Area Plan. Implementation Schedule: Ongoing. INFRASTRUCTURE SYSTEM Objective. To ensure an efficient and cost effective infrastructure system, encompassing the water treatment and distribution system, the wastewater collection and treatment system, the stormwater management system, and the thoroughfare system, that is financed by new development through fees that are directly attributable to the development within specified service areas . Policies a 1. Water Treatment and . Distribution System. Require all development within the planning area to be served with water treated and distributed by the City of Elgin, as depicted on the map of the Water System, Exhibit B. 2 . Wastewater Collection and Treatment System. Require all Q development within the planning area to provide for the collection of wastewater by the City of Elgin and for the treatment of wastewater by the Fox River Water Reclamation District, as depicted on the map of the Sewer System, Exhibit C. 3 . Stormwater Control System. Require the preservation and enhancement of ponds, wetlands, flood plains, and watercourses as the natural drainage and storage system for stormwater management within the various watersheds, as 111 depicted on the map of the Watersheds , Exhibit D. Require all development within the planning area to be served by a stormwater management system, which is to be constructed based on the findings and recommendations of a stormwater management plan to be developed by the City of Elgin. 4. Thoroughfare System. Protect the primary function- of the thoroughfare system: the efficient movement of vehicular traffic, and require the construction of improvements and additions to the thoro'ughfare , system, as depicted on the map of the Thoroughfare System, Exhibit E. Strategies 1 . Implement a water treatment and distribution expansion program based on the findings and recommendations of the Comprehensive Water Master Plan,- City of Elgin,. Illinois 6 An Amendment to the Official Comprehensive Plan FAR WEST AREA PLAN 111 SUMMARY prepared by Black & Veach, dated 1992 , as may be amended, and as programmed through the capital improvement program and financed through development impact fees and appropriate reimbursement ordinances . Implementation Schedule: Ongoing. 2 . Implement an interceptor sewer construction program based on the findings and recommendations of the Interceptor Sewer Master Plan Amendment and Northwest Interceptor Route Study prepared by Donohue, dated October, 1990 and the Engineering Report, City of Elgin, Illinois, Sanitary Sewer Study prepared by Baxter & Woodman, dated April, 1993, as may be amended, and as programmed through the capital improvement program and financed through development impact fees and appropriate reimbursement ordinances . Implementation Schedule: Ongoing. 3 . Implementt -a stormwater control system construction program based on the findings and recommendations of a stormwater management program, which is to be developed by the City of Elgin for each watershed, addressing the utilization of the natural drainage system, consolidated stormwater detention facilities , and the preservation of natural areas associated floodplains, watercourses, ponds, and wetlands . Develop an impact fee program to pay the cost of the stormwater control system directly attributable to individual developments . Implementation Schedule: December 1997 . 4 . Establish and maintain development regulations which emphasize the use of the natural drainage system for stormwater management with the priorities in descending order as follows : a. Minimize impervious surfaces through the establishment and maintenance of regulations for maximum building coverage and maximum vehicle use area. b. Reduce the rate of stormwater runoff and the amount of stormwater pollutants through the establishment and maintenance of regulations providing for the introduction of vegetated swales in lieu of storm sewers and through the introduction of depressional stormwater storage (natural topographic depressions and wetlands) . c . Reduce the rate of stormwater runoff and the amount of stormwater pollutants through the establishment and maintenance of regulations providing for an increase in the amount of infiltrate runoff onsite (maximizing the 7 An Amendment to the Official Comprehensive Plan FAR WEST AREA PLAN II SUMMARY I connection between impervious surfaces and vegetated pervious surfaces before runoff reaches a major conveyance system) . d. Reduce the rate of stormwater runoff and the amount of 111 stormwater pollutants through the establishment and maintenance of regulations requiring stormwater detention, designed to increase infiltrate runoff on site. • e. Utilize storm sewers to provide necessary stormwater conveyance and to prevent nuisance conditions in situations where other drainage measures are not practical . Implementation Schedule: December, 1997 . 5 . Establish - and maintain development regulations which definitively . minimize soil erosion through efficient construction phasing and ongoing stabilization measures . Implementation Schedule: Ongoing. 6 . Require new development to complete additions and improvements to the thoroughfare system as depicted on the map of the Thoroughfare System, Exhibit E. and as prescribed in the land design policies of the Far West Area Plan through intergovernmental agreements, annexation agreements , the city' s capital ' improvement program, and appropriate reimbursement ordinances . Implementation Schedule: Ongoing. a COST OF DEVELOPMENT Objective. Ensure that the cost of development is paid by new development and that the balance between revenue generating land use and expenditure generating land use is maintained and improved ' in its current balance with a priority on encouraging revenue generating land use. Policies 1. Development Impact Fees. Require new development to pay development impact fees that are attributable quantifiably and directly to the impact of their development on the community with credits against their impact fees, where appropriate. 2 .' Impact Fee Administration. Provide developers with reliable information ' 'regarding local policies and 8 An Amendment to the Official Comprehensive Plan FAR WEST AREA PLAN 8 SUMMARY regulations , which affect the developer' s costs at the earliest possible point in the development review process . a 3. Fiscal Impact of Development. Maintain or improve the current balance of development between revenue generating land use and expenditure generating land use with a priority on encouraging revenue generating land use. Strategies 1 . Maintain and enforce the provisions of the Elgin Development Impact Fees Ordinance. Implementation Schedule: Ongoing. 2 . Research, develop, and enforce thoroughfare system impact fees, as an amendment to the Elgin Development Impact Fees Ordinance. During the interim, require contributions for the construction and improvement of the thoroughfare system as follows : . a. The cost of improvements to existing arterials and the construction of additional arterials is to be distributed proportionately over the developable .acreage within the two (2) adjoining Development Areas, as depicted on the map of the Planning Area, Exhibit A. ' b. The cost of improvements to existing major collectors and the construction of additional major collectors is to be distributed proportionately over the developable ' acreage within each Development Area, as depicted on the map of the Planning Area, Exhibit A. ' c . Improvements to the existing thoroughfare system and the ' construction of additions to the thoroughfare system are to be phased and completed as required by the city. The improvements and additions are to be financed by new ' development with appropriate reimbursement ordinances or by the city' s capital improvement program with appropriate reimbursement ordinances , as may be required ' or approved by the city. Implementation Schedule: December, 1998 and Ongoing. 3 . Research, develop, and enforce stormwater control system ' impact fees , as an amendment to the Elgin Development Impact Fees Ordinance, as a component of the development of a comprehensive stormwater management program. ' Implementation Schedule: December, 1997 . ' 9 An Amendment to the Official Comprehensive Plan FAR WEST AREA PLAN SUMMARY 4 . Establish and maintain policies and procedures for advising developers of local ' development impact fees . Implementation Schedule: Ongoing. 5 . Research, develop, and administer a fiscal impact assessment system for the entire community, as well as for current major development proposals . Implementation Schedule: , December, 1998 . 6 . Subsequent to the completion of the fiscal impact assessment system, establish additional policies and implementation •strategies with respect to maintaining the balance between revenue generating land use and expenditure generating land use. Implementation Schedule: December, 1998 and Ongoing. HOUSING AFFORDABILITY Objective. To ensure the provision of adequate affordable housing to the community throughout the • full range of housing types and prices . Policies 1. Housing Values and Rents. Monitor proposed housing development to achieve a balance in the distribution of housing values and rents with the metropolitan area. a 2. Affordability. Continue to meet the affordable housing needs of the community' s low and moderate income households . 3. Development Regulation Administration. Provide developers with reliable information regarding local policies and regulations, which affect the developer' s costs at the earliest possible point in the development review process . Strategies 11 1 . Require substantial conformance to the housing affordability policies of the Far West Area Plan through annexation agreements, the Elgin Zoning Ordinance, the Elgin Subdivision Ordinance. Implementation Schedule: Ongoing. 2 . Implement the Consolidated Plan, 1995-1999 , as required for entitlement communities under the Community, Development 10 An Amendment to the Official Comprehensive Plan II FAR WEST AREA PLAN 0 SUMMARY 111 Block Grant (CDBG) . Implementation Schedule: Five Year Intervals with Annual Strategies . 3 . Establish and maintain policies and procedures for advising developers of the costs of development associated with local regulation. Implementation Schedule: Ongoing. LAND DESIGN , IObjective. Ensure proper relationships among open space, thoroughfares ,. and land use. IPolicies 1. Open Space. Require the preservation and enhancement of natural areas , encompassing woodlands , ponds, wetlands, flood plains, watercourses, and areas of steep slope as natural systems for stormwater control, soil erosion I control, wildlife habitats, passive recreation, and scenic vistas; require the introduction of other open spaces and parkways, linking the natural areas for passive and active recreation, as depicted on the map of Land Use, Exhibit F; Iand require the following additional open spaces : a. The minimum amount of open space to be preserved and ' maintained along watercourses shall be the flood plain as identified on the current Flood Insurance Rate Map or Floodway Boundary Map prepared by the Federal Emergency Management Administration; I plus an additional 50 feet of open space to be used exclusively for pedestrian access and related I improvements, indigenous landscaping, or where required, approved stormwater management facilities , sanitary sewers, watermains, and other public utilities, above Iground or underground; or the minimum amount of open space shall be that land I area bounded by lines that are located 125 feet from and on both sides of the center line of the watercourse; • whichever is greater. I A fifty (50) foot building setback from the open spaces adjoining all watercourses . I b. A one hundred ( 100) foot building setback from all woodlands, ponds, and wetlands with the first fifty (50) feet adjoining such natural feature to be used I11 An Amendment to the Official Comprehensive Plan FAR WEST AREA PLAN . . . SUMMARY II exclusively for pedestrian access and related improvements, indigenous landscaping, or where required, 111 approved stormwater management facilities, sanitary sewers, watermains, and other public utilities, above ground or underground, as depicted on the graphic of the Il ' Land Design Model, Exhibit G. c . One hundred ( 100) foot parkways (building setback) adjoining all arterial streets with the first fifty (50) II feet adjoining the arterial street to be used exclusively for pedestrian access and related improvements , indigenous landscaping, or where required, a approved stormwater management facilities, sanitary - sewers , watermains, and other :public utilities, above ground or underground, except for Area Business Districts and Community Facility Districts exceeding thirty ( 30) acres of land, which are subject to the setback requirements of the Elgin Zoning Ordinance, as III depicted on the graphic of the Land Design Model, Exhibit G. d. One hundred ( 100) foot pathway linkages, as depicted on 0 the map of Land Use, Exhibit F. 2 . Land Use. Provide for residential, community facility, a commercial, and office, research, and industrial development, as depicted on the map of Land Use, Exhibit f, as depicted on the graphic. ..of the Land Design Model, Exhibit G, and according to the . following additional11 policies : a. The land use designation "OS Open Space" encompasses all natural areas and other passive or active open spaces . Within ' 'the context of the competition for locations among the various uses of land, parks may be at any location, as approved by the city. Open space for parks has not been designated on the map of Land Use. b. The land use designation "RR Rural Residential" 111 encompasses existingresidential, developments featuring the use of any alternate water distribution system or wastewater treatment, system. c . The land use designation "UR Urban Residential" encompasses residential developments featuring the use of water distribution services provided by the City of Elgin and wastewater treatment services provided by the Fox River Water Reclamation District, and developed in conformance to the provisions of the Elgin Zoning . 12 An Amendment to the Official Comprehensive Plan II a FAR WEST AREA PLAN I SUMMARY IIOrdinance for residence districts . Within the context of the competition for locations among the various uses I of land, urban residential may be at any location, as approved by the city. d. The land use designation "CF Community Facility" Jencompasses the development of community facilities developed in conformance to the provisions of the Elgin Zoning Ordinance for CF Community Facility Districts . I Community Facility Districts exceeding thirty ( 30) acres of land may be located at the intersection of two (2 ) arterial streets . Other Community Facility Districts may be located at the intersection of an arterial street I and a major collector street, at the intersection of an arterial street and a collector street, or at the intersection of two ( 2 ) major collector streets . Only existing community facilities have been designated on the map of Land Use. I e. The land use designation "AB Area Business" encompasses commercial development developed in conformance to the provisions of the Elgin Zoning Ordinance for AB Area Business Districts . Area Business Districts may be I located at the intersection of two arterial streets . However, no additional Area Business District zoning should be granted prior to the development of at least 1 ninety ( 90 ) percent of the existing Area Business Districts located south of Northwest Tollway ( Interstate 90) and west of North McLean Boulevard. Only one of the 1 acceptable locations for area business has been designated on the map of Land Use. The land use designation "NB Neighborhood Business" If . encompasses commercial development developed in conformance to the provisions of the Elgin Zoning • Ordinance for NB Neighborhood Business Districts . I Neighborhood Business Districts may be located at the - intersection of an arterial street and a major collector street or at the intersection of two (2 ) major collector I streets . None of the acceptable locations for neighborhood business have been designated on the map of Land Use. I g. The land use designation "ORI Office Research Industrial" encompasses industrial development developed in conformance to the provisions of the Elgin Zoning I Ordinance for ORI Office Research Industrial Districts . Office Research Industrial Districts should be located as depicted on the map of Land Use. I13 I An Amendment to the Official Comprehensive Plan FAR WEST AREA PLAN SUMMARY • h. The land use designation "GI General Industrial" encompasses industrial development developed in conformance to the provisions of the Elgin Zoning Ordinance for GI General Industrial Districts . General Industrial Districts should be located as depicted on 111 the map of Land Use. . 2. Thoroughfares. Establish appropriate relationships between the use of land and the thoroughfare .system, as depicted on the map of the Thoroughfare System Plan, Exhibit e, as depicted on the map of Land Use, Exhibit F, as depicted on the graphic of the Land Design Model, Exhibit G, and in accordance with the following policies : a. Limited access arterial streets are to be limited to a maximum and a minimum of two (2 ) street intersections with major collector streets or collector streets for each mile • of length. Such intersections are to be a located a minimum of one thousand ( 1, 000) feet apart. Provisions for the removal of all existing direct access to adjoining property is to be required. Randall Road and State Route 20 are limited access arterials . b. Arterial Streets are to be limited to a, maximum and a minimum of four ( 4 ) intersections with major collector streets or collector streets for each mile of length. Such intersections are to be located a minimum of one thousand ( 1, 000) feet apart. No direct access to adjoining property is to be allowed, except for Area Business Districts and Community Facility Districts containing thirty ( 30) or more acres of land, which may have direct access in conformance to the provisions of the Elgin Zoning Ordinance. Provisions for the removal , of all existing direct access to adjoining property is to be required. The arterial streets are. Big Timber Road, West Highland Avenue, Plank Road, South Street, Bowes Road, Hopps Road, Water Road, Nestler-Coombs Road, and proposed West Road. c. One ( 1) north/south and one ( 1) east/west major collector street is to be improved or constructed with continuity through each Development Area. No major collector street is to have continuity through more than one ( 1) Development Area. Major collector streets are to be allowed unlimited street intersections within a Development Area, but no direct access to adjoining property, except for Neighborhood Business Districts and Community Facility Districts, which may have direct 14 a An Amendment to the Official Comprehensive Plan • _ a FAR WEST AREA PLAN SUMMARY access in conformance to the provisions of the Elgin Zoning Ordinance. d. Traffic signals are to be installed at the intersection of all arterial streets , and at the intersection of arterial streets and major collector streets . Stop signs are to be installed at the intersection of major collector streets . Strategies 1 . Require substantial conformance to the open space policies of the Far West Area Plan through intergovernmental agreements , annexation agreements , the Elgin Zoning Ordinance, the Elgin Subdivision Ordinance, and the Elgin Development Impact Fees Ordinance. Implementation . Schedule: Ongoing. 2 . Provide for the preservation and enhancement of all significant natural areas as open space through deed transfers to the Kane County Forest Preserve or to the city, or through property owner associations within conservation or scenic easements , as may be determined to be appropriate . Allow property owners/developers to receive a net land area credit for the permanent preservation of woodlands on site or within one mile of the site receiving the credit, as may be approved by the City Council . Consider the adoption of an Official Map as provided by state statute. Implementation Schedule: Ongoing and December, 1997 . 3 . Require substantial conformance to the land use policies of the Far West Area Plan through annexation agreements and the Elgin Zoning Ordinance. Implementation Schedule: Ongoing. 4 . Require substantial conformance to the thoroughfare - policies of the Far West Area Plan through annexation agreements , the Elgin Zoning Ordinance, and the Elgin Subdivision Ordinance. Implementation Schedule: Ongoing. I 1 15 An Amendment to the Official Comprehensive Plan 1 I=E1 1:1=1 I= =I =I CM =I GIME 11212 ME EN MI ME Mil EMI ME a NORTH NORTH NORTH NORTH NORTH NORTH NORTH NORTH NORTH a NORTH ' NORTH NORTH NORTH NORTH NORTH FAR WEST AREA PLAN An Amendment to the Official Comprehensive Plan SOUTH SOUTH SOUTH SOUTH SOUTH SOUTH SOUTH SOUTH SOUTH SOUTH SOUTH SOUTH SOUTH SOUTH SOUTH SOUTH SOUTH SOUTH SOUTH SOUTH SOUTH SOUTH SOUTH CITY OF ELGIN, ILLINOIS SOUTH SOUTH August 14 , 1996 SOUTH SOUTH SOUTH SOUTH I 1 FAR WEST AREA PLAN ACKNOWLEDGEMENTS I m CITY COUNCIL Kevin Kelly, Mayor Terry Gavin Member Robert Gilliam Member John McKevitt • Member Edward Schock Member John Wal.ters Member Marie Yearman .. Member ' PLANNING AND DEVELOPMENT COMMISSION L Robert W. Siljestrom, Chairman Royal Covey Member Dan Fox. Member Eric Johnson Member Marlene Shales Member Stu Wasilowski Member George Wolff Member 11 111 it 2 An Amendment to the Official Comprehensive Plan a FAR WEST AREA PLAN ACKNOWLEDGEMENTS 1 CITY MANAGEMENT Richard B. Helwig, City Manager Robert O. Malm, Chief Operating Officer Assistant City Manager f • PLANNING DEPARTMENT Roger K. Dahlstrom, Planning Director Jerold T. Deering Principal Planner Thomas J. Armstrong Principal Planner Patricia A. Andrews Senior Planner Diana L. McNeil Associate Planner Veronica R. Bell Associate Planner Lydia Treganza Planning Technician. Bob G.,:Richardson Rehabilitation Specialist Sandra L. Lewis Administrative Secretary Shari' Allen Clerk Typist PRINCIPAL AUTHOR Jerry Deering I GRAPHICS 1 Veronica R. Bell Lydia Treganza t I 11 3 An Amendment to the Official Comprehensive Plan FAR WEST AREA PLAN CONTENTS INTRODUCTION • Comprehensive Plan of Elgin 5 Land Resource Management 5 11 Historical Patterns of Development 6 The Fourth City 6 Far West Planning Area 7 THE PLAN 11 Introduction 8 Goal of the Far West Area Plan 8 Regional Land Resource Management 8 11 Population Projections 10 Land Consumption Projections 11 Infrastructure System 14 Cost of Development 19 Housing Affordability 21 Land Design. 30 IR Hi FAR WEST AREA PLAN EXHIBITS 11 A. Planning Area B. Water System 11 C. Sewer System D. Watersheds 11 E . Thoroughfare System F. Land Use 11 G. Land Design Model 11 111 An Amendment to the Official Comprehensive Plan � a FAR WEST AREA PLAN IIINTRODUCTION - 5 COMPREHENSIVE PLAN OF ELGIN The Comprehensive Plan of Elgin was adopted in 1983, as amended by the Northwest Area Plan in 1990 . The comprehensive plan is a statement of community policy with respect to how the city' s places to live, recreate, shop, and work are to be located and ' n developed. The plan is a guide to decision making, providing a 1 ® framework for the establishment of planning and development 1 objectives, policies, and implementation strategies . IWhile the comprehensive plan of 1983 continues to be substantially relevant for the developed portion of the planning area, the policies for the developing portions of the planning i area reflect community objectives, policies, and technical " II implementation strategies that are ten years old. I Accordingly, the Far West Area Plan, as an amendment to the Comprehensive Plan of Elgin, represents the most current planning and developmen policies of the community.t The goals, , I objectives , - and policies of the comprehensive plan of 1983 shall remain in effect to the extent that there is not a conflict with the policies of the Far West Area Plan. I . . / LAND RESOURCE MANAGEMENT - II "Land resource management" is the reincarnation of the term "growth management" . Where growth management viewed land as a commodity, to be bought and sold, land resource management focuses on land as a resource, and therefore, land is transacted 1 IIby an allocation decision. Both the developer with the commodity perspective and the community with the resource perspective are occupied with determining the optimum use of land. In the developer' s view, land is transacted by a market decision. The use of land is determined by the highest bidder, or more I specifically, the use that generates the greatest economic return on a specific parcel of land. In the community' s view, land is transacted by an allocation decision. Land use decisions are made according to planning and development policies and II strategies . The appropriateness of a specific land use at a specific location is determined by the needs of the community. 11 The Far West Area Plan is a land resource management plan, which seeks to strike a balance among the need for development, the needs of the community, and the conservation of the natural environment. II i 5 An Amendment to the Official Comprehensive Plan • FAR WEST AREA PLAN , INTRODUCTION CONTINUED HISTORICAL PATTERNS OF DEVELOPMENT 11 Over the years, three distinct patterns of development have evolved in Elgin, each of which is largely the result of the transportation technology and the land development economics of 11 their respective periods in history. . The first city is the central portion of Elgin, which was built11 to a "human scale" due to its reliance on a pedestrian and equestrian based transportation system. The distinguishing feature of the first city is the close proximity in which residential, commercial, and industrial areas are located. The second city, located within a concentric zone or development ring on the periphery of the central portion of Elgin, is distinguished by a significantly lower density, which was made possible by an automobile based transportation, system. The second city, features single family neighborhoods interspersed with neighborhood shopping areas . The third city, representing the last distinguishable, development 11 ring, demonstrates the' full impact of 'an automobile based transportation system. The third city features generally lower. density .than the- se.cond city, neighborhoods that are defined by the arterial street system, industrial parks, and community business` centers, as well as strip commercial development. In IP recent years, however, a ' fourth city has begun to emerge in response; to evolving land resource management policies and strategies . THE FOURTH CITY Envision a fourth city, where development compliments the most significant and sensitive features of the natural environment. I Imagine development 'standards '' in which flood ' plains, watercourses, wetlands., wooded areas, and areas of steep slope are preserved or restored as natural systems for stormwater control, soil erosion control, wildlife habitats, and scenic 11 vistas . Envision a fourth , city, in which natural areas are valued for j their quality as open space. Imagine the introduction of other open spaces, linking the natural areas for passive and active recreation. Visualize residential ' neighborhoods directly accessible to community and neighborhood business centers by local . vehicular and pedestrian traffic',• yet protected from intrusions of nonresidential land: use and vehicular through I An Amendment to the Official Comprehensive Plan II FAR WEST AREA PLAN I INTRODUCTION CONTINUED traffic . Conceive of the reservation of prime industrial land until it is required for development. Envision a fourth city where development pays for the otherwise public costs associated with its impact. Imagine a pattern of development in which its taxable value is equal to the cost of the public services it demands . The Far West Area Plan represents an opportunity to embrace this emerging pattern of development and to shape its form by envisioning the fourth city and by establishing objectives, policies, and strategies for its accomplishment. FAR WEST PLANNING AREA The Planning Area for the Far West Area Plan is bounded approximately by the Northwest Tollway ( I-90) on the north, the Village of Pingtee Grove on the west, the Illinois Central Railroad tracks on the south, and Randall Road on the east. For the purposes of ,this plan, the Planning Area has been divided into twenty three ,(23) Development Areas . The Development Areas represent underlying planning units for the plan. The Planning Area and the Development Areas are depicted on the map of the Planning, Area, Exhibit A. I/ I I/ tt 1 7 An Amendment to the Official Comprehensive Plan 11FAR WEST AREA PLAN THE PLAN I INTRODUCTION For the purpose of achieving a definitive plan, many of the findings , objectives, and policies embodied in the Far West Area Plan are not supported by accompanying background information. This approach is based on the premise that the consumers of this document have a . basic understanding of the opportunities and limitations for growth and development within the planning area 11 • and an appreciation for conciseness . GOAL OF THE FAR WEST AREA PLAN 11 The Far West Area Plan represents a commitment by the City of Elgin to quality land resource management; directing a balance among the need for development, the cost of development, and the conservation of the natural environment. 11 REGIONAL LAND RESOURCE MANAGEMENT Northeastern Illinois Planning Commission. The Strategic Plan11 for Land Resource by was Management . adopted the Northeastern 9' P Illinois, Planning Commission (NIPC) on June ' 18, 1992 . The plan features objectives and recommendations concerning • the stewardship, of environmental resources, the balance of the regional- pattern of development, the completion of the regional greenways network, and the consideration of the implementation of a Diversified Regional Centers Policy. Kane County. The Kane County 2020 Land Resource Management Plan was adopted by the Kane County Board. on June 11, 1996 . The plan 11 features' objectives and strategies , based on five key elements : open space, transportation, community character, land use, and water resources . The strategy for land use divides the county 11 into three areas : the urban corridor, the critical growth area, and the agricultural priority area. Elgin Planning Area. Pressures for development will undoubtedly I continue in the eastern portion of Kane County in general and in the Elgin Planning Area in particular. Compact and contiguous patterns of development,, which are built on the expanded infrastructure of existing municipal service centers is the only pattern of development which will ensure the most cost effective delivery of municipal services, the maintenance of water quality, and the prevention of the premature . development of prime agricultural land. 8 An Amendment to the Official Comprehensive Plan 1 I ( II FAR WEST AREA PLAN I THE PLAN CONTINUED ! 1 The use of alternate wastewater collection and treatment systems, such as mechanical and traditional, septic systems, and land , application systems , represent a threat to compact and contiguous it I patterns of development, to water quality, and to prime agricultural land in the Far West Planning Area. Any additional development under the regulation of Kane County within the Far West Planning "Area will increase the cost of the construction and maintenance of the water treatment and ,J distribution system, the wastewater collection and treatment system, the stormwater management system, and the thoroughfare system. Such development will also increase the cost of the delivery of police and fire services to the remaining owners of 1 II undeveloped property and to the existing municipal service centers . Development within the county' s jurisdiction decreases l the number of contributors to the cost of the infrastructure II without the municipal service centers having any practical method Ifor" decreasing the minimum required size of the infrastructure i system. IObjective r, Regional " Land .` Resource Management. Ensure that local land + I resource" management strategies are consistent with regional 1 strategies . Policies' ' ' . 1 1. Regional Land Resource Management. The City of Elgin endorses the Strategic Plan for Land Resource Management" 1 I adopted by the Northeastern Illinois Planning Commission on June 18, 1992 . 2. County Land Resource Management. Protect prime agricultural land from premature and piecemeal development; encourage major development to occur from the expansion of existing municipal service centers, such as Elgin; and ! I limit county development outside of the Elgin Planning Area 1 to the infill of existing rural residential patterns of I development. Strategies 1 . Actively pursue the endorsment of the regional and county land resource management policies of the Far West Area Plan by the Northeastern Illinois Planning Commission and Kane IICounty. Implementation Schedule: December, 1996 . . 9 An Amendment to the Official Comprehensive Plan FAR WEST AREA PLAN THE PLAN CONTINUED I 2 . Support applications to the Northeastern Illinois Planning 11 Commission for amendments to the Facilities Planning Area for the area generally coterminous with the Far West Planning Area. Implementation Schedule: Ongoing. 3 . Work cooperatively with surrounding municipalities toward the execution of jurisdictional boundary agreements, toward the provision of an effective and efficient infrastructure in support of the various communities;. and toward the establishment of other common planning and development policies . Implementation Schedule: ..December, 1997 . 4 . Object to any county zoning or subdivision applications within the Elgin Planning Area, that are inconsistent with I any of the policies and strategies of the Far West Area Plan. Implementation Schedule: Ongoing. 11 POPULATION PROJECTIONS General. Population projections allow the city to "see" future demographic patterrfs given present population trends . Population projections along with land consumption projections allow the11 city to identify and consider planning and development opportunities and limitations . The 1990 Census reports that the city' s overall population increased by 21 percent from 63,798 in 1980 to ,77 , 010 in 1990 . The number of housing units in the city 11 increased by 12 . 2 percent from 24 , 892 in 1980 to 27, 936 in 1990 . The housing vacancy rate decreased from 5 . 7 percent in 1980 to 11 3 . 8 percent in 1990 . The 1990 rate represents a very "tight" housing market. The average household size showed an increase from 2 . 69 in 1980 to 2 . 79 in 1990 . This is the first time in thirty years that average household size has increased. Population Projections. The following table lists historical and projected population for the city. In view of the city' s rate of growth over -the last five years , the projected 1995 population may be underestimated to some extent. However, because of the wide range of growth rates during the 1980 to 1990 period, the projections should ' be a reasonable indication of probable population growth trends over the next ten to thirty years . 1 a 10 An Amendment to the Official Comprehensive Plan 1 I ii 1 FAR WEST AREA PLAN i IITHE PLAN CONTINUED 1 Historical Projected 1940 - 40, 000 1995 - 85 , 753 ) I 1950 - 44 , 000 2000 - 94 , 833 1 1960 - 49,447 2005 - 104 ,494 1970 - 55, 691 2010 - 115, 457 ;I I 1980 - 63, 798 2015 - 128,246 1990 - 77, 010 2020 - 142 , 691 i Although the projected population for the city in the year 2020 is in excess of 142, 000, the projection is based on existing 1 community policy regarding growth and development. Consequently, the population projections should not be viewed as a long term II i commitment in support of growth, but rather as a probable result of present development trends and community policy. , 1 II I LAND CONSUMPTION PROJECTIONS ' 1 General. Land consumption projections allow the city to "see" future patterns of development with respect to the amount and location of land necessary for residential, commercial, and II 1 industri,al development. Land consumption projections in concert with population ,,,-projections allow the city to identify and consider planning and development opportunities and limitations . For the purpose of projecting land consumption, the wide range of 1growth rates, which characterize the 1980 ' s should be a reasonab- e basis for estimating land consumption over the next ten to thirty years . i1I Land Consumption 1982 thru 1991. Over the ten year period beginning on January 1, 1982 and ending on December 31, 1991, I I development in Elgin had consumed approximately three square { miles of land ( 2 , 000 gross acres) . Residential land use had consumed approximately 1,200 acres with 4 , 679 dwelling units, commercial use had consumed approximately 300 acres with 95 1 ' additional buildings, and industrial use had consumed I approximately 500 acres with 60 additional buildings . The following table summarizes land consumption over the ten year I I period. I 1 II I • 11 An Amendment to the Official Comprehensive Plan I • FAR WEST AREA PLAN 1 THE PLAN CONTINUED Land Consumption 1982 thru 1991 Residential Commercial Industrial • • Eastside Acres 453 . 67 60 . 41 130 . 85II Westside Acres 748 . 75 206 . 69 364 .61 Total City Acres 1202 .42 267 . 10 495 .46 II -Average Annual 120 .24 26 . 71 49 . 55 Consumption in Acres Land Use Inventory by Development Area. The planning area for the Far West Area contains 11, 396 .29 acres of : land ( 18 square miles) of which 7 ,010 .51 acres of land ( 11 square miles) are considered to be developable. The remaining land consists of wetlands, flood plains, woodlands, open space, and existing II development. The following table is an inventory of the planning area by Development Area, as depicted on themap of the Planning Area, Exhibit A. 111 Land Use Inventory by Development Area 11 '. Total Wetlands & Open Existing Developable Area Acres Flood Plains Space Subdivision - Acres yIl R 1 842 .48 66 . 91 68 .44 1 . 00 706 . 13 2 771 . 20 103 .58 65 . 89 57 . 39 544 . 34 3 638 . 58 0 . 00 157 . 42 335 . 59 - 145 . 57 4 696 .83 41 . 13 61 .49 335 . 35 258 . 86 5 1547 . 16 68 .57 746 . 79 422 . 13 309 . 67 6 716 . 97 0 . 00 53 . 71 110 . 70 552 . 56 ill 7 665 . 43 0 . 00 0 . 00 0 . 00 • 665 .43 il 8 527 . 05 29 .45 24 . 74 16 . 09 456 .77 .. 9 750 . 35 8 . 83 6 . 88 21 . 10 713 .54 10 -969 . 23 12 . 68 22 . 85 467 . 66 466 . 04 11 ' 774 . 59 38 .46 152 . 71 172 . 85 410 .57 12 798 . 92 28 . 54 .72 . 38 138 . 69 • 559 . 31 13 / 170 . 10 14 . 79 . 34 .96 1 . 65 118 . 70 14 695 . 47 14 . 45 151 . 89 15 . 82 513 . 31 a 15 831 . 93. 54 . 35 109 . 94 77 . 93 589 . 71 I Totals 11396 . 29 481 . 74 1730 . 09 2173 . 06 7010 . 51 Percent 100 . 00 4 . 23 15 . 18 19 . 07 61 .52 • 11 12 An Amendment to the Official Comprehensive Plan I 1 FAR WEST AREA PLAN THE PLAN CONTINUED ILand Consumption Projections. The land consumption projections assume a continuation of the decentralization trend that the metropolitan area has experienced over the last twenty years . l ' During the period between 1970 and 1990, the metropolitan area i increased in population by only 4 . 1 percent, while residential ' ' land consumption increased by approximately 46 percent. During the same period of time, 165 municipalities located on the periphery of the metropolitan area gained in excess of 1 million 0 residents, while 90 municipalities located at the region' s center I! experienced a net loss of 771, 000 residents . il Two land consumption projections have been made, a low land �� consumption projection and a high land consumption projection. IIFor residential development, the low land consumption projection I which features higher density assumes a decreasing rate of growth based on the .1980 ' s , projected over the next 30 years at a fixed number of additional dwelling units per year. The high land 1 consumption projection which features lower density assumes an increasing -rate of growth based on population projections . I Similarly, the low land consumption projection for commercial and industrial 'assumes a decreasing rate of growth based on the 1980 ' s, projected over the next 30 years at a fixed number of acres per ' year -, The high land consumption projection for i I commercial ,and'. ind'ustrial assumes an increasing rate of growth based on population projections . 1 On the westside of Elgin there are 404 undeveloped acres of land , annexed and zoned for residential, 275 undeveloped acres of land annexed -and zoned for commercial, and 938 undeveloped acres of II land annexed and zoned for industrial . The existing supply of undeveloped land has been subtracted from the following projections . IILow Land Consumption Projection 10 Year/Cumulative ' Far West Planning Area Percent of I Year Residential Commercial Industrial Total Developable Acres Acres Acres Acres Acres 2000 815 . 59 0 . 00 0 . 00 815 . 59 12% II 2010 2170 . 79 232 . 45 146 . 14 2549 . 28 36% 2020 3525 . 79 499 . 55 716 . 74 4742 . 08 67% 1 13 An Amendment to the Official Comprehensive Plan FAR WEST AREA PLAN 11 THE PLAN CONTINUED a High Land Consumption Projection a 10 Year/Cumulative Far West Planning Area Percent of Residential Commercial Industrial Total Developable a Year• Acres Acres Acres Acres Acres 2000 1490 . 16 49 . 27 0 . 00 : 1593 . 43 23% 2010 3927 . 16 466 . 17 645 . 33 5038 . 66 72% 2020 7144 .26 1016 . 77 1821 .43 9982 . 49 142% 1 The low land consumption projection indicates that 67 percent of the planning area will be developed by the year 2020 . In 1 general, this projection would include the land lying between Randall Road on the east and Coombs Road extended north and south on the west. More specifically, the developed land would probably include Development Areas 1, 2, 3, 4 , 5, 6 , 7 , 8, 9, 10,. and 11, as depicted on the map of the Planning Area, Exhibit A. / The high land consumption projection indicates that 97 percent ofli the planning area.. may be developed by the year 2020 . ' The actual amount of land -cdnsumed by the year 2020 may reasonably lie somewhere between the two projections . While the projections represent a significant amount of growth and development in the 11 planning area, , they should not be viewed as a long term commitment 'in support of growth', but rather as a probable result li of present development trends and community. policy. INFRASTRUCTURE SYSTEM II General. The underlying framework for the .support of the community is the infrastructure, encompassing the water treatment II and distribution system,' the wastewater collection and treatment system, . the stormwater management system, and the thoroughfare system. A well planned and cost effective infrastructure system is the community' s most powerful implementation tool for land resource management in general and for directing a balance among the need for development, the cost . of development, and the,. conservation of the natural environment, in particular. I Water Treatment and Distribution System. The City of Elgin has developed and is now implementing a water treatment .and distribution expansion program which is designed to provide water service within the Far West Planning Area. The expansion program 1 14 o the Official comprehensive Plan. An Amendment t P FAR WEST AREA PLAN ' THE PLAN CONTINUED is based on the findings and recommendations of the Comprehensive Water Master Plan, City of Elgin, Illinois prepared by Black & ' Veach, dated 1992 . See the map of the Water System, Exhibit B. Wastewater Collection and Treatment System. The City of Elgin with the support of the Fox River Water Reclamation District has developed and is now implementing an interceptor sewer construction program which is designed to provide wastewater collection and treatment capability within the Far West Planning ' Area. The interceptor sewer construction program is based on the findings and recommendations of the Interceptor Sewer Master Plan Amendment and Northwest Interceptor Route Study prepared by Donohue, dated October, 1990 and the Engineering Report, City of ' Elgin Illinois , Sanitary Sewer _ Study prepared by Baxter & Woodman, dated April, 1993 . See the map of the Sewer System, Exhibit C. Stormwater Management System. While the City of Elgin has had development regulations for stormwater control for many years, ' the city has not developed a comprehensive stormwater management program. Such a program could result in a cost reduction in the construction and maintenance of stormwater control facilities, as well as result in certain benefits to the quality of life with ' regard to the provision of open space. These results could be accomplished by establishing stormwater management programs for each wa!terrhed, which would address the utilization of the ' natural drainage system, the consolidation of stormwater detention 'facilities, and the preservation of natural areas associated floodplains, watercourses, ponds , and wetlands, as ' depicted on the map of the Watersheds, Exhibit D. Development impact fees could be developed to pay the cost of the stormwater management system directly attributable to individual developments . ' Stormwater management facilities should be designed for multiple purposes . Stormwater should be viewed as a resource, which can ' be utilized in the creation of desirable water amenities, as well as in enhancing groundwater recharge. Proper stormwater management can reduce flooding to adjacent and downstream areas ' and can reduce water pollution by storing, infiltrating, and limiting stormwater runoff . Some of the findings , policies, and strategies for stormwater ' management include excerpts from Urban Stormwater Best Management Practices for Northeastern Illinois, prepared by the Northeastern Illinois Planning Commission, dated April 1993 . 1 111 15 An Amendment to the Official Comprehensive Plan 1 FAR WEST AREA PLAN . THE PLAN CONTINUED Thoroughfare System. The thoroughfare system provides vehicular 111. accessibility to the community' s places to live, recreate, shop, and work. The thoroughfare system is based on a hierarchy of streets, encompassing limited access arterial streets, arterial streets, major collector streets, collector streets, and local streets . The primary function of the thoroughfare system is the efficient movement of vehicular traffic. The thoroughfare system component of the Comprehensive Plan of fl Elgin has been and can continue to be implemented through intergovernmental agreements, annexation agreements, and the city' s capital improvement program. However, before the city can 111 require development impact fees for the thoroughfare system, a construction and improvement program must be established in conformance to state statutory requirements . See the map, of the111 Thoroughfare System, Exhibit E . Objective Infrastructure System. To ensure an efficient and cost effective infrastructure system, encompassing the water treatment and distribution system, the wastewater collection and treatment system, the stormwater management system, and the thoroughfare system, that is, financed by new development through fees that are directly, attributable to the development within specified service 111 areas . f Policies; 1. Water Treatment and Distribution System. Require all development within the planning area to be served with water treated and distributed by the City of Elgin, as depicted on the map of the Water System, Exhibit B. 2. Wastewater Collection ,and Treatment System. Require all development within the planning area to provide for the collection of wastewater by the City of Elgin and for the treatment of wastewater by the Fox River Water Reclamation District, as depicted on the map of the Sewer System, Exhibit C. 3. Stormwater Control System. Require the preservation and enhancement of ponds,' wetlands, flood plains, and watercourses as the natural drainage and storage system for stormwater management within the various- watersheds, as depicted on the map of the Watersheds, Exhibit d. Require all development within the planning area to be served by a stormwater" management system, which is to be constructed I 16 An Amendment to the Official Comprehensive Plan 1 FAR WEST AREA PLAN THE PLAN CONTINUED ' based on the findings and recommendations of a stormwater management plan to be developed by the City of Elgin. ' 4 . Thoroughfare System. Protect the primary function of the thoroughfare system: the efficient movement of vehicular traffic, and require the construction, of improvements and additions to the thoroughfare system, as depicted on the map of the Thoroughfare System, Exhibit E . ' Strategies 1 . Implement a water treatment and distribution expansion program based on the findings and recommendations of the Comprehensive Water Master Plan, City of Elgin, Illinois prepared by Black & Veach, dated 1992, as may be amended, and as programmed through the capital improvement program ' and financed through development impact fees and appropriate reimbursement ordinances . Implementation Schedule: Ongoing. ' 2 . Implement an interceptor sewer construction program based on the findings and recommendations of the Interceptor Sewer Master Plan Amendment and Northwest Interceptor Route ' Study prepared by Donohue, dated October, 1990 and the Engineering° Report, City of Elgin, Illinois, Sanitary Sewer Study prepared by Baxter & Woodman, dated April, 1993, as may be amended, and as programmed through the capital improvement program and financed through development impact fees and appropriate reimbursement ordinances . Implementation Schedule: Ongoing. II . 3 . Implement a stormwater control system construction program based on the findings and recommendations of a stormwater ' management program, which is to be developed, by the City of Elgin for each watershed, addressing the utilization of the natural drainage system, consolidated stormwater detention ' facilities, and the preservation of natural areas associated floodplains, watercourses, ponds, and wetlands . Develop an impact fee program to pay the cost of the stormwater control system directly attributable to ' individual developments . Implementation Schedule: December 1997 . I 4 . Establish and maintain development regulations which emphasize the use of the natural drainage system for stormwater management with the priorities in descending order as follows : I17 An Amendment to the Official Comprehensive Plan 1 11 FAR WEST AREA PLAN THE PLAN CONTINUED I a. Minimize impervious surfaces through the establishment and maintenance of regulations for maximum .building coverage and maximum vehicle use area. b. Reduce the rate of stormwater runoff and the amount of Ir stormwater pollutants through the establishment and maintenance of 'regulations providing for the introduction of vegetated swales in lieu of storm sewers and through the introduction ' of depressional stormwater 11 storage (natural topographic depressions and wetlands) . c. Reduce the rate of stormwater runoff and the amount of Ir stormwater pollutants through the establishment and maintenance of regulations providing for an increase in' the amount of infiltrate runoff onsite (maximizing the11 connection between impervious ' surfaces and vegetated pervious surfaces before runoff reaches a major conveyance system) . I d. Reduce the rate of stormwater runoff and the amount of stormwater pollutants through the establishment and I maintenance . of regulations •requiring stormwater detention, designed to increase infiltrate runoff on site. ' e'.r Utilize ! storm sewers to provide necessary stormwater II conveyance and to prevent nuisance conditions in situations where other drainage measures are not ' practical . Implementation Schedule: December, 1997 . 11 5 . Establish and maintain . development regulations which definitively minimize soil erosion through efficient It construction' phasing and ongoing stabilization measures . Implementation Schedule: Ongoing. 6 . Require new development to complete additions and II improvements to the thoroughfare system as depicted on the map of .. the Thoroughfare System, Exhibit E . and as prescribed in the land design policies of the Far West Area Plan through intergovernmental agreements, annexation agreements, the city' s capital improvement program, and appropriate 'reimbursement ordinances . ImplementationII Schedule: Ongoing. 1 I 18 An Amendment to the Official Comprehensive Plan. II 1 FAR WEST AREA PLAN THE PLAN CONTINUED ' COST OF DEVELOPMENT Cost of Municipal Services. Contrary to public opinion, there exists evidence indicating that the general growth and development of a municipality does not necessarily ensure greater economic efficiencies in the delivery of public services . The ' balance between revenue generating land use and expenditure generating land use is delicate at best. This delicate balance is affected by developments of regional impact; the density of development; the amount of residential development versus nonresidential development; assessed valuations for taxing purposes; fluctuating economies of scale in the delivery of public services; and in the case of Elgin, a commitment to the ' conservation and renewal of the central portion of the city. Fiscal Impact of Development. If alternate , amounts of ' residential versus nonresidential land use, varying levels in the quality or value of development, or the range of development density affect the cost of providing municipal services; the . community should .knowingly select that form of development that ' it is willing to support. While the fiscal impact of development is highly complex,. an assessment of fiscal impact is possible. However, because%, of the necessary assumptions built into such ' analyses, adequately measuring the fiscal impact of development becomes =an ongoing comparative assessment system, requiring city staff allocation for implementation and maintenance. Development Impact Fees. The development community is entitled to a profitable return on its investments in land development and building construction. Municipalities can help ensure the viability of the development community by providing reliable information regarding local regulations, which effect the developers ' costs prior to the time that a developer makes an initial investment. Additionally, it is reasonable for the development community to expect development impact fees to be quantifiably attributable directly to the impact of their ' development on the municipality. Furthermore, it is reasonable for the development community to expect credits against their impact fees , where appropriate. Similarly, it is reasonable for 11 a municipality to require such development impact fees . Objective ' Cost of Development. Ensure that the cost of development is paid by new development and that the balance between revenue generating land use and expenditure generating land use is ' maintained and improved in its current balance with a priority on encouraging revenue generating land use. 19 An Amendment to the Official Comprehensive Plan FAR WEST AREA PLAN THE PLAN CONTINUED Policies 1. Development Impact Fees. Require new development to pay development impact fees that are attributable quantifiably and directly to the impact of their development on the community with credits against their impact fees , where appropriate. • 2. Impact Fee Administration. Provide developers with reliable information regarding local policies and regulations , which affect the developer' s costs at the earliest possible point in the development review process . 3. Fiscal Impact of Development. Maintain or improve the current balance of development between revenue. generating . land use and expenditure generating land, use with a priority on encouraging revenue generating land use. Strategies • 1 . Maintain and enforce the provisions of the Elgin • Development , Impact Fees Ordinance. Implementation 111 Schedule: Ongoing. 2 . Research, develop, and enforce thoroughfare system impact 1 fetes,; as an amendment to the Elgin Development Impact Fees Ordinance. During the interim, require contributions for the construction and improvement of the thoroughfare system as follows : a. The cost of improvements to existing arterials and the construction of additional arterials is to be distributed proportionately over the ' developable acreage within the two (2) adjoining Development Areas, as depicted on the map of, the Planning Area, Exhibit A. I b. The cost of improvements to existing major collectors and the construction of additional major collectors is to be distributed proportionately over the developable acreage within each Development Area, as depicted on the map of the Planning Area, Exhibit A. c. Improvements to the existing thoroughfare system and the construction of additions to the thoroughfare system are to be phased and completed as ' required by the city. The improvements and additions are to be financed by new development with appropriate reimbursement ordinances or by the .city' s capital improvement program with I 20 An Amendment to the Official Comprehensive Plan U 1 FAR WEST AREA PLAN THE PLAN CONTINUED ' appropriate reimbursement ordinances , as may be required or approved by the city. Implementation Schedule: December, I 1998 and Ongoing. 3 . Research, develop, and enforce stormwater control system impact fees, as an amendment to the Elgin Development ' Impact Fees Ordinance, as a component of the development of a comprehensive stormwater management program. Implementation Schedule: December, 1997 . ' 4 . Establish and maintain policies and procedures for advising developers of local development impact fees . ' Implementation Schedule: Ongoing. 5 . Research, develop, and administer a fiscal impact assessment system for the entire community, as well as for ' current major development proposals . Implementation Schedule: December, 1998 . ' 6 . Subsequent to the completion of the fiscal impact assessment . system, establish additional policies and . implementation strategies with respect to maintaining the balance between revenue generating land use and expenditure ' generating - land use. Implementation Schedule:. December, 19.98 and Ongoing. f HOUSING AFFORDABILITY General. Housing affordability has become a national issue. The U. S . Department of Housing and Urban Development (HUD) defines housing affordability as the point at which a low or moderate income household pays 30 percent or less of household income on ' the provision of housing, encompassing existing and new housing, whether owned or rented. As an implementation tool for attaining adequate affordable housing, the federal government requires entitlement communities under the Community Development Block Grant Program to develop comprehensive housing affordability strategies , directed at providing more affordable housing. In the development community, housing affordability refers to the maintenance and expansion of the market for new housing. The . development community desires the deregulation of housing development in order to reduce the cost of housing. However, housing affordability is much more complex and much more regional in scope than either definition or strategy provides . i 21 . An Amendment to the Official Comprehensive Plan FAR WEST AREA PLAN. III THE PLAN CONTINUED Comparison of the Cost of Housing. The U. S . Census Bureau has recently distributed 1990 census data that permit a comparison between the City of Elgin and other jurisdictions of the a distribution of the number of owner occupied single family detached housing units in each of six home value ranges . The first of the following tables summarizes the distribution of the number and percentage of owner occupied housing units in each • - of six home value ranges for the City. of Elgin. The succeeding ' tables provide a comparison between the City of Elgin and the listed jurisdictions of the distribution of the percentage of owner occupied_ housing units in each of six home value ranges . The "Elgin Unit Difference" column represents the balance in the number of Elgin housing units based on the percentage difference for each home value range between Elgin and the listed jurisdiction. • 1 • 1 City of Elgin * 1990 Median Home. Value: $96 ,800 Total Housing Units: 27 , 936 Owner Occupied Units : 13,763 Value of Units Units Percent 1 Less than $50, 000 408 2 . 96% $50,000 to $99 , 999 7 , 081 51 .45% $100,000 to $149 , 999 4, 792 34 . 82% $150,000 to $199 , 999 0 1, 144 8 . 31% $200, 000 to $299 , 999 297 . 2 . 17% $300,000 or Greater 0 41 .29% - I 1 22 I An Amendment to the Official Comprehensive Plan • • I FAR WEST AREA PLAN ITHE PLAN CONTINUED IMetropolitan Area * 1990 Median Home Value : $110, 700 I Total Housing Units : 2 , 798, 004 Owner Occupied Units : 1, 223 , 373 I Elgin Unit Value of Units Percent Percent Difference I . Less than $50, 000 6 . 55% 2 . 96% - 494 $50 , 000 to $99 , 999 36 . 77% 51 . 45% + 2 , 020 $100 , 000 to $149 , 999 28 . 34% 34 . 82% + 892 $150, 000 to $199 , 999 13 . 80% 8 . 31% - - 755 I $200, 000 to $299 , 999 8 . 83% 2 . 17% - 918 $300 ,000 or Greater 5 . 68% . 29% 742 I The metropolitan area includes the combined totals for Cook County, DuPage County, Kane County, Lake County, McHenry County, and Will County: Elgin' s median home value is 87% of the I metropolitan median home value. In comparison . to the metropolitan area, the City of Elgin has a surplus of housing units in the $149 ,,999 and less ranges and a deficit of housing units in the $150, 000 and above ranges . The most significant I surplus _ is, in , the_" $50 , 000 to $99 , 999 range. This disparity involves: 18% of-` Elgin' s owner occupied housing units . The followir'g graphic depicts the Housing Values Comparison for Elgin I and the Metro Area. I 1 I II I23 An Amendment to the Official Comprehensive Plan FAR WEST AREA PLAN THE PLAN CONTINUED Three Counties * 1990 I Median Home Value: $113,900 Total Housing Units : 2 ,425,866 Owner Occupied Units : 983, 601111 Elgin Elgin Unit Value of Units Percent Percent Difference I Less than $50, 000 6 .56% 2 . 96% - 495 $50, 000 to $99,999 36 . 62% 51 .45% + 2 ,041 a $100,000 to $149 , 999 29 .23% 34 . 82% + 769 $150,000 to $199 ,999 13 . 98% 8 . 31% - 780 $200, 000 to $299 , 999 8 . 57% 2 . 17% 882 $300, 000 or Greater 5 . 04% .29% - 654 ' II The Three Counties include the combined totals for Cook County, DuPage County, and Kane County. Elgin' s median home value is 85% of the three county median home value. In comparison to the three counties, the City of Elgin has a surplus of housing units in the $149999 and less ranges and a deficit of housing units in the $150, 000 and above ranges . The most significant surplus is in the $50; 000 to. $99 , 999 range. This disparity involves 17% of Elgin' s , owner .,occupied housing units . The following graphic depicts ' the Housing Values Comparison for Elgin and the 3 Counties. r' I II 1 I II 24 II An Amendment to the Official Comprehensive Plan • , 1 1 FAR WEST AREA PLAN THE PLAN CONTINUED ' Nine Townships * 1990 ' Median Home Value : $148, 344 Total Housing Units : 94, 7'09 Owner Occupied Units : 61,798 ' Value of Units Percent Elgin Elgin Unit Percent Difference Less than $50, 000 1 . 63% 2 . 96% + 183 $50, 000 to $99 , 999 33 . 72% 51 .45% + 2,440 $100, 000 to $149 , 999 35 . 92% 34 . 82% - 151 $150, 000 to $199 , 999 14 . 42% 8 . 31% - 841 $200 , 000 to $299 , 999 9 . 09% 2 . 17% 954 $300 , 000 or Greater 5 . 22% . 29% 678 The Nine Townships include the combined totals for Barrington, Campton, Dundee, Elgin, Hanover, Plato, Rutland, St. Charles, and Wayne Townships . " Elgin' s median home value is ' 65% of the Nine ' Township median home value. In comparison to the Nine Townships, the City of"Elgin has a surplus of housing units in the $149 ,999 and less ranges and a deficit of housing units in the $150,000 and above ranges : The most significant surplus is in the $50, 000 ' to $99 , 999 " range. This disparity involves 18% of Elgin' s owner occupied housing: units . The following graphic depicts the Housing Values Comparison for Elgin and the 9 Townships . 1 ' 25 An Amendment to the Official Comprehensive Plan 1 FAR WEST AREA PLAN THE PLAN CONTINUED I Eight Surrounding Municipalities *. 1990 Median Home Value: $125,525 Total Housing Units : 38,587. Owner Occupied Units : 26 , 870 Elgin Elgin Unit Value of Units Percent Percent Difference II Less than $50,000 . 86% 2 . 96% + 289 $50,000 to $99 , 999 26 . 12% 51 . 45% + 3,486 , 47 . 44% 34 . 82% - 1,737 11 $11050, 0000 t $149999999 16 . 39% 8 . 31% • - 1, 112 $200, 000 to $299 , 999 7 . 84% 2 . 17% - .782 $300,000 or Greater 1 . 35% . 29% - 146 m The Eight Surrounding Municipalities include the combined totals for Bartlett, East Dundee, - Gilberts, Hoffman Estates, Pingree Grove, Sleepy Hollow, South Elgin, and Streamwood. Elgin' s median home value is 77 percent of the Eight Surrounding Municipalities median home value. In comparison to the Eight Surrounding Municipalities , the City of Elgin has a surplus of housing . units , in-• the $149 , 999 and less ranges and a deficit of housing , units , in 'the $150, 000 and above ranges . The most significant surplus is in the $50,000 to $99 , 999 range. ThisII disparit'y involves 15% of Elgin' s owner .occupied • housing units . The following graphic depicts the Housing Values Comparison for Elgin anti the 8 Municipalities . I I I I I I 26 An Amendment to the Official Comprehensive Plan FAR WEST AREA PLAN THE PLAN CONTINUED ' In comparison to the metropolitan area, to the three counties, to the nine surrounding townships, and to the eight surrounding ' municipalities, the City of Elgin has a surplus of single family detached housing units in the $149 , 999 and less ranges and a deficit of such housing units in the $150, 000 and above ranges . The most significant surplus is in the $50, 000 to $99, 999 range. ' This disparity ranges from 15% -to 18% of Elgin' s owner occupied housing units, which calculates to approximately 2 , 300 housing units . An additional set of comparisons indicate that Elgin' s distribution of the percent of housing units in each of the home value ranges is very similar to Chicago, Aurora, Joliet, and ' Waukegan. However,. the greatest similarity is with the City of Chicago. While in each comparison Elgin has a greater percentage of its housing units in the $150, 000 and above ranges, each of ' these cities has a greater percent of its housing in the $300,000 and above range. ' An identical analysis of monthly rents for renter occupied units reveals a similar disparity. In comparison to the metropolitan area, to the three,- counties, to the nine surrounding townships, ' and to the eight- surrounding municipalities, the City of Elgin has a surplus of renter occupied housing units in the monthly cash rent of $499 and below ranges and a deficit of renter occupied`.- housing units in the monthly cash rent of $500 and above ranges . This disparity ranges from 5% to 19% of Elgin' s renter occupied; housing units , which calculates to approximately 1, 700 housing units . In summary, the City of Elgin provides a greater amount of less expensive owner and renter occupied housing units as a percentage of the total number of Elgin housing units than the other ' jurisdictions in the comparisons . Seemingly, this fact would appear to place Elgin in a competitive disadvantage given the relationship between attracting new office, research, and ' industrial development and . the availability of local housing opportunities within the full range of housing values . HUD Housing Affordability. The U.S . Department of Housing and ' Urban Development (HUD) has assembled data from the 1990 census concerning housing affordability. According to HUD, 6Q$ of Elgin' s total number of housing units are considered to be ' affordable by low and moderate income households . For the metropolitan area, HUD considers 55% of the total number of housing units to be affordable by low and moderate income ' households . For the purpose of additional comparison, Kane County is considered to be 60% affordable, Hoffman Estates is ' 27 An Amendment to the Official Comprehensive Plan 1 • FAR WEST AREA PLAN THE PLAN CONTINUED considered to be 30% affordable, and Naperville is considered to be 18% affordable. However, because the HUD data on housing affordability is based on the median household income for individual jurisdictions, a totally accurate regional comparison of this regional issue is not possible based on HUD data. The fact remains that the City of Elgin provides .a greater amount of less expensive owner. and renter occupied housing units as a • percentage of the total number of Elgin housing units than the other jurisdictions to which Elgin has been compared. Developer Housing Affordability. The development community is also concerned with the provision of affordable housing, but with a slightly different perspective than the federal government. The development community desires to maintain and expand the market for new housing by providing the largest range of housing types and prices possible, directed at the various segments of the market. The development community believes that the deregulation of housing development will decrease .the cost of housing, and consequently, provide more new housing to more first time home buyers . — Throughout ' the country, the development community has been subjected to. planning and development policies; zoning, subdivision, and building regulations; and development impact fees that have ,been arbitrarily conceived and applied. Such policiese and regulations, as well as the competition for undeveloped land, render investment in housing development less predicta ' best , development mm ' criticism ble of at the regulation. of housing Consequentlythe development becomesco very unitys understandable. However, comprehensive and reasonable planning and development 'policies and regulations , which are uniformly, equitably, and efficiently applied remove the "guess factor" from investment in housing development. Such policies and regulations do not necessarily increase the cost of housing. However, they affect the value of undeveloped land. 1 There is a balance among the reasonable regulation of housing development by municipalities, a reasonable return on investment by developers, and a reasonable expectation for the value of undeveloped land by property owners . The municipality' s role in maintaining an appropriate balance is to provide the developer with reliable information regarding local regulations, which affect the developers ' costs prior to the time that a developer makes an initial investment. • Conclusion. The provision of adequate affordable housing is a national issue and a regional issue, but it is not solely a local • 1 28 , An Amendment to the Official Comprehensive Plan FAR WEST AREA PLAN THE PLAN CONTINUED ' one. The City of Elgin has a surplus of housing units in the lower end of the housing value and rent ranges , as compared to ' the metropolitan area. While the provision of affordable housing is a necessity for low and moderate income households, and while the City of Elgin must continue to meet the needs of its residents, the provision of an adequate amount of affordable housing on the regional level cannot be achieved by a few municipalities . Therefore, it is reasonable for the City of Elgin to strive to meet the needs of its low and moderate income ' households, as well as to strive to bring the community' s housing values and rents into balance with the rest of the metropolitan area. Objective Housing Affordability. To ensure the provision. of adequate ' affordable housing to the community throughout the full range of housing types and prices . Policies 1. Housing Values and Rents . Monitor proposed housing development to achieve a balance in the distribution of ' housing values and rents with the metropolitan area. 2 . AMordability. Continue to meet the affordable housing ' needs of the community' s low and moderate income households . ' 3. Development Regulation Administration. Provide developers with reliable information regarding local policies and regulations , which affect the developer' s costs at the earliest possible point in the development review process . ' Strategies ' 1 . Require substantial conformance to the housing affordability policies of the Far West Area Plan through annexation agreements, the Elgin Zoning Ordinance, the Elgin Subdivision Ordinance. Implementation Schedule: Ongoing. 2 . Implement the Consolidated Plan, 1995-1999 , as required for entitlement communities under the Community Development Block Grant (CDBG) . Implementation Schedule: Five Year Intervals with Annual Strategies . 1 29 An Amendment to the Official Comprehensive Plan 1 FAR WEST AREA PLAN THE PLAN CONTINUED IF • 3 . Establish and maintain policies and procedures for advising developers of the costs of development associated with local regulation. Implementation Schedule: Ongoing. • LAND DESIGN General. Planning and development policies for. land design address the interrelationships among open space, thoroughfares, and land use. Land use in the Elgin Planning Area is generally comprised of the residential, community facility, commercial, and industrial categories . The unique differences among the land use 11 categories necessitate the establishment of land design policies . These differences encompass certain functional, operational, and traffic characteristics . Open Space. Natural areas such as woodlands, ponds, wetlands, floodplains,• watercourses, and areas of steep slope are valuable amenities for recreational use, as well as. for 'scenic vistas . These natural features should be preserved or enhanced as part of the land design process for new development. Building upon the location of natural areas, the opportunity exists to establish other open, spaces as parks, scenic parkways , and linkages for pedestrian ,access or scenic vistas among natural areas, parks, and parkways . " Open space opportunities provide the underlying 1 element 'for; land design policies . Thoroughfare , System. The primary function of the thoroughfare system is to provide for the efficient movement of vehicular traffic . The provision of accessibility and visibility to the various uses of land is secondary. The thoroughfare system provides the f-ramework for land design policies . Land Use Designations. Locations for the various land use categories are affected by the natural environment, the varying levels of accessibility within the transportation system, and the different locational requirements of each land use category. Residential land use, both urban and rural, has the lowest 1 accessibility requirement ' in the land use system. Although, access to schools, shopping, work, and community facilities are all factors in choosing one location. over another.. Due to their public service nature, community facilities are generally not locationally competitive with business and industrial land uses, unless they ' serve the public health or safety. Community facilities should be located central and accessible to the population served without requiring traffic 1 30 An Amendment to the Official Comprehensive Plan • 1 FAR WEST AREA PLAN ' THE PLAN CONTINUED ' movements through or into a residential neighborhood, as defined by the arterial and major collector street system. ' Business districts provide goods and services to a market area, which is defined by a required minimum supporting population. The location of business districts is determined by the size and ' type of the commercial area, and the location of the market area. The locational requirements for office, research, and industrial land use varies by industry type and are affected by a number of factors, encompassing market area, location of the labor force, the availability of raw materials , and the availability and the cost of transportation. In the Elgin Planning Area, regional ' accessibility is generally the minimum requirement for industrial uses . Objective Land Design. Ensure proper relationships among open space, ' thoroughfares , and land use. Policies ; I 1. Open , Space, c::_Require the preservation and enhancement of natural areas, encompassing woodlands, ponds , wetlands, Mod plains, watercourses, and areas of steep slope as natural systems for stormwater control, soil erosion coptrol, wildlife habitats , passive recreation, and scenic vistas; require the introduction of other open spaces and ' parkways, linking the natural areas for passive and active recreation, as depicted on the map of Land Use, Exhibit F; and require the following additional open spaces : ' a . The minimum amount of open space to be preserved and maintained along watercourses shall be the flood plain as identified on the current Flood Insurance Rate Map or ' Floodway Boundary Map prepared by the Federal Emergency Management Administration; ' plus an additional 50 feet of open space to be used exclusively for pedestrian access and related improvements, indigenous landscaping, or where required, approved stormwater management facilities, sanitary sewers , watermains, and other public utilities, above ground or underground; ' or the minimum amount of open space shall be that land area bounded by lines that are located 125 feet from and 31 An Amendment to the Official Comprehensive Plan 11 FAR WEST AREA PLAN THE PLAN CONTINUED 111 • on both sides of the center line of the watercourse; whichever is greater. A fifty (50) foot building setback from the open spaces adjoining all watercourses. b. A. one hundred ( 100) foot building setback from all woodlands, ponds, and wetlands with the first fifty (50) 11 feet adjoining such natural feature to be used exclusively for pedestrian access and related improvements, indigenous landscaping, or where required, approved stormwater management - facilities, . sanitary sewers, watermains, and other public utilities, above ground or underground, as depicted on the graphic. of the Land Design Model, Exhibit G. c . One hundred ( 100) foot parkways (building setback) adjoining all arterial streets with the first fifty (50) feet adjoining the arterial street , to be used exclusively for pedestrian access and related improvements, indigenous landscaping, or where required, approved ;stormwater management facilities, sanitary sewers, /-watermains, and other public utilities, above . ground -" or": underground, . except for Area Business Districts and Community Facility Districts exceeding fthirty ( 30) acres of land, which are subject to the: setback requirements of the Elgin Zoning . Ordinance, as ; depicted on the graphic of the Land Design Model, ' Exhibit G. d; One hundred ( 100) foot pathway linkages, as depicted on the map of Land Use, Exhibit F. 2 . Land Use. Provide for residential, community facility, commercial, and office, research, and industrial development, as depicted on the map •of Land Use, Exhibit f, as depicted on the graphic " of the Land Design Model, Exhibit G, and according to the following additional ' policies : a. The land use designation "OS Open Space" encompasses all natural areas and other passive or active open spaces . Within the context of the --competition for locations among the various uses of land, parks may be at any location, as approved by the city. Open space for parks has not been designated on the map of Land Use. b. The land • use designation "RR Rural Residential encompasses existing residential developments featuring 32 An Amendment to the Official Comprehensive Plan 1 FAR WEST AREA PLAN ' THE PLAN CONTINUED ' the use of any alternate water distribution system or wastewater treatment system. c . The land use designation "UR. Urban Residential" encompasses residential developments featuring the use of water distribution services provided by the City of ' Elgin and wastewater treatment services provided by the Fox River Water Reclamation District, and developed in conformance to the provisions of the Elgin Zoning ' Ordinance for residence districts . Within the context of the competition for locations among the various uses of land, urban residential may be at any location, as approved by the city. d. The land use designation "CF Community Facility" encompasses the development of community facilities ' developed in conformance to the provisions of the Elgin • Zoning Ordinance for CF Community Facility Districts . Community Facility Districts exceeding thirty ( 30) acres of land may be located at the intersection of two (2 ) • arterial- streets . Other Community Facility Districts may be, located at the intersection of an arterial street and a major collector street, at the intersection of an ' , arterial :street and a collector street, or at the , intersection of two ( 2 ) major collector streets . Only ` existing community facilities have been designated on tthe map of Land Use. e." The land use designation "AB Area Business" encompasses commercial development developed in conformance to the provisions of the Elgin Zoning Ordinance for AB Area Business Districts . Area Business Districts may be located at the intersection of two arterial streets . ' However, no additional Area Business District zoning should be granted prior to the development of at least ninety ( 90) percent of the existing Area Business ' Districts located south of Northwest Tollway ( Interstate 90) and west of North McLean Boulevard. Only one of the acceptable locations for area business has been ' designated on the map of Land Use. f . The land use designation "NB Neighborhood Business" encompasses commercial development developed in conformance to the provisions of the Elgin Zoning Ordinance for NB Neighborhood Business Districts . Neighborhood Business Districts may be located at the ' intersection of an arterial street and a major collector street or at the intersection of two (2 ) major collector streets . None of the acceptable locations for 33 An Amendment to the Official Comprehensive Plan 1 FAR WEST AREA PLAN THE PLAN CONTINUED neighborhood business have been designated on the map of Land Use. g. The land use designation "ORI Office Research Industrial" encompasses industrial development developed in conformance to the provisions of the Elgin Zoning Ordinance for ORI Office Research Industrial Districts'. Office Research Industrial Districts should be located as depicted on the map of Land Use. h. The land use designation "GI General Industrial" encompasses industrial development developed in conformance to the provisions of the Elgin Zoning Ordinance for GI General Industrial Districts . General Industrial Districts should be located as depicted on the map of Land Use. 2. Thoroughfares. Establish appropriate relationships between the use of land and the thoroughfare system, as depicted on the map of• the Thoroughfare System Plan, Exhibit e, as depicted on the map of Land Use, Exhibit F, as depicted on the graphic _of the Land Design Model, Exhibit G, and in accordance/with the following policies : a., Limited -access arterial streets are to be limited to a , maximum and a minimum of two (2 ) street intersections ' with major collector streets or collector streets for ; each mile of length. Such intersections are to be ' located a minimum of one thousand ( 1,000) feet apart. Provisions for the removal of all existing direct access to adjoining property is to be required. Randall Road and State Route 20 are limited access arterials . b. Arterial Streets are to be limited to a maximum and a minimum of four (4) intersections with major collector streets or collector streets for each mile of length. Such intersections are to be located a minimum of one thousand ( 1, 000) feet apart. No direct access to adjoining property is to be allowed, except for Area Business Districts and Community Facility Districts containing thirty ( 30) or more acres of land, which may have direct access in conformance to the provisions of the Elgin Zoning Ordinance. Provisions for the removal. of all existing direct access to adjoining property is to be required. The arterial streets are Big Timber Road, West Highland Avenue, Plank Road, South Street, Bowes Road, Hopps Road, Water Road, Nestler-Coombs Road, and proposed West Road. 34 An Amendment to the Official Comprehensive Plan • FAR WEST AREA PLAN THE PLAN CONTINUED c . One ( 1) north/south and one ( 1) east/west major collector street is to be improved or constructed with continuity through each Development Area. No major I collector street is to have continuity through more than one ( 1) Development Area. Major collector streets are to be allowed unlimited street intersections within a Development Area, but no direct access to adjoining property, except for Neighborhood Business Districts and Community Facility Districts, which may have direct access in conformance to the provisions of the Elgin Zoning Ordinance. d. Traffic signals are to be installed at the intersection I of all arterial streets , and at the intersection of arterial streets and major collector streets . Stop signs are to be installed at the intersection of major I collector streets . Strategies • I1 . Require substantial conformance to the open space policies of the Far , West Area Plan through intergovernmental agreements ,- annexation agreements, the Elgin Zoning I Ordinance, - the Elgin Subdivision Ordinance, and the Elgin Development- Impact Fees Ordinance. Implementation Schedule : Ongoing. I2 . Prpvide for the preservation and enhancement of all significant natural areas as open space through deed I transfers to the Kane County Forest Preserve or to the city, or through property owner associations within conservation or scenic easements, as may be determined. to be appropriate. Allow property owners/developers to I receive a net land area credit for the permanent preservation of woodlands on site or within one mile of the site receiving the credit, as may be approved by the City I Council . Consider the adoption of an Official Map as provided by state statute. Implementation Schedule: Ongoing and December, 1997 . I3 . Require substantial conformance to the land use policies of the Far West Area Plan through annexation agreements and the Elgin Zoning Ordinance. Implementation Schedule: I Ongoing. 4 . Require substantial conformance to the thoroughfare I policies of the Far West Area Plan through annexation agreements, the Elgin Zoning Ordinance, and the Elgin Subdivision Ordinance. Implementation Schedule: Ongoing. I35 An Amendment to the Official Comprehensive Plan FAR WEST AREA PLAN BIBLIOGRAPHY Baxter & Woodman. Engineering Report, City of Elgin Illinois, Sanitary Sewer Study. Elgin, unpublished report. Black & Veach. 1992 . Comprehensive Water Master Plan, City of Elgin, Illinois . Elgin, unpublished report. City of Elgin. 1992 . Comprehensive Housing Affordability Strategy. Elgin. --- 1983 . Comprehensive Plan, Elgin, Illinois . Elgin. --- 1989 . Elgin Development Impact Fee Ordinance, Elgin Municipal Code. Elgin. --- 1962 . Elgin Subdivision Regulations, Elgin Municipal Code. Elgin. --- 1992 . Elgin Zoning Ordinance, Elgin Municipal Code. Elgin. --- 1993 . Land Consumption Projections, Far West Area, City of Elgin, %Elgin, unpublished report. --- 199Q. Northwest Area Plan, An Amendment to the Comprehensive 1 Plan, City of Elgin. Elgin. --= 1991 . Report on 1990 Census Data and Projected Population Growth. Elgin, unpublished report. Donohue. 1990 . Interceptor Sewer Master Plan Amendment and Northwest Interceptor Route Study. Elgin, unpublished report. Northeastern Illinois Planning Commission. 18 June 1992 . Strategic Plan for Land Resource Management. Chicago. --- 1992 . Northeastern Illinois Regional Greenways Plan. Chicago. 1 36 An Amendment to the Official Comprehensive Plan 1 June 17, 1996 • FINDINGS AND RECOMMENDATION Planning and Development Commission City of Elgin, Illinois SUBJECT Consideration of the Far West Area Plan * An Amendment to the Official Comprehensive Plan by the City of Elgin, as Applicant. BACKGROUND • The Planning Department has researched, developed, and written an amendment to the official comprehensive plan of Elgin, entitled the Far West Area Plan * An Amendment to the Official Comprehensive Plan, Elgin, Illinois . The plan addresses regional land resource management, population projections, land consumption projections, the infrastructure system, the cost of development, housing affordability, and land design. • The Planning and Development Commission has held numerous public meetings in review and consideration of the proposed amendment to the comprehensive plan. FINDINGS After due notice, as required by law, the Planning and Development Commission held a public hearing in consideration of the Far West Area Plan on May 20, 1996 . The applicant testified at the hearing and presented documentary evidence in support of the application. Objectors appeared at the hearing. No written correspondence has been submitted. The Planning and Development Commission has made the following findings concerning the proposed amendment to the official comprehensive plan: A. The Far West Area Plan establishes planning and development objectives, policies, and strategies for approximately 18 square miles of land located west of Elgin. • FINDINGS AND RECOMMENDATION Planning and Development Commission Far West Area Plan June 17 , 1996 411 B. The Far West Area Plan represents a commitment to quality land resource management, directing a balance among the need for development, the cost of development, and the conservation of the natural environment. RECOMMENDATION On a motion to recommend the approval of the Far West Area Plan, the vote was six ( 6 ) yes, and zero ( 0) no . Therefore, the motion to recommend the approval of the plan was adopted. •?-4C06e.4.Q9ACiafrt40-4Ak-• 110 Robert W. Siljestrom, Chairman Planning and Development Commission 4r � Roger t g r K. Dahlstrom, Secretary Planning and Development Commission 111 Page 2 7FINDING/PZTEXT/1000PL.PR/1400SA.PP/1420FWAP