Loading...
HomeMy WebLinkAboutG91-04 (2) • Ordinance No.G91-04 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 was adopted as an amendment and incorporated into the Comprehensive Plan on August 14, 1996,pursuant to Ordinance No. G34-96; and WHEREAS,the Far West Planning Area Development and Design Guidelines was adopted as an amendment and incorporated into the Comprehensive Plan on January 26, 2000,pursuant to Ordinance No. G4-00; and WHEREAS,the Far West Area Active Adult Communities Guidelines has been proposed as a further amendment to the Comprehensive Plan; and WHEREAS,on September 7,2004 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 the Far West Area Active Adult Communities Guidelines 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 interests 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,April 24, 1996,August 14, 1996,January 26,2000,May 24,2000,January 24,2001 and November 19,2003 by adding thereto the Far West Area Active Adult Communities Guidelines, a copy of which is attached hereto and made a part hereof by reference. I • Section 2. That in case of conflict between the Far West Area Active Adult Communities Guidelines and the Comprehensive Plan as heretofore adopted,the provisions of the Far West Area Active Adult Communities Guidelines shall control in the area covered by said guidelines. Section 3. That the provisions of Ordinance Nos.G21-83,G10-90,G15-95,G17-96,G34- 96 G4-00,G28-00,G6-01 and G96-03 shall otherwise remain in full force and effect until amended or repealed in the manner provided by law.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/Ed Schock Ed Schock,Mayor Presented: December 1, 2004 Passed: December 1, 2004 Vote: Yeas: 6 Nays: 0 Recorded: December 2, 2004 Published: Attest: s/Dolonna Mecum Dolonna Mecum, City Clerk 111. Far West Planning Area Development and Design Guidelines Active Adult Communities ISSUE There is a heightened interest in Active Adult Communities (AAC) as the baby boomers are fueling a need for this type of development. The AAC market differs in many ways from the market for primary family homes, especially with respect to buyers' motivation and buying style, the needs and preferences of residents, and product design. AAC communities provide residents with a distinct, adult-oriented lifestyle choice rather than simply with a place to live. The Far West Planning Area Development and Design Guidelines do not address the issues of these communities. The price points, lot sizes, and building material requirements are not in line with the nationally accepted guidelines published by the Urban Land Institute (ULI), a nonprofit education and research institute. Research indicates people moving into these communities are requiring the following: 1. Smaller homes with maintenance free exteriors and larger interior common areas. The commonly accepted building materials include a combination of brick, stone, vinyl and aluminum siding. 2. Smaller lots as larger lots are not desirable due to higher maintenance costs. The homeowners prefer to entertain inside their homes or socialize at the club house. 3. The smaller homes will result in lower price points to help offset the association fees for exterior maintenance and the additional desirable amenities listed in the ULI guidelines including walking trails, swimming pools,tennis courts, golf courses, etc. The growing demand for these communities and the variations they would require for development in our expanding far west growth make it necessary to review and update our guidelines. FINDINGS In developing a recommendation for alternative guidelines regarding Active Adult Communities, staff has considered design guidelines and standards being used in various developments and other locales, has reviewed model codes, and has toured or reviewed photographed examples from several developments. The following is a summary of our findings: 1. The smaller, maintenance free homes have architectural features which provide more quality to the structure. Quality and the reduction of maintenance costs are important to active adults -1- with years of experience buying homes and assessing neighborhoods. 2. Smaller lots require less maintenance expense and privacy can be achieved through landscaping, fences, and more open space adjacent to the lots. 3. Security is another feature identified as a key selling point for active adults. Homes wired for security systems, quick access to 911, and gated entrances add to the desirability of these communities. 4. Amenities are a key point to attract active adults as research shows they prefer a country club like setting. Golf courses, tennis courts, walking trails, swimming pools, clubhouses, town centers, and close proximity to medical offices are items proven to draw active adults to these communities. RECOMMENDATION Staff recommends that the following general goal statement and guidelines be adopted as an addendum to the Far West Planning Area Development and Design Guidelines : Goal Active Adult Communities should be designed and oriented to provide residents with a distinct, adult-oriented lifestyle choice rather then simply with a place to live. Guidelines Single Family Dwellings: • Detached dwellings shall be a minimum of 1600 square feet for a ranch and 2000 square feet for a two story. • Attached dwellings shall be a minimum of 1370 square feet for a ranch and 1770 square feet for a two story. • Lot sizes shall be 5,000 square foot minimum with a maximum building coverage of 45%. • The minimum value shall be $225,000 with an average value of$275,000. • Single loaded roadways shall be used to a significant and appreciable extent to provide for scenic views and connections to open spaces from the public way. • All of the dwelling units shall have a covered front entry porch and a minimum of a 2 car attached garage. • The front elevation of all dwelling units shall consist of a minimum of 40% brick, stone, or other acceptable masonry material and shall have a 2 foot return on the sides. -2- w . • • As an added public benefit in an exchange for the departures from the Far West Area Plan, an additional $3,800 per dwelling unit must be paid to the City, or an equivalent as approved by the City Council. Such amount shall be incremented annually in an amount equal to the Consumer Price Index. Amenities: • Clubhouse — tennis courts, swimming pool, fitness facility, lounge, library, bocce ball, lawn bowling, and horse shoes. • Active/passive Recreation — walking trails, public gardens, tot lots for grandchildren and shaded picnic areas. • Lesser Impact — no impact on school district, minimal impact on traffic as active adults generally drive less during peak traffic times, increased real estate and sales tax income, and increased human resources in the form of experienced, interested and active citizens and volunteer workers. -3- liN i,y OF it r � ii,o""""',\.� s City of Elgin Agenda Item No. . ►, w E r"t L „f► iiI I G - f00 ,►►► 1 1 11111I w" October 29, 2004 PIO < . 1 di I N ff! TO: Mayor and Members of the City Council FINANCIALLY STABLE CITYCANERNMENTEF RC IENT SE RYIC ES, AND OU LIT Y INFRASTRUCTURE FROM: David Dorgan, City Manager .4111 John Rothenberger, Building and Development Officer SUBJECT: Comprehensive Plan Amendment Review (Petition 65-04) PURPOSE The purpose of this memorandum is to provide the Mayor and members of the City Council with information regarding Petition 65-04 requesting various amendments to the Far West Planning Area Development and Design Guidelines(2002)Adopted as an Amendment to the Comprehensive Plan (1983) and the Far West Area Plan (1996). RECOMMENDATION It is recommended that the City Council approve Petition 65-04 Amendments. The Planning and Development Commission concurred with the Community Development Group and recommended approval of Petition 65-04. On a motion to recommend approval of Petition 65- 04, the vote was six (6) yes and zero (0) no. Therefore, the motion to recommend approval of Petition 65-04 was adopted. BACKGROUND An application has been filed by the City of Elgin,requesting approval of various amendments to the Far West Planning Area Development and Design Guidelines(2002) adopted as an amendment to the Comprehensive Plan (1983) and the Far West Area Plan(1996). The City of Elgin is proposing to amend the text of the guidelines with respect to the requirements for active adult communities. Comprehensive Plan Amendment Review October 29, 2004 Page 2 Active Adult Guidelines Utilizing Active Adult Community Guidelines published in a book by the Urban Land Institute (ULI), a nonprofit education and research institute, the proposed amendments include changes in minimum required lot sizes, pricepoints, security, and exterior buildingmaterials for active adult tY, retirement communities. Market trends indicate people moving into these communities prefer smaller, maintenance free homes on smaller lots. Although they prefer detached homes, large lots are not desirable due to increased maintenance costs. The homeowners prefer club houses rather than yards for entertaining and socializing with neighbors. Privacy can be achieved through the use of rear yard fences and/or landscaping. Design is important as the homeowner has years of experience buying homes and assessing neighborhoods. Being maintenance free through the use of brick combined with vinyl or aluminum siding helps decrease the cost of the structure and its' associated maintenance. Security is another feature identified as a key selling point for active adults. Homes wired for security systems, quick access to 911, and gated entrances add to the desirability of these communities. Storage is another concern as the size of the homes decrease. More people are looking for two car garages and additional storage areas within the home or garage due to the downsizing. An increase in amenities is another desirable feature identified in the ULI guidelines. These amenities include walking trails, fishing ponds, club houses, town centers, golf, tennis, and close proximity to medical services and schools. COMMUNITY GROUPS/INTERESTED PERSONS CONTACTED The proposed amendment was submitted to the Planning and Development Commission for consideration on September 7, 2004. As part of the public hearing, the general public and the newspapers were notified of the proposed amendment. VitKFINANCIAL IMPACT None. EGAL IMPACT Wifrli None. - / • !IF. Comprehensive Plan Amendment Review October 29, 2004 Page 3 ALTERNATIVES 1. Approve the proposed amendment. 2. Do not approve the proposed amendment leaving the existing guidelines in place. Respectfully submitted for Council consideration. jr Aa? /n1-c,61V,I,c. �4O F E(� c ��,,.., 4 Memorandum ti, City of Elgin opn �^ oRITEDvt, TO: City Manager, Group Managers, and Department Heads • 1/ FROM: Mark T. Biernacki, Community Development Manage DATE: March 22, 2000 / RE: Far West Planning Area Development and Design Guidelines Enclosed is your copy of the recently adopted Far West Planning Area Development and Design Guidelines. The guidelines were adopted on January 26, 2000 as an amendment to the Comprehensive Plan(1983)and the Far West Area Plan(1996). To the extent that a conflict exists between these guidelines and the terms and provisions of the Far West Area Plan (1996), these guidelines shall control. Additional copies of the Far West Planning Area Development and Design Guidelines and the Far West Area Plan are available in the Planning and Neighborhood Services Department.