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HomeMy WebLinkAboutG44-19 Ordinance No. G44-19 AN ORDINANCE RECLASSIFYING TERRITORY IN THE PCF PLANNED COMMUNITY FACILITY DISTRICT AND PMFR PLANNED MULTIPLE FAMILY RESIDENCE DISTRICT TO PSFR2 PLANNED SINGLE FAMILY RESIDENCE DIST ICT (Highland Woods Subdivision Neighborhoods G and I)) WHEREAS, the property described herein has previously been annexed to the City of Elgin; and WHEREAS, the property has previously been classified in the PCF Planned Community Facility District by Ordinance No.GI8-04,and PMFR Planned Multiple Family Residence District by Ordinance No. G17-04, as amended by Ordinance No. G22-14; and WHEREAS, written application has been made to reclassify ce in property part of Neighborhoods "G" and "I" of Highland Woods Subdivision from PCF lanned Community Facility District and PMFR Planned Community Facility District to PSFR2 Panned Single Family Residence District; and WHEREAS,the Planning and Zoning Commission conducted a publ c hearing concerning said application on April 1, 2019, following due notice including by publica ion; and WHEREAS, the Community Development Department and the lanning and Zoning Commission have submitted their written Findings of Fact and recomm nd approval of said application, subject to the conditions articulated below; and WHEREAS, the City Council of the City of Elgin, Illinois, has revi wed the findings and recommendations of the Community Development Department and the lanning and Zoning Commission; and WHEREAS,the City of Elgin is a home rule unit and as a home rule unit may exercise any power and perform any function pertaining to its government and affairs; and WHEREAS, zoning, including, but not limited to, this ordinance granting a map amendment to reclassify certain property part of Neighborhoods "G" and "I ' of Highland Woods Subdivision from PCF Planned Community Facility District and PMFR Pla ned Multiple Family Residence District to PSFR2 Planned Single Family Residence District pert all to the government and affairs of the city. NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF ELGIN, ILLINOIS: Section 1. That the City Council of the City of Elgin hereby adopts the Findings of Fact, dated April 1, 2019, and the recommendations made by the Community Development Department and the Planning and Zoning Commission, a copy of which is attached hereto and made a part hereof by reference as Exhibit A. Section 2. That Chapter 19.07 Zoning Districts, Section 19.08.020 entitled "Official Zoning District Map"of the Elgin Municipal Code,as amended,be and the same is hereby further amended by adding thereto the following paragraph: The boundaries hereinafter laid out in the "Zoning District Map", as amended, be and are hereby altered by including in the PSFR2 Planned Single Family Residence District the following described property: PSFR2 TRACT 1 HIGHLAND WOODS NEIGHBORHOOD "G & I" THAT PART OF THE SOUTHWEST QUARTER OF SECTION 1, TOWNSHIP 41 NORTH, RANGE 7 EAST OF THE THIRD PRINCIPAL MERIDIAN, DESCRIBED AS FOLLOWS: COMMENCING AT THE SOUTHEAST CORNER OF SAID SOUTHWEST QUARTER; THENCE NORTH 00 DEGREES 28 MINUTES 4 SECONDS WEST ALONG THE EAST LINE OF SAID SOUTHWEST QUARTER 1,633.99 FEET TO THE NORTHEAST CORNER OF HIGHLAND WOODS NEI HBORHOOD "F", RECORDED NOVEMBER 1, 2006 AS DOCUMENT NO. 006K120184 (THE FOLLOWING EIGHT COURSES ARE ALONG THE NORTHE LY LINE OF SAID HIGHLAND WOODS NEIGHBORHOOD "F"); THENCE SOU H 89 DEGREES 30 MINUTES 42 SECONDS WEST 55.25 FEET; THENCE NORT 59 DEGREES 51 MINUTES 25 SECONDS WEST 82.00 FEET; THENCE SOUTH 81 DEGREES 56 MINUTES 53 SECONDS WEST 92.00 FEET TO THE POINT OF BEGINNING; THENCE SOUTH 05 DEGREES 59 MINUTES 27 SECONDS WEST 115.00 FEET; THENCE SOUTH 25 DEGREES 54 MINUTES 27 SECONDS EAST 55.00 FEET; THENCE SOUTH 13 DEGREES 50 MINUTES 55 SECONDS WEST 150.00 FEET; THENCE SOUTH 38 DEGREES 33 MINUTES 46 SECONDS WEST 121.79 FEET; THENCE SOUTH 89 DEGREES 30 MINUTES 42 SECONDS WEST 546.90 TO THE NORTHERLY LINE OF HIGHLAND WOODS NEIGHBORHOOD "H", RECORDED NOVEMBER 1, 2006 AS DOCUMENT NO. 2006K120185, SAID NORTHERLY LINE BEING COINCIDENT WITH THE NORTHERLY RIGHT OF WAY LINE OF HIGHLAND WOODS BOULEVARD; THENCE NORTHWESTERLY ALONG SAID NORTHERLY RIGHT OF WAY LINE, 221.27 FEET ON A CURVE TO THE LEFT HAVING A RADIUS OF 548.00 FEET, THE CHORD OF SA D CURVE BEARS NORTH 20 DEGREES 16 MINUTES 15 SECONDS WEST 219 78 FEET; THENCE NORTH 00 DEGREES 29 MINUTES 18 SECONDS WEST 82 85 FEET; THENCE NORTH 00 DEGREES 27 MINUTES 27 SECONDS WEST 53 13 FEET; THENCE NORTH 04 DEGREES 27 MINUTES 22 SECONDS EAST 67 71 FEET; THENCE NORTH 76 DEGREES 43 MINUTES 01 SECONDS WEST 208.00 FEET; THENCE NORTH 79 DEGREES 43 MINUTES 17 SECONDS WEST 51.53 FEET; THENCE - 2 - NORTH 86 DEGREES 13 MINUTES 49 SECONDS WEST 53. 7 FEET; THENCE NORTH 86 DEGREES 42 MINUTES 05 SECONDS WEST 104.00 FEET; THENCE NORTH 86 DEGREES 29 MINUTES 50 SECONDS WEST 53. 1 FEET; THENCE NORTH 84 DEGREES 15 MINUTES 05 SECONDS WEST 5647 FEET; THENCE NORTH 06 DEGREES 54 MINUTES 42 SECONDS EAST 120.00 FEET; THENCE NORTHWESTERLY 24.38 FEET ON A CURVE TO THE RIGHT AVING A RADIUS OF 1,030.00 FEET, THE CHORD OF SAID CURVE BEARS NOR H 82 DEGREES 07 MINUTES 58 SECONDS WEST 24.38 FEET; THENCE SOUT 10 DEGREES 32 MINUTES 04 SECONDS WEST 120.27 FEET; THENCE NORTH 79 DEGREES 46 MINUTES 00 SECONDS WEST 57.92 FEET; THENCE NORT76 DEGREES 38 MINUTES 30 SECONDS WEST 62.85 FEET; THENCE NORT 73 DEGREES 49 MINUTES 03 SECONDS WEST 56.68 FEET; THENCE NORT 64 DEGREES 57 MINUTES 39 SECONDS WEST 73.99 FEET; THENCE SOUT 25 DEGREES 02 MINUTES 21 SECONDS WEST 118.51 FEET; THENCE SOUTHEASTERLY 57.01 FEET ALONG A CURVE TO THE RIGHT HAVING A RADIUS OF 130.00 FEET,THE CHORD OF SAID CURVE BEARS SOUTH 39 DEGREES 03 MINUTES 22 SECONDS EAST 56.55 FEET;THENCE SOUTH 26 DEGREES 29 MINUTES 37 SECONDS EAST 7.17 FEET TO SAID NORTHERLY RIGHT OF WAY LINE; THENCE SOUTHWESTERLY ALONG SAID NORTHERLY RIGHT OF WAY LINE, 180.53 FEET ON A CURVE TO THE LEFT HAVING A RADIUS OF 683.00 FEET, THE CHORD OF SAID CURVE BEARS SOUTH 58 DEGREES 06 MIN TES 58 SECONDS WEST 180.01 FEET TO THE NORTHEASTERLY CORNER OF IGHLAND WOODS NEIGHBORHOOD "J", RECORDED FEBRUARY 26, 2008 A DOCUMENT NO. 2008K015394(THE FOLLOWING TWO COURSES ARE ALONG THE NORTHERLY LINE OF SAID HIGHLAND WOODS NEIGHBORHOOD "J"); THENCE NORTH 76 DEGREES 42 MINUTES 05 SECONDS WEST 772.03 FEET TO THE WEST LINE OF SAID SOUTHWEST QUARTER; THENCE NORTH 00 DEGREES 03 MINUTES 59 SECONDS EAST ALONG SAID WEST LINE, 476.53 FEET; THENCE SOUTH 89 DEGREES 56 MINUTES 01 SECONDS EAST 58.78 FEET; THENCE SOUTH 51 DEGREES 49 MINUTES 59 SECONDS EAST 109.52 FEET; THENCE NORTHEASTERLY 15.13 FEET ALONG A CURVE TO THE RIGHT HAVING A RADIUS OF 60.00 FEET, THE CHORD OF SAID CURVE EARS NORTH 44 DEGREES 16 MINUTES 47 SECONDS EAST 15.09 FEET; T ENCE NORTH 51 DEGREES 49 MINUTES 59 SECONDS WEST 119.27 FEET; T ENCE NORTH 60 DEGREES 04 MINUTES 07 SECONDS EAST 105.48 FEET; HENCE SOUTH 89 DEGREES 10 MINUTES 33 SECONDS EAST 87.57 FEET; THENCE SOUTH 76 DEGREES 42 MINUTES 05 SECONDS EAST 593.13 FEET; THENCE SOUTH 75 DEGREES 43 MINUTES 35 SECONDS EAST 55.43 FEET; T ENCE SOUTH 72 DEGREES 58 MINUTES 04 SECONDS EAST 56.66 FEET; T ENCE SOUTH 70 DEGREES 08 MINUTES 46 SECONDS EAST 56.65 FEET; THENCE SOUTH 67 DEGREES 26 MINUTES 49 SECONDS EAST 55.75 FEET; THENCE SOUTH 23 DEGREES 17 MINUTES 55 SECONDS WEST 120.00 FEET; THENCE SOUTH 66 DEGREES 42 MINUTES 05 SECONDS EAST 8.84 FEET; THENCE SOUTHEASTERLY 338.59 FEET ALONG A CURVE TO THE LEFT HAVING A - 3 - RADIUS OF 970.00 FEET, THE CHORD OF SAID CURVE BEARS SOUTH 76 DEGREES 42 MINUTES 05 SECONDS EAST 336.88 FEET; THENCE SOUTH 86 DEGREES 42 MINUTES 05 SECONDS EAST 0.76 FEET; THENCE NORTH 03 DEGREES 17 MINUTES 55 SECONDS EAST 120.00 FEET; THENCE SOUTH 86 DEGREES 42 MINUTES 05 SECONDS EAST 156.00 FEET; THENCE SOUTH 85 DEGREES 16 MINUTES 17 SECONDS EAST 59.06 FEET; THENCE SOUTH 80 DEGREES 17 MINUTES 59 SECONDS EAST 59.38 FEET; T ENCE SOUTH 76 DEGREES 43 MINUTES 01 SECONDS EAST 579.00 FEET; T ENCE SOUTH 77 DEGREES 43 MINUTES 50 SECONDS EAST 104.02 FEET; THENCE SOUTH 76 DEGREES 43 MINUTES 01 SECONDS EAST 52.00 FEET; THENCE SOUTH 78 DEGREES 39 MINUTES 48 SECONDS EAST 44.26 FEET; THENCE SOUTH 61 DEGREES 49 MINUTES 29 SECONDS EAST 43.64 FEET; THENCE SOUTH 46 DEGREES 05 MINUTES 57 SECONDS EAST 54.84 FEET; THENCE SOUTH 28 DEGREES 34 MINUTES 24 SECONDS EAST 54.84 FEET; THENCE SOUTH 06 DEGREES 00 MINUTES 30 SECONDS EAST 61.96 FEET TO THE POINT OF BEGINNING, IN KANE COUNTY, ILLINOIS. SAID TRACT 1 CONTAINS 1,164,663 SQUARE FEET, MORE R LESS, OR 26.737 ACRES, MORE OR LESS. Section 3. That the City Council of the City of Elgin hereby grants the rezoning from PCF Planned Community Facility District and PMFR Planned Multiple Family Residence District to PSFR2 Planned Single Family Residence District for the property legally described in Section 2, which shall be designed, developed, and operated subject to the following provisions: A. Purpose and Intent. The purpose of the PSFR2 Planned Sinle Family Residence District is to provide a planned urban residential environment of moderate density for single-family detached dwellings, subject to the provisions of Chapter 19.60 "Planned Developments", of the Elgin Municipal Code, as amended. A PSFR2 Zoning District is most similar to, but departs from the standard requirements of the SFR2 Zoning District. B. Supplementary Regulations. Any word or phrase containe herein, followed by the symbol"[SR]",shall be subject to the definitions and the dditional interpretive requirements provided in Chapter 19.90"Supplementary Reg lations",of the Elgin Municipal Code,as amended. The exclusion of such symbol hall not exempt such word or phrase from the applicable supplementary regulatio . C. General Provisions. In this PSFR2 Planned Single Family esidence District,the use and development of land and structures shall be subjec to the provisions of Chapter 19.05 "General Provisions", of the Elgin Municip 1 Code, as amended, unless a departure has been granted by the City Council. D. Zoning Districts; Generally. In this PSFR2 Planned Sin le Family Residence District, the use and development of land and structures shall be subject to the -4 - provisions of Chapter 19.07 "Zoning Districts", of the Elgi Municipal Code, as amended, unless a departure has been granted by the City Co ncil. E. Location and Size of District. A PSFR2 Planned Single Famly Residence District should be located in substantial conformance to the official omprehensive plan. The amount of land necessary to constitute a separate SR2 zoning district exclusive of rights of way, but including adjoining land or land directly opposite a right of way shall not be less than two (2) acres. No departure from the required minimum size of a PSFR2 Planned Single Family Residence District shall be granted by the City Council. F. Land Use. In this PSFR2 Planned Single Family Residence District, the use and development of land and structures shall be subject to therovisions of Chapter 19.10 "Land Use", of the Elgin Municipal Code, as amended Permitted Uses. The following enumerated"land uses" [SR] shall be the only land uses allowed as a "permitted use" [SR] in this PSFR2 Planned Single Family Residence District: Residence Division. 1. "Single family detached dwellings" [SR] (UNCL). 2. "Residential garage sales" [SR] (UNCL). 3. "Residential occupations" [SR] (UNCL). 4. "Residential outdoor storage of firewood" [SR] (UN•L). 5. "Residential parking areas" [SR] (UNCL). Finance, Insurance, and Real Estate Division. 6. "Development sales office" [SR] (UNCL). Services Division. 7. "Family residential care facility" [SR] (8361). 8. "Home child day care services" [SR] (8351). Construction Division. 9. "Contractors office and equipment areas" [SR] (UNCI ). Transportation, Communication, and Utilities Division. 10. "Radio and television antennas" [SR] (UNCL). 11. "Satellite dish antennas" [SR] (UNCL). 12. "Treatment, transmission, and distribution facilities: poles, wires, cables, conduits, laterals, vaults, pipes, mains, and valves" [ SR] (UNCL). Miscellaneous Uses Division. 13. "Fences and walls" [SR] (UNCL). 14. "Signs" [SR] (UNCL), subject to the provisions of C apter 19.50, Signs,of the Elgin Zoning Ordinance. 15. "Temporary uses" [SR] (UNCL). 16. "Accessory structures" [SR] (UNCL) to the permitte uses allowed in this PSFR2 Planned Single Family Residence District, su ject to the provisions - 5 - of Section 19.12.500, Accessory Structures and Bu !dings, of the Elgin Zoning Ordinance. 17. "Accessory uses" [SR] (UNCL)to the permitted uses llowed in this PSFR2 Planned Single Family Residence District, subject to the provisions of Section 19.20.400, Component Land Uses, of the Elg n Zoning Ordinance. Conditional Uses. The following enumerated "land uses" [ R] shall be the only land uses allowed as a"conditional use" [SR] in this PSFR2 anned Single Family Residence District: Residence Division. 1. "Conditional residential occupations" [SR] (UNCL). Municipal Services Division. 2. "Municipal facilities" [SR] (UNCL) on a zoning lot containing less than two acres of land. Transportation, Communication, and Utilities Division. 3. "Amateur radio antennas" [SR] (UNCL). 4. "Commercial antennas and antenna structures mounted on existing structures" [SR] (UNCL). 5. "Commercial antenna tower" [SR] (UNCL) 6. "Other radio and television antennas" [SR] (UNCL). 7. "Other satellite dish antennas" [SR] (UNCL). 8. "Pipelines, except natural gas" (461). 9. "Railroad tracks"(401). 10. "Treatment, transmission and distribution facilities: quipment, equipment buildings,towers, exchanges, substations, regulators' [SR] (UNCL). Miscellaneous Uses Division. 11. "Planned developments" [SR] (UNCL)on a zoning lot containing less than two acres of land, subject to the provisions of Chapter 19.60, Planned Developments, of the Elgin Zoning Ordinance. 12. "Accessory structures" [SR] (UNCL)to the condition 1 uses allowed in this PSFR2 Planned Single Family Residence District, su ject to the provisions of Chapter 19.12.500, Accessory structures and Buil ings. 13. "Accessory uses" [SR] (UNCL) to the conditional uses allowed in this PSFR2 Single Family Residence District, subject to the provisions of Section 19.10. 400, Component Land Uses. G. Site Design. In this PSFR2 Planned Single Family Residenc District, the use and development of land and structures shall be subject to the rovisions of Section 19.12,"Site Design",of the Elgin Municipal Code,as amende ,and the Annexation Agreement. In this PSFR2 Planned Single Family Residence District, the site design regulations shall be as follows: - 6 - I. Zoning Lots-Generally. In this PSFR2 zoning distri t, "zoning lots" [SR] shall be subject to the provisions of Section 19.12 300 "Zoning Lots - Clarifications and Exceptions", of the Elgin Municip Code, as amended. 2. Lot Area. In this PSFR2 zoning district,the minimum required "zoning lot area" [SR] shall be 6,240 square feet per dwelling nit. The minimum required lot area for a zoning lot shall be 7,607 squar feet for all "through lots" [SR] and for all "corner lots" [SR]. 3. Lot Width. The minimum required "lot width" [SR] for a zoning lot shall be 47.83 linear feet. The minimum required "lot wid h" [SR] for a zoning lot shall be 57.65 linear feet for"corner lots" [SR]. 4. Setbacks- Generally. In this PSFR2 zoning district, "setbacks" [SR] shall be subject to the provisions of Section 19.12.400 "Set acks - Clarifications and Exceptions", of the Elgin Municipal Code, as am nded. 5. Setbacks by Lot Line. In this PSFR2 zoning d strict, the minimum required "building" [SR] "setbacks" [SR] for a zo ing lot shall be as follows: a. Local Street Setback. Where a zoning lot h s frontage on a local street, or on a collector street, the minimum required setback for a building from a street lot line shall be twenty 120) linear feet. b. Side Setback.The minimum required buildinl setback from a"side lot line" [SR] shall be five (5) linear feet. T e combined width of the side setbacks from the side lot lines shall n i t be less than ten(10) linear feet. c. Interior Setback. The minimum required bui ding setback from an "interior lot line" [SR] shall be five (5) linear eet. d. Rear Setback. The minimum required bui ding setback from a "rear lot line" [SR] shall be twenty (20) linear feet. 6. Accessory Structures and Buildings. In this P`FR2 zoning district, "accessory structures and buildings" [SR] shall be su 1 ject to the provisions of Section 19.12.500 "Accessory Structures and Bu ldings", of the Elgin Municipal Code, as amended. 7. Yards. In this PSFR2 zoning district, a "street yar." [SR], a "side yard" [SR], or a "rear yard" [SR] established by a required s uilding setback or by the actual location of a building shall be subject to the provisions of Section 19.12.600 "Obstructions in Yards", of the Elgin Municipal Code, as amended. 8. Residential Floor Area. In this PSFR2 zoning d strict, the maximum "residential floor area" [SR] of a single-family zoni g lot shall be 3,161 square feet. 9. Building Coverage. In this PSFR2 zoning district,th- maximum "building coverage" [SR] for a single family zoning lot shall •qual the "zoning lot area" [SR] times 0.40 (40%). - 7 - 10. Vehicle Use Area. In this PSFR2 zoning district, t maximum "vehicle use area" [SR] for a single family zoning lot shall e one thousand four hundred (1,400) square feet. 11. Supplementary Conditions. In this PSFR2 zoning district, the use and development of land and structures shall also be su 'ect to the following conditions: 1. Substantial conformance to the Development App ication submitted by Pingree LLC, as applicant and property owner, received January 24. 2019, and supporting documents including: a. Undated Statement of Purpose and Conformance, received March 4, 2019; b. Undated Reddington Homeowners Association Declaration of Covenants, Conditions and Restrictions, received March 4, 2019; c. Topographic and Boundary Survey, prep red by ESM Civil Solutions, LLC, dated October 29, 2018; d. Final Landscape Development Plans Highlan Woods Reddington: Neighborhoods "G" and "I" Elgin, Illinois, p epared by Signature Design Group dated January 28, 2019, last r vised June 12, 2019, with such further revisions as required by the Community Development Director; e. Final Plat of Subdivision for Highland Woods Neighborhood "G & I", prepared by Regional Land Services, date March I, 2019, last revised July 31, 2019, with such further revisi ns as required by the City Engineer; f. Final Engineering Improvement Plan fo Highland Woods "Reddington" Neighborhoods "G & I" Elgin, L, prepared by ESM Civil Solutions, LLC, dated January 18, 201 last revised August 15, 2019, with such further revisions as -quired by the City Engineer; g. Storms Sewer Ownership Exhibit Highland oods Neighborhood "G&I",prepared by ESM Civil Solutions,LL ,dated July 9,2019, last revised August 15, 2019,with such furthe revisions as required by the City Engineer; h. A letter from Scott Shelton, Regional Market Land Manager, Ryan Homes, regarding Comments from Devel•pment Application, Highland Woods Neighborhoods G and I, d.ted March 11, 2019; and i. NVR architectural master set/version series a rawings for Alberti — Alboa version 01, Bramante - BRMOA version 01, and Palladio — PLDOA version 01, prepared by NVR, Inc. Architectural Services Architects,stamped"Delivered February 28,2 18",received March - 8 - r 11, 2019; with such further revisions a requested by the Community Development Director. 2. Permitted home styles and materials shall be in su stantial conformance with the following plans: The architectural ma ter set/version series drawings for Alberti — Alboa version 01, Bram to - BRMOA version 01, and Palladio — PLDOA version 01, pre ared by NVR, Inc. Architectural Services Architects, stamped "D ivered February 28, 2018", received March 11, 2019; with such further revisions as requested by the Community Development irector. The City's Development Administer may approve additio al home styles for homes within this PSFR2 zoning district which have comparable or improved design and materials as depicted in he above-referenced architectural master set/version series drawings and are otherwise in compliance with the provisions of the Annex tion Agreement, the design guidelines of the comprehensive pland the special design conditions as further described below. The foll wing special design conditions shall also apply to homes constructs within this PSFR2 zoning district: a. "Garage forward" homes are permitted withithis PSFR2 zoning district, but no "garage forward" home sha 1 be permitted to be located next to (facing the same direction a ong the same street) another "garage forward" home. b. Vinyl siding is permitted on all elevation/side of a home within this PSFR2 zoning district provided, however, all homes must have masonry on the front elevation in similar proportions to the masonry depicted in the above-referenced architectural master set/version series drawings. c. Garages may be located two feet in front of the front elevation of a home, flush with the front elevation of a home, or recessed by not less than two feet as depicted in the above-referenced architectural master set/version series drawings. In the event of any conflict between such documents and the terms of this ordinance or other applicable city ordinanbes, the terms of this ordinance or other applicable city ordinances shall supersede and control. 3. No accessory buildings are permitted on a reside ial lot. 4. Compliance with all applicable codes and ordina ces. H. Off Street Parking. In this PSFR2 Planned Single Family R-sidence District, off- - 9 - S street parking shall be subject to the provisions of Chapt r 19.45 "Off Street Parking", of the Elgin Municipal Code, as amended. I. Off Street Loading. In this PSFR2 Planned Single Family R sidence District,off- street loading shall be subject to the provisions of Chapt r 19.47 "Off Street Loading", of the Elgin Municipal Code, as amended. J. Signs. In this PSFR2 Planned Single Family Residence D strict, signs shall be subject to the provisions of 19.50 "Street Graphics", of the E gin Municipal Code, as amended. K. Nonconforming Uses and Structures. In this PSFR2 P1 nned Single Family Residence District, nonconforming uses and structures shall be subject to the provisions of Chapter 19.52 "Nonconforming Uses and Str ctures" of the Elgin Municipal Code, as amended. L. Amendments. In this PSFR2 Planned Single Family Resid nce District, text and map amendments shall be subject to the provisions of Chapter 19.55 "Amendments"of the Elgin Municipal Code, as amended M. Planned Developments. In this PSFR2 Planned Single Fami y Residence District, the use and development of the land and structures shall be su ject to the provisions of Chapter 19.60 "Planned Developments", of the Elgin Municipal Code, as amended. A conditional use for a planned development mabe requested by the property owner without requiring an amendment to this PSF zoning district. N. Conditional Uses. In this PSFR2 Planned Single Family Residence District, conditional uses shall be subject to the provisions of Chapt r 19.65 "Conditional Uses", of the Elgin Municipal Code, as amended. A co ditional use may be requested by the property owner without requiring an amen ment to this PSFR2 zoning district. O. Variations. In this PSFR2 Planned Single Family Residen e District, variations shall be subject to the provisions of Chapter 19.10.500 " uthorized Land Use Variations", Chapter 19.12.800 "Authorized Site Design V iations", and Chapter 19.70"Variations",of the Elgin Municipal Code, as amende . A variation may be requested by the property owner without requiring an amen ment to this PSFR2 district. P. Appeals. Any requirement, determination, or interpretation associated with the administration and enforcement of the provisions of this ordin nce may be appealed subject to the provisions of Chapter 19.75 "Appeals", of the lgin Municipal Code, as amended. - 10 - Section 4. That this ordinance shall be in full force and effect immediately after its passage in the manner provided by law. •avi. J. Ka. ain, :yor Presented: August 28, 2019 Passed: August 28, 2019 Omnibus Vote: Yeas: 9 Nays: 0 Recorded: August 28, 2019 Published: August 30, 2019 j a h Attest: <ael'466 N.,)scm'ik/ ; ' 3cif Kimberly Dewis, Ci lerk - 11 - EXHIBIT A April 1, 2019 RECOMMENDATION & FINDINGS OF FACT OF THE COMMUNITY DEVELOPMENT DEPARTMENT AND THE PLANNING & ZONING COMMISSION CITY OF ELGIN, IL OVERVIEW Provided herein are the written findings and recommendation of the Community Development Department and the Planning & Zoning Commission regarding Petitions 05-19, 11-19, and 12- 19,an application by Pingree LLC., as applicant and property owner, requesting an amendment to the annexation agreement, a map amendment to the planned development(specifically amending the planned development ordinances), and approval of a preliminary and final plat of subdivision, all of which are necessary to construct an age-targeted, single-family home subdivision within "Neighborhoods "G" and "I" of Highland Woods Subdivision, commonly referred to as 3650 Highland Woods Boulevard. GENERAL INFORMATION Petition Number: 05-19, 11-19, and 12-19 Property Location: 3650 Highland Woods Boulevard Requested Action: Amendment to Annexation Agreement, Map Amendment to Planned Development, and Preliminary and Final Plat of Subdivision Current Zoning: PMFR2 Planned Multiple Family Residence District and PCF Planned Community Facility District Proposed Zoning: PSFR2 Planned Single Family Residence District and PCF Planned Community Facility District Existing Use: Vacant, undeveloped Proposed Use: Single-family residential Applicant: Pingree LLC Owner Pingree LLC Recommendation & Findings of Fact Petition 05-19, 11-19, and 12-19 April I, 2019 Staff Coordinators: Damir Latinovic, AICP, Senior Planner Exhibits Attached: A. Aerial/Location Map B. Zoning Map C. Parcel Map D. Site Location E. Development Application and Annexation Agreement Amendment F. Draft Ordinances and Resolution BACKGROUND Pingree LLC., as applicant and property owner, is requesting an amendment to the annexation agreement, a map amendment to the planned development (specifically amending the planned development ordinances), and approval of a preliminary and final plat of subdivision,all of which are necessary to construct an age-targeted,single-family home subdivision within"Neighborhoods "G" and "I" of Highland Woods Subdivision, commonly referred to as 3650 Highland Woods Boulevard. Highland Woods Subdivision, annexed in 2004 and later amended in 2014, comprises of approximately 566 acres of land. The subdivision received approval for 833 single-family homes and 333 townhomes(1,166 dwelling units total,or 2.06 DU/acre)within Neighborhoods"A","B", "C", "D", "E", "F"," G", "H", "I", "J", "K", "N", and "O". The 33.5-acre property, known as Neighborhoods"G"and"I",was approved for 333 townhomes because of its location on the north side of Highland Woods Boulevard and adjacent to Chicago, Milwaukee, St. Paul and Pacific Railroad tracks to the north. All other neighborhoods were approved for single-family homes and have received final plat approval. The subdivision also contains an elementary school, a community center, and active and passive open space and recreation areas. -2 - Recommendation & Findings of Fact Petition 05-19, 11-19, and 12-19 April 1, 2019 lhorivrAlri • Neighborhoods" 0. Iks 4a. S u` f ` 1 E .\ - ", 414C"Iiit . ... • ..fi, gir -y • w•"' r a a le Highland Woods Subdivision litzt., +r. .1 D. . , �.` • ♦ Q♦ , :. �J `�• GMn11 FsD .rte }. i• _i!j( . N-°"r 1� , _ Noland woad.9we :__ t- 1■ ! j R ,, Figure 2.Aerial map of Highland Woods Subdivision with the location of Neighborhoods"G"and"I" Proposal The applicant is proposing to rezone Neighborhoods "G" and "I" from PMFR Planned Family Residence District to PSFR2 Planned Single Family Residence District to construct 129 single- family homes instead of the 333 townhomes previously approved. The proposal represents a downzoning with a net density decrease from 9.9 DU/acre to 3.8 DU/acre for Neighborhoods"G" and"I".The proposed single-family subdivision would include a 1.6-acre neighborhood park with a playground to be owned and maintained by the Home Owners Association. The proposed subdivision would be developed by NVR, a parent company of Ryan Homes.NVR is proposing three different models (Alberti, Bramante, and Palladio), each with four different elevations. All models are one-story ranch floor plans which range from 1,421 square feet without a finished basement to 3,161 square feet with a finished basement.All models feature vinyl siding, but would include brick or stone masonry on the front elevation. All models also include a two- car attached garage,which is either recessed by two feet, in-line, or in-front of the reminder of the home by two feet, a covered entryway or a front porch, and one-foot eave overhangs on all sides. - 3 - Recommendation & Findings of Fact Petition 05-19, 11-19, and 12-19 April 1, 2019 The age-targeted subdivision would focus on seniors and empty-nesters but may include first time home buyers, and other individuals looking to down-size their home. A typical lot within the subdivision would be 52 feet wide by 120 feet deep (6,240 square feet). The proposed lot width and lot area are most similar to the lots in Neighborhoods"A", "F" and �_ FINAL PLAT OF SUBDIVISION FOR HIGHLAND WOODS NEIGHBORHOOD"G&I' _' 3 i� // 10,, pi `„ r r .r a iii .1 } 14: i ecce d if iario \,..r-17,11‘'.)Api O.th,a,.... ,a,iff, 4wiii.,..,„_ ‘ . 141:4 , - - --gi 404* i, -sir: . . 1111011110ar ' LIR 3 Wela ' � �-�.` e --- v. ,Q ,.. ; Figure 3.Proposed subdivision layout-Neighborhoods"G"and'T "J",where typical lots are 65 feet wide by 125 feet deep(8,125 square feet). Other neighborhoods in the subdivision include primarily 75-foot or 80-foot wide lots. The applicant is proposing 20-foot street and rear yard setbacks, and five-foot side yard setbacks. While the proposed building setbacks represent a departure from the typical requirements of the SFR2 Single Family Residence District, they are similar to the approved building setbacks in the remainder of the subdivision which allows for 25-foot street yard setback (with 15-, or 20-foot corner street yard setback),30-foot rear yard setback and 7.5-foot side yard setbacks.The required departures are outlined in Table 1 below and are further described in Planned Development Departures and Exceptions section of the staff report further below. -4 - Recommendation & Findings of Fact Petition 05-19, 11-19, and 12-19 April 1, 2019 Table 1. Detail of Required Departures Current Proposed Site Design Regulation PSFR2 Regulations in Neighborhoods Requirement Highland Woods "G" and "I" Subdivision 10,000 sq. ft. Varies 6,240 sq. ft. Lot Area (12,000 sq. ft. (8,125 sq. ft.— (7,607 sq. ft. corner lot) 11,970 sq. ft.) corner lot) 52 ft. average Varies (min. interior lot Lot Width 75 ft. (65 ft. —95 ft.) width 47.83 ft., min. corner lot width 57.65 ft.) Building Street Yard Setback 30 ft. 25 ft. 20 ft. Building Corner Street Yard 30 ft. 15 ft. or 20 ft. 20 ft. Setback Building Side Yard Setback 10 ft. 7.5 ft. 5 ft. Building Rear Yard Setback 40 ft. 30 ft. 20 ft. 45%(2,748 sq. ft. 50%(3,161 sq. ft. Floor Area Maximum for a 6,240 sq. ft. 45% for a 6,240 sq. ft.) lot) The proposed 52-wide by 120-foot deep lots are most similar to the 50-foot wide by 110-foot deep and 45-foot wide by 110-foot deep lots within Edgewater by Del Webb subdivision.Those 50-foot wide and 45-foot wide lots comprise 635 of 1015 lots (62%) within Edgewater subdivision. The proposed subdivision of Neighborhoods "G" and "I" comprises 129 of potential 962 total lots (13%) within Highland Woods Subdivision. The proposed lots are also similar to the active adult (age-restricted)neighborhoods within Bowes Creek Country Club subdivision which includes lots that are typically 51 feet wide by 105 feet deep (5,355 square feet). Both Edgewater and Bowes Creek subdivisions allow a 20-foot street yard setback, five-foot side (interior) yard setback, and a 20-foot rear yard setback The proposed subdivision would be part of the Master Home Owners Association (HOA) for the entire Highland Woods Subdivision, but would also have its own sub-HOA. The sub-HOA for Neighborhoods "G" and "I" would provide for maintenance-free living whereby the sub-HOA would provide landscape maintenance and snow clearing on the lots in Neighborhoods "G" and "I". The master HOA would take the ownership and maintenance of the neighborhood park and other open space areas within the subdivision. - 5 - Recommendation & Findings of Fact Petition 05-19, 11-19, and 12-19 April 1, 2019 The Community Development Department offers the following additional information: A. Property History. The area of Highland Woods Subdivision was annexed in 2004 and approved for a 775 single-family homes and 309 townhomes (1084 total dwelling units) on 488.51 acres. The final plat approval for most neighborhoods was granted in 2006.The subdivision also contains an elementary school,a community center,and active and passive open space and recreation areas. Single-family residential areas are zoned PSFR2 Planned Single Family Residential District,the neighborhoods"G and"I"approved for townhomes are zoned PMFR Planned Multiple Family Residential District, and all open space areas, the club house, and the elementary school are zoned PCF Planned Community Facility District. In 2014,the annexation agreement was amended to annex an additional 77.5-acre property (Williams property)adjacent to Highland Woods and increase the total number of dwelling units to 1,166 with 833 single-family homes and 333 townhomes. A second amendment to the annexation agreement was also approved in 2014 which allowed construction of garage-forward models on 22 lots in Neighborhood"F". To date, a total of 416 building permits have been issued for single-family homes in Highland Woods subdivision and construction is on-going. B. Surrounding Land Use and Zoning. The majority of the properties to the north across the railroad tracks remain unincorporated and are used for farming purposes. A portion of a property that was annexed into the City and zoned PNB Planned Neighborhood Business District with frontage along Highland Avenue, which remains vacant, is also located adjacent to the north. The 2.6-acre property directly to the east is unincorporated and is home to a commercial metal molding business Acomtech Mold Inc. with frontage along Highland Avenue.The open space area also adjacent to the east is part of Highland Woods Subdivision. All other properties to the south and west are zoned PSFR2 or PCF and are part of Highland Woods Subdivision. C. Comprehensive Plan. The subject property home to Neighborhoods "G" and "I" is designated Single-family Detached by the City's 2018 Comprehensive Plan. Single-family neighborhoods primarily comprising owner-occupied, detached homes should continue to be the predominant land use in Elgin. This land use includes smaller lot single-family typical of eastern and central portions of the City as well as larger estates in more rural portions of the City's western Growth Area. Within Elgin's historic core, isolated single- family attached and small scale multi-family development may occur as a complement to single-family development, but should respect the scale, intensity, and character of the surrounding neighborhood. Densities should range from 1.5 to 6.5 du/ac. However, more specifically, densities within the Residential Core area identified on the Residential Areas Framework Plan should range from 4.0 to 6.5 du/ac; densities within the Single-Family Neighborhood area should range from 2.5 to 3.0 du/ac; and densities within the Growth - 6 - Recommendation & Findings of Fact Petition 05-19, 11-19, and 12-19 April 1, 2019 Area Residential area should range from 1.5 to 2.5 du/ac. D. Zoning District. The applicant is proposing to rezone the property from PMFR Planned Multiple Family Residential District to PSFR2 Planned Single Family Residential District to accommodate the development of the property with single-family homes. The purpose of the PSFR2 Planned Single Family Residence District is to provide a planned urban residential environment of moderate density for single-family detached dwellings,subject to the provisions of Chapter 19.60"Planned Developments",of the Elgin Municipal Code.A PSFR2 Zoning District is most similar to,but departs from the standard requirements of the SFR2 Zoning District. The purpose of the PCF Planned Community Facility District is to provide a planned environment for various types of community facilities,subject to the provisions of Chapter 19.60 "Planned Developments", of the Elgin Municipal Code. In general, community facilities provide governmental, recreational, educations, health, social, religious, and transportation services to the community on a for-profit or on a not-for-profit basis. E. Trend of Development. The subject property is located on the north side of Highland Woods Subdivision, between Highland Woods Boulevard and Chicago, Milwaukee, St. Paul and Pacific Railroad tracks. The remainder of the subdivision is platted for and zoned for single-family residential neighborhoods with open space areas, an elementary school, and a community club house. While initially planned for a higher density townhome development due to its location along the tracks, the development of Neighborhoods "G" and "I" with anything other than single-family homes is not appropriate. Neighborhoods "G"and"I"are located on the interior of Highland Woods Subdivision and are surrounded by single-family neighborhoods. The development of higher density residential uses needs to be located along arterial roads, on the edges of single-family homes and as a transitional use between commercial uses and single-family neighborhoods, as called for in the 2018 Comprehensive Plan. The trend of single-family residential developments is towards smaller 50-foot wide and 60-wide lots.The subject property is well suited for a subdivision with smaller lots because of its less desirable location along a railroad line. FINDINGS After due notice as required by law, the Planning & Zoning Commission conducted a public hearing in consideration of Petitions 05-19, 11-19, and 12-19 on April 1, 2019. Testimony was presented at the public hearing in support of the application. The Community Development Department submitted a Development Application Review and Written Findings & Recommendation to the Planning& Zoning Commission dated April 1, 2019. - 7 - Recommendation & Findings of Fact Petition 05-19, 11-19, and 12-19 April 1, 2019 The Community Development Department and the Planning & Zoning Commission have made the following findings regarding this application against the standards for map amendments outlined in § 19.55.030, and standards for planned developments outlined in § 19.60.040: STANDARDS FOR MAP AMENDMENTS AND PLANNED DEVELOPMENTS A. Site Characteristics Standard. The suitability of the subject property for the intended planned development with respect to its size, shape, significant natural features including topography, watercourses and vegetation and existing improvements. Findings. The subject property is suitable for the intended planned development with respect to its size, shape, significant features including topography, watercourses, vegetation, and existing improvements. The 33.5-acre property is currently vacant with limited low quality brush vegetation along the railroad tracks. The property slopes down gently by approximately 18 feet from west to east.Non jurisdictional wetlands exist along the west and north property lines,but would not be impacted. In fact,the proposal includes preserving the wetland areas as natural open space and includes the enhancement of the natural areas along the railroad tracks with a new approximately 10-foot high berm with new evergreen trees and landscaping to provide a buffer for the single-family homes. B. Sewer and Water Standard. The suitability of the subject property for the intended zoning district with respect to the availability of adequate Municipal water, wastewater treatment and stormwater control facilities. Findings. The subject property is suitable for the intended planned development with respect to the availability of adequate water, sanitary treatment, and storm water control facilities. Municipal sewer and water facilities have already been installed in Highland Woods Boulevard and stubbed out for the previously planned townhome development.The existing sewer and water facilities can adequately serve the proposed use. A stormwater detention facility for the previously planned townhome development has already been constructed as part of Neighborhood "J" immediately to the west. The proposed single-family development would have less impervious area, and therefore less stormwater runoff, then originally contemplated townhome development. As such, the existing stormwater facility can adequately serve the proposed single-family development. C. Traffic and Parking Standard. The suitability of the intended zoning district with respect to the provision of safe and efficient on-site and off-site vehicular circulation designed to minimize traffic congestion. 1. Nonresidential land uses should be located central and accessible to the area or population served without requiring traffic movements through or into a residential neighborhood. Nonresidential land uses should not be located within residential - 8 - Recommendation & Findings of Fact Petition 05-19, 11-19, and 12-19 April 1, 2019 neighborhoods, but on their periphery as defined by the "arterial street"[SR]system. 2. The number of locations for vehicular access to or from a public right of way should be limited to those which are necessary for the reasonable use of the property and consistent with current traffic engineering standards. Property with two (2) street frontages should not be permitted access to or from the street with the higher degree of continuity within the overall street system or with the higher traffic volume. With the exception of residential driveways, locations for vehicular access to or from a public right of way should be aligned directly opposite existing or approved locations across the street. Findings. The subject property is suitable for the intended planned development with respect to the provision of safe and efficient on-site and off-site vehicular circulation designed to minimize traffic congestion. The proposed subdivision would include one circular road (Reddington Circle) which would connect to Highland Woods Boulevard in two locations. Highland Woods Boulevard is the main collector road within Highland Woods Subdivision which provides access to US Route 20 to the south and Coombs Road to the east. Highland Woods Boulevard has adequate capacity to accommodate the additional traffic (trips) to be generated by the new 129-home single-family development. The proposed traffic generation of the single-family home subdivision is significantly less than that of the previously approved townhome development due to the reduced number of units. The proposed 129-home single-family subdivision is expected to generate approximately 1,217 vehicle trips per day (9.44 trips per home per day per the latest 2017 Institute of Transportation Engineers Trip Generation Manual, 10th edition). The proposed traffic generation from the previously planned 330-unit townhome development would have been approximately 2,415 vehicle trips per day(7.32 trips per unit per day). In addition, members of older households are less likely to drive as much as members of a typical single-family household. As such, despite the higher density of homes within Neighborhoods "G" and "I", it is anticipated that the trip generation from the proposed subdivision would be similar or less than the remainder of Highland Woods Subdivision. The proposed subdivision would not have any negative effect on the existing traffic circulation within Highland Woods Subdivision and the immediate area. Per the zoning ordinance, each single-family home is required to provide one parking spaces per 500 square feet of floor area with a maximum of four parking spaces, one of which must be within a garage. With floor areas ranging from 1,421 square feet to 3,161 square feet, the model homes are required to have three or four parking spaces depending on the model. Each model home within the proposed subdivision would have a total of four parking spaces: a two-car attached garage and two parking spaces in the driveway in front of the garage, which meets and exceeds the zoning ordinance parking requirement. - 9 - Recommendation & Findings of Fact Petition 05-19, 11-19, and 12-19 April 1, 2019 D. Zoning History Standard. The suitability of the subject property for the intended zoning district with respect to the length of time the property has remained undeveloped or unused in its current zoning district. Findings. The property is suitable for the intended planned development with respect to the length of time the property has remained undeveloped or unused in its current zoning district. The area of Highland Woods Subdivision was annexed in 2004 and approved for a 775 single-family homes and 309 townhomes (1,084 total dwelling units) on 488.51 acres.The final plat approval for most neighborhoods was granted in 2006.The subdivision also contains an elementary school,a community center,and active and passive open space and recreation areas. In 2014,the annexation agreement was amended to annex an additional 77.5-acre property (Williams property)adjacent to Highland Woods and increase the total number of dwelling units to 1,166 with 833 single-family homes and 333 townhomes. A second amendment to the annexation agreement was also approved in 2014 which allowed construction of garage-forward models on 22 lots in Neighborhood "F". Subject Neighborhoods "G" and "I", however, remain vacant and have not been developed. E. Surrounding Land Use and Zoning Standard. The suitability of the subject property for the intended zoning district with respect to consistency and compatibility with surrounding land use and zoning. Findings. The property is suitable for the intended planned development with respect to consistency and compatibility with surrounding land uses and zoning. The majority of the properties to the north across the railroad tracks remain unincorporated and are used for farming purposes. A portion of a property that was annexed into the City and zoned PNB Planned Neighborhood Business District with frontage along Highland Avenue, which remains vacant, is also located adjacent to the north. The 2.6-acre property directly to the east is unincorporated and is home to a commercial metal molding business Acomtech Mold Inc. with frontage along Highland Avenue. The open space area also adjacent to the east is part of Highland Woods Subdivision. All other properties to the south and west are zoned PSFR2 or PCF and are part of Highland Woods Subdivision. F. Trend of Development Standard. The suitability of the subject property for the intended zoning district with respect to consistency with an existing pattern of development or an identifiable trend of development in the area. Findings.The subject property is suited for the intended planned development with respect to consistency with an existing pattern of development or an identifiable trend of development in the area. The subject property is located on the north side of Highland Woods Subdivision, between Highland Woods Boulevard and Chicago, Milwaukee, St. Paul and Pacific Railroad tracks.The remainder of the subdivision is platted for and zoned - 10 - Recommendation & Findings of Fact Petition 05-19, 11-19, and 12-19 April 1, 2019 for single-family residential neighborhoods with open space areas, an elementary school, and a community club house. While initially planned for a higher density townhome development due to its location along the tracks, the development of Neighborhoods "G" and "I" with anything other than single-family homes is not appropriate. Neighborhoods "G"and"I"are located on the interior of Highland Woods Subdivision and are surrounded by single-family neighborhoods. The development of higher density residential uses needs to be located along arterial roads,on the edges of single-family homes and as a transitional use between commercial uses and single-family neighborhoods, as called for in the 2018 Comprehensive Plan. The trend of single-family residential developments is towards smaller 50-foot wide and 60-wide lots.The subject property is well suited for a subdivision with smaller lots because of its less desirable location along a railroad line. G. Zoning/Planned Development District Standard: The suitability of the subject property for the intended planned development district with respect to conformance to the provisions for the purpose and intent, and the location and size of a zoning district. Findings. The subject property is suitable for the intended planned development districts with respect to conformance to the provisions for the purpose and intent, and the location and size of the zoning district. The applicant is proposing to rezone the property from PMFR Planned Multiple Family Residential District to PSFR2 Planned Single Family Residential District to accommodate the development of the property with single-family homes. The purpose of the PSFR2 Planned Single Family Residence District is to provide a planned urban residential environment of moderate density for single-family detached dwellings, subject to the provisions of Chapter 19.60 Planned Developments of the Elgin Municipal Code.A PSFR2 Zoning District is most similar to,but departs from the standard requirements of the SFR2 Zoning District. The purpose of the PCF Planned Community Facility District is to provide a planned environment for various types of community facilities, subject to the provisions of Chapter 19.60 Planned Developments, of the Elgin Municipal Code. In general, community facilities provide governmental, recreational, educations, health, social, religious, and transportation services to the community on a for-profit or on a not-for-profit basis. H. Comprehensive Plan Standard. The suitability of the subject property for the intended zoning district with respect to conformance to the goals, objectives, and policies of the Official Comprehensive Plan Findings. The subject property is suitable for the intended planned development with respect to conformance to the goals,objectives,and policies of the Official Comprehensive - 11 - Recommendation & Findings of Fact Petition 05-19, 11-19, and 12-19 April 1, 2019 Plan.The subject property home to Neighborhoods"G"and"I"is designated Single-family Detached by the City's 2018 Comprehensive Plan. Single-family neighborhoods primarily comprising owner-occupied, detached homes should continue to be the predominant land use in Elgin. This land use includes smaller lot single-family typical of eastern and central portions of the City as well as larger estates in more rural portions of the City's western Growth Area. Within Elgin's historic core, isolated single-family attached and small scale multi-family development may occur as a complement to single-family development, but should respect the scale, intensity, and character of the surrounding neighborhood. Densities should range from 1.5 to 6.5 du/ac. However, more specifically, densities within the Residential Core area identified on the Residential Areas Framework Plan should range from 4.0 to 6.5 du/ac; densities within the Single-Family Neighborhood area should range from 2.5 to 3.0 du/ac; and densities within the Growth Area Residential area should range from 1.5 to 2.5 du/ac. ADDITIONAL STANDARDS FOR PLANNED DEVELOPMENTS Conditional Use for a Planned Development: Where applicable, the suitability of the subject property for the intended conditional use for a planned development with respect to the provision for the purpose and intent of planned developments and with respect to the provisions of section 19.65.010 of the zoning ordinance. No conditional use for a planned development should be granted for the sole purpose of introducing a land use not otherwise permitted on the subject property. Findings. This standard is not applicable. The applicant is not seeking approval of a planned development as a conditional use. J. Natural Preservation Standard. The suitability of the subject property for the intended planned development with respect to the preservation of all significant natural features including topography, watercourses, wetlands, and vegetation. Findings. The subject property is suitable for the intended planned development with respect to the preservation of all significant natural features including topography, watercourses, wetlands, and vegetation. The 33.5-acre property is currently vacant with limited low quality brush vegetation along the railroad tracks. The property slopes down gently by approximately 18 feet from west to east.Non jurisdictional wetlands exist along the west and north property lines, but would not be impacted. In fact,the proposal includes preserving the wetland areas as natural open space and includes the enhancement of the natural areas along the railroad tracks with a new approximately 10-foot high berm with new evergreen trees and landscaping to provide a buffer for the single-family homes. In addition,the applicant would install a new 1.6-acre neighborhood park with a playground, extension of the existing bike path which runs throughout the Highland Woods Subdivision, and all required street trees (one every 40 feet). - 12 - Recommendation & Findings of Fact Petition 05-19, 11-19, and 12-19 April 1, 2019 K. Internal Land Use. The suitability of the subject property for the intended planned development with respect to the land uses permitted within the development being located, designed, and operated so as to exercise no undue detrimental influence on each other or on surrounding property. Findings. The subject property is suitable for the intended planned development with respect to the land uses permitted within the development being located, designed, and operated so as to exercise no undue detrimental influence on each other or on surrounding properties. The proposed development consists of 129 single-family homes. The proposed single-family home subdivision is more appropriate then the originally contemplated 333- unit townhome development for Neighborhoods "G" and "I". While the proposed lots are smaller than residential lots in other neighborhoods, and as a result the proposed subdivision has a higher density than the reminder of Highland Wood Subdivision, as an age-targeted subdivision it will have a much smaller traffic impact than remainder of the subdivision. Members of older households are less likely to drive as much as members of a typical single-family household. As such, despite the higher density of homes within Neighborhoods "G" and "I", it is anticipated that the trip generation from the proposed subdivision would be similar or less than the remainder of Highland Woods Subdivision. Therefore,the proposal will have no negative impact on the surrounding properties. PLANNED DEVELOPMENT DEPARTURES AND EXCEPTIONS The applicant is requesting the following departures from the requirements of the zoning ordinance for SFR2 Single Family Residence District: 1. Sections 19.25.335, "Site Design". The minimum required lot area is 10,000 square feet for an interior lot, and minimum 12,000 square feet for a corner lot. The applicant is proposing a minimum lot area for an interior lot of 6,240 square feet, and minimum 7,607 square feet for a corner lot. 2. Sections 19.25.335, "Site Design". The minimum required lot width is 75 feet for an interior lot, and minimum 90 feet for a corner lot. The applicant is proposing an average lot width of 52 feet, with a minimum lot width of 47.83 feet for an interior lot, and minimum 57.65 feet for a corner lot. 3. Sections 19.25.335, "Site Design". The minimum required building street yard setback is 30 feet from a local street, and minimum 35 feet from a collector street (Highland Woods Boulevard). The applicant is proposing a minimum 20-foot building street yard setback from a local street and a collector street. 4. Sections 19.25.335, "Site Design". The minimum required building interior (side) yard setback is ten feet,with a combined side yard setback of 20 feet.The applicant is proposing - 13 - Recommendation & Findings of Fact Petition 05-19, 11-19, and 12-19 April 1, 2019 a minimum five-foot building interior (side) yard setback, with a combined side yard setback of ten feet. 5. Sections 19.25.335, "Site Design". The minimum required building rear yard setback is 40 feet. The applicant is proposing a minimum 20-foot building rear yard setback. 6. Sections 19.25.335, "Site Design". The maximum allowed building floor area based on the minimum lot area (6,240 square feet) proposed is 2,748 square feet (45%). The applicant is proposing the maximum floor area of 3161 square feet (50%) for a Palladio Model with finished basement. Staff finds the proposed departures are appropriate to achieve a desirable development consistent with the 2018 Comprehensive Plan. The proposal will further the goal of providing a variety of housing types in the City. The proposed subdivision is also consistent with the Comprehensive Plan in that it represents an infill subdivision of a long vacant property with smaller lots. The proposed departures are similar to other age-restricted communities in the City.The proposed 52-wide lots are most similar to the 50-foot wide by 110-foot deep and 45-foot wide by 110-foot deep lots within Edgewater by Del Webb subdivision. Those 50-foot wide and 45-foot wide lots comprise 635 of 1,015 lots (62%) within Edgewater subdivision. The proposed 52-wide lot subdivision of Neighborhoods "G"and"I" comprises 129 of potential 962 total lots (13%)within Highland Woods Subdivision.The proposed lots are also similar to the active adult(age-restricted) neighborhoods within Bowes Creek Country Club subdivision which includes lots that are typically 51 feet wide by 105 feet deep(5,355 square feet). Both the Edgewater and Bowes Creek subdivisions allow a 20-foot street setback, five foot side (interior) setback, and a 20-foot rear setback The proposed single-family models are also consistent with Residential Design Guidelines. While some models include an attached garage that is either in-line, or in front of the remainder of the home by two feet,the applicant has agreed to include brick or stone masonry on the front elevation of all models. RECOMMENDATION The Community Development Department and the Planning & Zoning Commission recommend approval of Petitions 05-19, 11-19, and 12-19, subject to the following conditions: 1. Substantial conformance to the Development Application submitted by Pingree LLC, as applicant and property owner, received January 24, 2019, and supporting documents including: a. Undated Statement of Purpose and Conformance, received March 4, 2019; b. Undated Reddington Homeowners Association Declaration of Covenants, Conditions - 14 - Recommendation & Findings of Fact Petition 05-19, 11-19, and 12-19 April 1, 2019 and Restrictions, received March 4, 2019; c. Topographic and Boundary Survey, prepared by ESM Civil Solutions, LLC, dated October 29, 2018; d. Final Landscape Development Plans Highland Woods Reddington: Neighborhoods "G" and "I" Elgin, Illinois, dated February 22, 2019, last revised March 1, 2019, with such further revisions as required by the Community Development Director; e. Final Plat of Subdivision for Highland Woods Neighborhood "G & I", prepared by Regional Land Services, dated March 1, 2019, with such further revisions as required by the City Engineer; f. Final Engineering Improvement Plan for Highland Woods "Reddington" Neighborhoods "G & I" Elgin, IL, prepared by ESM Civil Solutions, LLC, dated January 18, 2018, last revised March 1, 2019, with such further revisions as required by the City Engineer; g. A letter from Scott Shelton, Regional Market Land Manager, Ryan Homes, regarding Comments from Development Application, Highland Woods Neighborhoods G and I, dated March 11, 2019; and h. NVR architectural master set/version series drawings for Alberti —Alboa version 01, Bramante- BRMOA version 01,and Palladio—PLDOA version 01,prepared by NVR, Inc. Architectural Services Architects, stamped "Delivered February 28, 2018", received March 11, 2019; with such further revisions as requested by the Community Development Director. In the event of any conflict between such documents and the terms of this ordinance or other applicable city ordinances, the terms of this ordinance or other applicable city ordinances shall supersede and control. 2. A departure is hereby granted to allow a minimum lot area of 6,240 square feet. 3. A departure is hereby granted to allow a minimum lot width of 47.83 feet for an internal lot, a minimum of 57.65 feet for a corner lot, with an average lot width of 52 feet. 4. A departure is hereby granted to allow a minimum of 20-foot building street yard setback from a local and a collector street. 5. A departure is hereby granted to allow a minimum five-foot building interior (side) yard setback, with a minimum combined side setback of ten feet. 6. A departure is hereby granted to allow a 20-foot building rear yard setback. 7. A departure is hereby granted to allow the maximum floor area of 3,161 square feet. 8. No accessory structures or accessory buildings are permitted,except for an in-ground pool, on a residential lot. - 15 - Recommendation & Findings of Fact Petition 05-19, 11-19, and 12-19 April 1, 2019 9. Compliance with all applicable codes and ordinances. The vote of the Planning &Zoning Commission on the motion to recommend approval, subject to the conditions outlined by the Community Development Department, was six (6)yes,zero (0)no, and zero (0)abstentions. All members were present. Respectfully Submitted, s/Robert Siljestrom Robert Siljestrom, Chairman Planning&Zoning Commission s/Damir Latinovic Damir Latinovic, AICP; Secretary Planning&Zoning Commission - 16 - i i \ . N , ' 711111minp _-v s y Subject Property A .„ Petition 05-19, 11 -19, 12-19 / i NWh��a' I .. iiiki,.., .„..4>°% "%4 .. m• aY ,N11114111 - wial yi .m0471 Dry` 4 ,..... •♦ ♦!Ialrri*7411- iair,,, , . �� elkeioh 41061,1111e / ■lignaealtale A4e!$ 41p 4.1\ 31 • ...A.PAor Ng 616s ap-Ter-c S1■■1� r'__ . - zitipiiiiiiiiviwijftvisiti ' 4- - •-• •i/'' ■■■ ■■■I� 4.4411k • , Fewflower Ct el ■401 ■■fir■r 4it. -111, 1111 Ancient Oak Dr ".'1_A !!I ., m r riffat,.. . 4.4% 4i , .,.- - o, 'Pp twlck Ct rA\.• EXHIBIT Aerial/Location Map JAN W' � E Map prepared by City of Elgin 0 125 250 500 750 1,000 Department of Community Development Feet PCF Subject Property WI 1 PNB Petition 519 1/4711111111111111111mmm •q• PSFR2 • P€F illrit c. ,v\ ' IP Tri `6 %/11% PCF Igp 1IPMFR PCF 0 4 y ` ' 4006 \` �lire. �. en"garDea ''I,,. Legend 10 ,:, O RC1 Residence Conservation 1 ' it , pS FR2 ORC2 Residence Conservation 2 ' •• , , - O RC3 Residence Conservation 3 t` .. 7,� 1111 a,,,�, QPRC Planned Residence Conservation ,94 Q • ISFR1 Single Family Residence 1I 13 er , .,�'Q PSFR1 Planned Single Family Residence 1 X 111 Waters '.• 11.1 - Q SFR2 Single Family Residence 2 I V 1 IN - A. PSFR2 Planned Single Family Residence 2 ' '` Oil©TRF Two Family Residence 'PTRF Planned Two Famil Residence -MFR Multiple Family Residence , , /11111111 1111,,,. �. -PMFR Planned Multiple Family Residence Fewflower_Ct Q RB Residence Business r Ai ■ ,OPRB Planned Residential Business6:_t_i . IN . ME ' NB Neighborhood Business I .. = MIPNB Planned Neighborhood Business Ancient Oak Dr �■ MI AB Area Business Ill 111111'' • IMPAB Planned Area Business -- !--* INI CC1 Center City 1 ai, • p 0. -CC2 Center City 2 P€F III IMI PCC Planned Center City .m MI ORI Office Research Industrial ,PSFR2 ta�;. I.PORI Planned Office Research Industrial �a1� IMGI General Industrial ,ra. MI PGI Planned General hdustrial o`J• Ot ,I -CI Commercial Industrial `Asv - Ne -CF Community Facility 4443 ' IL" 1 ,' -PCF Planned Community Facility (1 _ � ' _ '' EXHIBITS Zoning Map W + E N Map prepared by City of Elgin 0 112.5 225 450 675 900 Department of Community Development Feet / AllbSubject Property 3Woods . P650etitionHighland 05-19, 11 -19, 12Blvd-19 y illIllnrf44%f4'' e ■ ■ ■ kg 0501300023 ��I I %OWf4'' ' 1 AW * 1 ilk 4 ,' C •� • mozotc•ItA4- NM 111181/41**Materrier *al A iis pi a 8 . 0 of F 41/ * , pqfAlitA,,,,,, Fewf/ower.Ct ii if I ft 11 1111111111 II I Ancient Oak Dr r , r , , , , , 11 EXHIBIT Parcel Map N A City of Elgin o 90 180 360 540 720 Department of Community Development Feet EXHIBIT D SITE LOCATION Highland Woods Subdivision . Neighborhoods "G" and "I" Petitions 05-19, 11-19, and 12-19 1pf rb...ieuni. ;r _ �. Neighborhoods"G" , „IP • d"I" all- alTs*- 61, Id 4 \_ '`~ ,..„ :„. ,.. . ,.. o� a , , _. .,..\, -3, •_... a • I 7/,' AV, ' 4 , .-, I__..1.-0,-,., .4,...,. ... ,. . , .,. , ‘, .. ..... . ,,,,:isiii. -.,,,. ... li,..‘ , :.,.i . . i .............. , .. .. F wallower CI „ II Highland Woods Subdivision "'www . ,,;. • vt:4'. , p - 1 .4 ( . \ ..• , _ •• tanf F•#Dr 11111 L., IO\ . ./ 15. Cr=1:71:11a-:' tit .. :,..\•411114 1...o, I A i . -- , i 1 iet , .7.--%." illit'' 'k 1..• sil*R47 . YY / ler ii} ..- • it -_ E GIN A Aerial map • 1 EXHIBIT D SITE LOCATION Highland Woods Subdivision Neighborhoods "G" and "I" Petitions 05-19, 11-19, and 12-19 Neighborhoods"G"and"I" '+► : l 1 /1 . _ : - . 0 v P i L...... .:: •,* ' I 2017 Area Map of Neighborhoods "G" and "I" :' , d , aria 'n ! 1 r ,' • View of subject property from Highland Woods Blvd. , EXHIBIT D SITE LOCATION Highland Woods Subdivision Neighborhoods "G" and "I" Petitions 05-19, 11-19, and 12-19 0IT i ,#, k izz4.--, • - ..:171 ..- `.` - „t� r......z , 1 ', Alt y It •1 • ! T ' Example of a home in Neighborhood "A” • ti ,I. k 1 1„ l' . . , ___,__ __ _. _ J '' Google O �', Typical home in Neighborhood "O ' 3