HomeMy WebLinkAboutG45-19 Ordinance No. G45-19
AN ORDINANCE
RECLASSIFYING TERRITORY IN THE PMFR PLANNED MULTIPLE FAMILY
RESIDENCE DISTRICT AND PCF PLANNED COMMUNITY FACILITY DISTRICT TO A
NEW PCF PLANNED COMMUNITY FACILITY DISTRICT
(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.G 18-04,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 certain property part of
Neighborhoods "G" and "I" of Highland Woods Subdivision from PCF Planned Community
Facility District and PMFR Planned Community Facility District to a new PCF Planned
Community Facility District; and
WHEREAS,the Planning and Zoning Commission conducted a public hearing concerning
said application on April 1, 2019, following due notice including by publication; and
WHEREAS, the Community Development Department and the Planning and Zoning
Commission have submitted their written Findings of Fact and recommend approval of said
application, subject to the conditions articulated below; and
WHEREAS, the City Council of the City of Elgin, Illinois, has reviewed the findings and
recommendations of the Community Development Department and the Planning 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 Planned Multiple Family
Residence District to a new PCF Planned Community Facility District pertains 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
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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 PCF Planned Community Facility District the following
described property:
PCF TRACT 1
HIGHLAND WOODS NEIGHBORHOOD "G & P'
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 46 SECONDS WEST
ALONG THE EAST LINE OF SAID SOUTHWEST QUARTER, 1,633.99 FEET TO
THE NORTHEAST CORNER OF HIGHLAND WOODS NEIGHBORHOOD "F",
RECORDED NOVEMBER 1, 2006 AS DOCUMENT NO. 2006K120184, SAID
NORTHEAST CORNER BEING THE POINT OF BEGINNING (THE FOLLOWING
THREE COURSES ARE ALONG THE NORTHERLY LINE OF SAID HIGHLAND
WOODS NEIGHBORHOOD "F"); THENCE SOUTH 89 DEGREES 30 MINUTES 42
SECONDS WEST 55.25 FEET; THENCE NORTH 59 DEGREES 51 MINUTES 25
SECONDS WEST 82.00 FEET; THENCE SOUTH 81 DEGREES 56 MINUTES 53
SECONDS WEST 92.00 FEET; THENCE NORTH 06 DEGREES 00 MINUTES 30
SECONDS WEST 61.96 FEET; THENCE NORTH 28 DEGREES 34 MINUTES 24
SECONDS WEST 54.84 FEET; THENCE NORTH 46 DEGREES 05 MINUTES 57
SECONDS WEST 54.84 FEET; THENCE NORTH 61 DEGREES 49 MINUTES 29
SECONDS WEST 43.64 FEET; THENCE NORTH 78 DEGREES 39 MINUTES 48
SECONDS WEST 44.26 FEET; THENCE NORTH 76 DEGREES 43 MINUTES 01
SECONDS WEST 52.00 FEET; THENCE NORTH 77 DEGREES 43 MINUTES 50
SECONDS WEST 104.02 FEET; THENCE NORTH 76 DEGREES 43 MINUTES 01
SECONDS WEST 579.00 FEET; THENCE NORTH 80 DEGREES 17 MINUTES 59
SECONDS WEST 59.38 FEET; THENCE NORTH 85 DEGREES 16 MINUTES 17
SECONDS WEST 59.06 FEET; THENCE NORTH 86 DEGREES 42 MINUTES 05
SECONDS WEST 156.00 FEET; THENCE SOUTH 03 DEGREES 17 MINUTES 55
SECONDS WEST 120.00 FEET; THENCE NORTH 86 DEGREES 42 MINUTES 05
SECONDS WEST 0.76 FEET; THENCE NORTHWESTERLY 338.59 FEET ALONG A
CURVE TO THE RIGHT HAVING A RADIUS OF 970.00 FEET, THE CHORD OF
SAID CURVE BEARS NORTH 76 DEGREES 42 MINUTES 05 SECONDS WEST
336.88 FEET;THENCE NORTH 66 DEGREES 42 MINUTES 05 SECONDS WEST 8.84
FEET; THENCE NORTH 23 DEGREES 17 MINUTES 55 SECONDS EAST 120.00
FEET; THENCE NORTH 67 DEGREES 26 MINUTES 49 SECONDS WEST 55.75
FEET; THENCE NORTH 70 DEGREES 08 MINUTES 46 SECONDS WEST 56.65
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FEET; THENCE NORTH 72 DEGREES 58 MINUTES 04 SECONDS WEST 56.66
FEET; THENCE NORTH 75 DEGREES 43 MINUTES 35 SECONDS WEST 55.43
FEET; THENCE NORTH 76 DEGREES 42 MINUTES 05 SECONDS WEST 593.13
FEET; THENCE NORTH 89 DEGREES 10 MINUTES 33 SECONDS WEST 87.57
FEET; THENCE SOUTH 60 DEGREES 04 MINUTES 07 SECONDS WEST 105.48
FEET; THENCE SOUTH 51 DEGREES 49 MINUTES 59 SECONDS EAST 119.27
FEET; THENCE SOUTHWESTERLY 15.13 FEET ALONG A CURVE TO THE LEFT
HAVING A RADIUS OF 60.00 FEET,THE CHORD OF SAID CURVE BEARS SOUTH
44 DEGREES 16 MINUTES 47 SECONDS WEST 15.09 FEET; THENCE NORTH 51
DEGREES 49 MINUTES 59 SECONDS WEST 109.52 FEET; THENCE NORTH 89
DEGREES 56 MINUTES 01 SECONDS WEST 58.78 FEET TO THE WEST LINE OF
SAID SOUTHWEST QUARTER; THENCE NORTH 00 DEGREES 03 MINUTES 59
SECONDS EAST ALONG SAID WEST LINE, 201.09 FEET TO THE SOUTHERLY
RIGHT OF WAY LINE OF THE CHICAGO, MILWAUKEE, ST. PAUL AND PACIFIC
RAILROAD AS DEDICATED PER DOCUMENT NO. 3679; THENCE SOUTH 76
DEGREES 43 MINUTES 01 SECONDS EAST ALONG SAID SOUTHERLY RIGHT
OF WAY LINE, 2,712.72 FEET TO THE AFOREMENTIONED EAST LINE OF THE
SOUTHWEST QUARTER; THENCE SOUTH 00 DEGREES 28 MINUTES 46
SECONDS EAST ALONG SAID EAST LINE 158.77 FEET TO THE POINT OF
BEGINNING, IN KANE COUNTY, ILLINOIS
SAID TRACT 1 CONTAINS 238,604 SQUARE FEET, MORE OR LESS, OR 5.478
ACRES, MORE OR LESS.
And
PCF TRACT 2
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 46 SECONDS WEST
ALONG THE EAST LINE OF SAID SOUTHWEST QUARTER, 1,633.99 FEET TO
THE NORTHEAST CORNER OF HIGHLAND WOODS NEIGHBORHOOD "F",
RECORDED NOVEMBER 1, 2006 AS DOCUMENT NO. 2006K120184 (THE
FOLLOWING EIGHT COURSES ARE ALONG THE NORTHERLY LINE OF SAID
HIGHLAND WOODS NEIGHBORHOOD "F"); THENCE SOUTH 89 DEGREES 30
MINUTES 42 SECONDS WEST 55.25 FEET; THENCE NORTH 59 DEGREES 51
MINUTES 25 SECONDS WEST 82.00 FEET; THENCE SOUTH 81 DEGREES 56
MINUTES 53 SECONDS WEST 92.00 FEET; 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
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NO. 2006K120185, SAID NORTHERLY LINE BEING COINCIDENT WITH THE
NORTHERLY RIGHT OF WAY LINE OF HIGHLAND WOODS BOULEVARD (THE
FOLLOWING FOUR COURSES ARE ALONG SAID NORTHERLY RIGHT OF WAY
LINE OF SAID HIGHLAND WOODS BOULEVARD); THENCE NORTHWESTERLY
221.27 FEET ON A CURVE TO THE LEFT HAVING A RADIUS OF 548.00 FEET,
THE CHORD OF SAID CURVE BEARS NORTH 20 DEGREES 16 MINUTES 15
SECONDS WEST 219.78 FEET TO THE POINT OF BEGINNING; THENCE
CONTINUING NORTHWESTERLY 567.02 FEET ON A CURVE TO THE LEFT
HAVING A RADIUS OF 548.00 FEET, THE CHORD OF SAID CURVE BEARS
NORTH 61 DEGREES 28 MINUTES 51 SECONDS WEST 542.06 FEET; THENCE
SOUTH 88 DEGREES 52 MINUTES 38 SECONDS WEST 53.94 FEET; THENCE
SOUTHWESTERLY 276.42 FEET ON A CURVE TO THE LEFT HAVING A RADIUS
OF 683.00 FEET, THE CHORD OF SAID CURVE BEARS SOUTH 77 DEGREES 16
MINUTES 58 SECONDS WEST 274.54 FEET; THENCE NORTH 26 DEGREES 29
MINUTES 37 SECONDS WEST 7.17 FEET; THENCE NORTHWESTERLY 57.01
FEET ALONG A CURVE TO THE LEFT HAVING A RADIUS OF 130.00 FEET, THE
CHORD OF SAID CURVE BEARS NORTH 39 DEGREES 03 MINUTES 22 SECONDS
WEST 56.55 FEET; THENCE NORTH 25 DEGREES 02 MINUTES 21 SECONDS
EAST 118.51 FEET; THENCE SOUTH 64 DEGREES 57 MINUTES 39 SECONDS
EAST 73.99 FEET;THENCE SOUTH 73 DEGREES 49 MINUTES 03 SECONDS EAST
56.68 FEET; THENCE SOUTH 76 DEGREES 38 MINUTES 30 SECONDS EAST 62.85
FEET;THENCE SOUTH 79 DEGREES 46 MINUTES 00 SECONDS EAST 57.92 FEET;
THENCE NORTH 10 DEGREES 32 MINUTES 04 SECONDS EAST 120.27 FEET;
THENCE SOUTHEASTERLY 24.38 FEET ON A CURVE TO THE LEFT HAVING A
RADIUS OF 1,030.00 FEET, THE CHORD OF SAID CURVE BEARS SOUTH 82
DEGREES 07 MINUTES 58 SECONDS EAST 24.38 FEET; THENCE SOUTH 06
DEGREES 54 MINUTES 42 SECONDS WEST 120.00 FEET; THENCE SOUTH 84
DEGREES 15 MINUTES 05 SECONDS EAST 56.67 FEET; THENCE SOUTH 86
DEGREES 29 MINUTES 50 SECONDS EAST 53.31 FEET; THENCE SOUTH 86
DEGREES 42 MINUTES 05 SECONDS EAST 104.00 FEET; THENCE SOUTH 86
DEGREES 13 MINUTES 49 SECONDS EAST 53.07 FEET; THENCE SOUTH 79
DEGREES 43 MINUTES 17 SECONDS EAST 51.53 FEET; THENCE SOUTH 76
DEGREES 43 MINUTES 01 SECONDS EAST 208.00 FEET; THENCE SOUTH 04
DEGREES 27 MINUTES 22 SECONDS WEST 67.71 FEET; THENCE SOUTH 00
DEGREES 27 MINUTES 27 SECONDS EAST 53.13 FEET; THENCE SOUTH 00
DEGREES 29 MINUTES 18 SECONDS EAST 82.85 FEET TO THE POINT OF
BEGINNING, IN KANE COUNTY, ILLINOIS.
SAID TRACT 2 CONTAINS 57,827 SQUARE FEET, MORE OR LESS, OR 1.328
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 a
new PCF Planned Community Facility District for the property legally described in Section 2,
which shall be designed, developed, and operated subject to the following provisions:
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A. Purpose and Intent. 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, as amended. In general, community facilities provide
governmental,recreational,educational,health,social,religious,and transportation
services to the community on a for-profit or on a not-for-profit basis.
B. Supplementary Regulations. Any word or phrase contained herein, followed by
the symbol"[SR]", shall be subject to the definitions and the additional interpretive
requirements provided in Chapter 19.90"Supplementary Regulations",of the Elgin
Municipal Code,as amended. The exclusion of such symbol shall not exempt such
word or phrase from the applicable supplementary regulation.
C. General Provisions. In this PCF Planned Community Facility District,the use and
development of land and structures shall be subject to the provisions of Chapter
19.05 "General Provisions", of the Elgin Municipal Code, as amended, unless a
departure has been granted by the City Council.
D. Zoning Districts; Generally. In this PCF Planned Community Facility District,
the use and development of land and structures shall be subject to the provisions of
Chapter 19.07"Zoning Districts",of the Elgin Municipal Code,as amended, unless
a departure has been granted by the City Council.
E. Location and Size of District. A PCF Planned Community Facility District should
be located in substantial conformance to the official comprehensive plan. The
amount of land necessary to constitute a separate PCF 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, unless such land is located between any
nonresidential zoning district, and any residence district or any residence
conservation district, which all have frontage on the same street and on the same
block. No departure from the required minimum size of a PCF Planned Community
Facility District shall be granted by the City Council.
F. Land Use. In this PCF Planned Community Facility District, the use and
development of land and structures shall be subject to the provisions of Chapter
19.10 "Land Use", of the Elgin Municipal Code, as amended. The following
enumerated "land uses" [SR] shall be the only land uses allowed as a "permitted
use" [SR] or as a"conditional use" [SR] in this PCF Planned Community Facility
District:
1. Permitted Uses. Those land uses enumerated as permitted uses within the CF
Community Facility District, Section 19.30.130 A. "Land Use", of the Elgin
Municipal Code, as it may be amended from time to time.
2. Conditional Uses. Those land uses enumerated as conditional uses within the
CF Community Facility District,Section 19.30.130 B. "Land Use",of the Elgin
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Municipal Code, as it may be amended from time to time.
G. Site Design. In this PCF Planned Community Facility District, the use and
development of land and structures shall be subject to the provisions of Section
19.12,"Site Design",of the Elgin Municipal Code,as amended, Section 19.30.135
"Site Design"for CF Community Facility District,of the Elgin Municipal Code,as
amended, except as provided within this section, and shall be in substantial
conformance with the following documents:
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 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, prepared by Signature Design
Group dated January 28, 2019, last revised 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 ESM Civil Solutions, LLC, dated March 1, 2019, last revised
July 31, 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 August 15, 2019, with such further
revisions as required by the City Engineer;
g. Storms Sewer Ownership Exhibit Highland Woods Neighborhood "G &
I", prepared by ESM Civil Solutions, LLC, dated July 9, 2019, last revised
August 15, 2019, with such further revisions as required by the City
Engineer;
h. 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
i. 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.
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2. Compliance with all applicable codes and ordinances.
H. Off Street Parking. In this PCF Planned Community Facility District, off-street
parking shall be subject to the provisions of Chapter 19.45 "Off Street Parking", of
the Elgin Municipal Code, as amended.
Off Street Loading. In this PCF Planned Community Facility District, off-street
loading shall be subject to the provisions of Chapter 19.47"Off Street Loading",of
the Elgin Municipal Code, as amended.
J. Signs. In this PCF Planned Community Facility District, signs shall be subject to
the provisions of 19.50 "Street Graphics", of the Elgin Municipal Code, as
amended.
K. Nonconforming Uses and Structures. In this PCF Planned Community Facility
District, nonconforming uses and structures shall be subject to the provisions of
Chapter 19.52"Nonconforming Uses and Structures"of the Elgin Municipal Code,
as amended.
L. Amendments. In this PCF Planned Community Facility 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 PCF Planned Community Facility District,the use
and development of the land and structures shall be subject to the provisions of
Chapter 19.60"Planned Developments"of the Elgin Municipal Code, as amended.
A conditional use for a planned development may be requested by the property
owner without requiring an amendment to this PCF Planned Community Facility
District.
N. Conditional Uses. In this PCF Planned Community Facility District, conditional
uses shall be subject to the provisions of Chapter 19.65 "Conditional Uses", of the
Elgin Municipal Code, as amended. A conditional use may be requested by the
property owner without requiring an amendment to this PCF zoning district.
O. Variations. In this PCF Planned Community Facility District, variations shall be
subject to the provisions of Chapter 19.10.500 "Authorized Land Use Variations",
Chapter 19.12.800 "Authorized Site Design Variations", and Chapter 19.70
"Variations", of the Elgin Municipal Code, as amended. A variation may be
requested by the property owner without requiring an amendment to this PCF
district.
P. Appeals. Any requirement, determination, or interpretation associated with the
administration and enforcement of the provisions of this ordinance may be appealed
subject to the provisions of Chapter 19.75 "Appeals",of the Elgin Municipal Code,
as amended.
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Section 4. That this ordinance shall be in full force and effect immediately after its passage
in the manner provided by law.
i itA
David J. Kap in, M ' or
Presented: August 28, 2019
Passed: August 28, 2019
Omnibus Vote: Yeas: 9 Nays: 0
Recorded: August 28, 2019
Published: August 30, 2019 ;< 4 "
.. G ayr
Attest: 'H `
r- Icy
6()"''‘'‘. t:f.
Kimberly Dewis, ' Clerk `= ; . fit' ,
:PA A
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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 1, 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.
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Recommendation & Findings of Fact
Petition 05-19, 11-19, and 12-19
April 1, 2019
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Figure 2.Aerial map of Highland Woods Subdivision with the location of Neighborhoods"G"and a7"
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.
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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"
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Figure 3.Proposed subdivision layout-Neighborhoods"G"and"I"
"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.
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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. width 47.83 ft.,
(65 ft. —95 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. 450/0 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 -
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EXHIBITB Zoning Map N
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Map prepared by City of Elgin 0 112.5 225 450 675 900
Department of Community Development Feet
Subject Property
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EXHIBIT Parcel Map N
City of Elgin 0 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
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EXHIBIT D
SITE LOCATION
Highland Woods Subdivision
Neighborhoods "G" and "I"
Petitions 05-19, 11-19, and 12-19
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Neighborhoods"G and"I"
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2017 Area Map of Neighborhoods "G" and "I"
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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
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Example of a home in Neighborhood "A"
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Typical home in Neighborhood "0" 3