HomeMy WebLinkAboutG53-19 Ordinance No. G53-19
AN ORDINANCE
AMENDING ORDINANCE NO. G41-05, WHICH CLASSIFIED NEWLY ANNEXED
TERRITORY IN THE PCF PLANNED COMMUNITY FACILITY DISTRICT
(Edgewater Subdivision-2700 Bowes Road)
WHEREAS, the territory herein described has been classified in the PCF Planned
Community Facility District, and is subject to the requirements of Ordinance No. G41-05; and
WHEREAS, written application has been made to amend PCF Planned Community
Facility District Ordinance No. G41-05, to construct a commercial operations yard along the
northern-most 250 feet of Prairie Shore Drive within Edgewater Subdivision, and
WHEREAS, after due notice in the manner provided by law, the Planning and Zoning
Commission conducted a public hearing concerning said application on August 5, 2019; and
WHEREAS, the Community Development Department and the Planning and Zoning
Commission have submitted their Findings of Fact concerning said application; and
WHEREAS, the Community Development Department and the Planning and Zoning
Commission 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 an amendment
to the PCF Planned Community Facility District established by Ordinance No. G41-05, 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 August 5, 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 Section 2. F. of Ordinance No. G41-05, which regulates "Land Use"
in the PCF Planned Community Facility District of the Subject Property, is hereby amended to
allow the following additional land use as a"permitted use" [SR] in this PCF zoning district:
Miscellaneous Uses Division.
14. "Commercial Operations Yard" [SR] (UNCL) along the northern-most 250 feet of
Prairie Shore Drive part of Edgewater Subdivision
Section 3. That Section 2. G. of Ordinance No. G41-05,which regulates"Site Design"
in the PCF Planned Community Facility District of the Subject Property, is hereby amended to
include the following additional conditions:
9. Substantial conformance to the Development Application submitted by Edgewater by
Del Webb Community Association, as applicant and property owner, received
February 28, 2018, and supporting documents including:
a. Undated Statement of Purpose and Conformance to Amend the Edgewater by Dell
Webb Annexation Agreement with the City of Elgin, received February 28, 2018;
b. Snow Equipment and Landscape Maintenance Storage Area Site Plan,prepared by
Manhard Consulting Ltd., dated October 31, 2017, last revised August 14, 2019,
with such further revisions as required by the Community Development Director;
c. Storage Area and Landscape Maintenance Landscape Plan, prepared by Manhard
Consulting Ltd., dated November 3, 2017, last revised August 14, 2019, with such
further revisions as required by the Community Development Director; and
d. "Edgewater Subdivision" Plat of Easement Abrogation and Grant, prepared by
Manhard Consulting Ltd., dated April 3, 2019, last revised April 26, 2019, with
such further revisions as required by the City Engineer.
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.
10. The gates at the north and south ends of the enclosed area for equipment storage shall
be eight (8) feet high of solid material which matches the reminder of the fence
enclosure in color and material.
11. The fence and gates enclosing the storage area shall be eight (8) feet high.
12. Additional evergreen landscaping materials must be installed on the exterior of the
fence.
13. Compliance with all applicable codes and ordinances.
Section 4. That except as amended herein, the use and development of the Subject
Property shall be controlled pursuant to the provisions of Ordinance No. G41-05. In the event of
any conflict between this ordinance and Ordinances No. G41-05, this ordinance and associated
documents shall control and prevail.
- 2 -
Section 5. That this ordinance shall be in full force and effect immediately after its
passage in the manner provided by law.
�'7
David J. Kapta' , May
Presented: October 9, 2019
Passed: October 9, 2019
Vote: Yeas: 8 Nays: 0
Recorded: October 9, 2019
Published: October 11, 2019
Attest.
imberly Dewis, Cit 7 lerk
- 3 -
EXHIBIT A
August 5, 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 05-18 and 21-19, an
application by Edgewater by Del Webb Community Association, as applicant and property owner,
requesting an amendment to the annexation agreement, a map amendment to the planned
development(specifically amending the PCF Planned Community Facility District Ordinance No.
G41-05),and any departures as may be necessary or desirable to allow the storage of snow clearing
and landscape maintenance equipment on Prairie Shore Drive, a private street within Edgewater
by Del Webb subdivision, located north of the properties commonly known as 2425 Cape Cod
Circle and 2520 Otter Creek Lane to the northern terminus of Prairie Shore Drive.
GENERAL INFORMATION
Petition Number: 05-18, and 21-19
Property Location: Prairie Shore Drive within Edgewater Subdivision
Requested Action: Amendment to Annexation Agreement, Map Amendment to
Planned Development Ordinance No. G41-05
Current Zoning: PCF Planned Community Facility District Ordinance No. G41-05
Proposed Zoning: No change. PCF Planned Community Facility District
Existing Use: Private street
Proposed Use: Commercial operations yard
Applicant: Edgewater By Del Webb Community Association
Owner Edgewater By Del Webb Community Association
Staff Coordinators: Damir Latinovic, AICP, Senior Planner
Recommendation & Findings of Fact
Petition 05-18 and 21-19
August 5, 2019
Exhibits Attached: A. Aerial Map
B. _ Zoning Map
C. Parcel Map
D. Site Location Exhibit
E. Development Application and Attachments
F. Draft Ordinance
BACKGROUND
Edgewater by Del Webb Community Association, as applicant and property owner, is requesting
an amendment to the annexation agreement, a map amendment to the planned development
(specifically amending the PCF Planned Community Facility District Ordinance No.G41-05),and
any departures as may be necessary or desirable to allow the storage of snow clearing and
landscape maintenance equipment on Prairie Shore Drive, a private street within Edgewater by
Del Webb subdivision, located north of the properties commonly known as 2425 Cape Cod Circle
and 2520 Otter Creek Lane to the northern terminus of Prairie Shore Drive.
Edgewater subdivision, a gated, age-restricted community, was annexed to the City of Elgin in
February of 2004. The subdivision is located on the north side of Bowes Road approximately 950
to 6,300 feet west of Randall Road.The subdivision contains approximately 408 acres of land area,
1,068 single-family homes, a clubhouse, and permanent open space. The majority of the
subdivision is zoned PSR2 Planned Single family Residence District for single-family homes. The
remaining open space areas and The Lodge, a community clubhouse, are zoned PCF Planned
Community Facility District.
- 2 -
Recommendation & Findings of Fact
Petition 05-18 and 21-19
August 5, 2019
r Ari" - + •
4 ' 74 MI i 1 r
. C9 'Jaguar CI
9 Y ' .e, Su•)ectProperty a
i5 -,4.
tOonds�St 'y -- Walatl Dry JE
i `
E.
t. y� 4tii '' O 't >
°. ae , Mot 3:. !
u4
� th F
k
OEM., :•111 . • ,• ••v • CollegeIl NI � )111,
V r,Trl - 1 �' • ' Edgewater = 01 1 !C
.. ,` - ,p.C7. (qi[F i Alk
1�..J�,�O,s. " ;- 07,1111.1111.
1
yG - �„ 1 k1
,. Air. c . ,ii.— % _. ,„ ,----4„:
.. 1707R,..,1 -,---.,--.,_-
4.- : ,, .__._ cz..., .,___
_ d ce -
Figure 1.Site location map
The community offers maintenance-free living. The HOA is responsible for snow clearing of all
private driveways, sidewalks, and streets within the subdivision, and lawn mowing and other
landscape maintenance on private properties and HOA-owned land. Because of the size of the
property, the contractor, currently Acres Group, hired to complete the work typically keeps the
snow clearing equipment during winter season (bobcats, pick-up trucks with plows, etc.), and
sometimes landscape maintenance equipment (lawn mowers, storage trailers, etc.) during the
summer season on Edgewater property. The maintenance equipment is currently stored in the
parking lot of The Lodge.
Proposal
The applicant is proposing to relocate and store the necessary snow plowing and landscape
maintenance equipment along Prairie Shore Drive, a dead-end street on the far north end of
Edgewater Subdivision. The applicant would designate the northern most 250 feet of Prairie Shore
Drive for the parking and storage of the equipment essentially establishing a commercial
operations yard typically associated with industrial and commercial properties.The snow-clearing
equipment currently utilized during the winter season that would be stored on Prairie Shore Drive
includes:
- 3 -
•
Recommendation & Findings of Fact
Petition 05-18 and 21-19
August 5, 2019
• 14 Regular bob cats
• 2 Small bob cats
• 2 Pickups with plows
• 3 Heavy pickup trucks with plows and salt spreaders •
• 1 20-foot long container
• 1 Port-o-let
The landscape maintenance equipment, such as light pick-up trucks, lawn mowers, and trailers
may also be stored within the area during the summer season.
•
0 `+✓ `o a°�opo°��ofyia o'o o .. .
i ► PRAIRIE MORE DRIVE
I , .,.,`,. .I re«x.IL E LAtata-urs=. !.-. Q==
0 0 -«' 4) 12) - _ \✓ `✓ G4�r.�:6.L4- '�.Sr
Figure 2.Proposed equipment layout and landscape plan
The applicant is proposing to enclose the area with an eight foot high solid board-on-board fence.
The fence would be installed between the street curb and the adjacent public sidewalk.Gates would
be installed at the south and north ends of the fenced-in area for access.The 30-foot wide roadway
would allow for parking/storage of equipment on both sides of the road allowing for one
approximately 10-foot wide travel lane in the middle. The middle travel lane would allow for the
access by the largest fire truck(8.5 feet wide), if necessary.
While the area is already largely surrounded by existing mature trees and other landscaping, the
applicant would install six new canopy trees and 85 deciduous shrubs on the exterior of the fence
for additional screening from nearby properties.
As part of the proposal, the applicant would abrogate a 14-foot wide portion of the existing
Ingress/Egress and Public Utility and Drainage Easement centered over an existing 8-inch city
water main which runs west of and parallel to Prairie Shore Drive. The applicant would grant a
new 14-foot wide City Easement centered over the water main to replace the abrogated easement.
While the abrogation and grant of new City Easement over the existing water main does not have
any effect on the proposed storage of equipment, it provides the necessary easement rights for the
City to maintain the existing water main which are not covered under the existing"Ingress/Egress
and Public Utility and Drainage Easement language.
-4 -
Recommendation & Findings of Fact
Petition 05-18 and 21-19
August 5, 2019
'
410111111P
•
•
AIM
Google
Figure 2.View of subject area from Randall Road
The HOA also suggests that contractor employees would park their private vehicles along Prairie
Shore Drive and possibly other proximate streets in Edgewater, and the HOA amended their by-
laws to expressly allow this accommodation.
The proposed location along Prairie Shore Drive would be the permanent location for the storage
of snow-clearing equipment unless a storage facility is constructed in the future. While there are
no current plans for such a facility, it is conceivable that such a facility could be constructed in the
future on the adjacent property to the north as part of the approval for that new development, or
on another location within Edgewater subdivision. If approved,the storage of the equipment would
have to be relocated to another facility for Prairie Shore Drive to connect to any future development
to the north. As a private street, any proposed future connection to Prairie Shore Drive would be
subject to the approval of Edgewater HOA, and the HOA has suggested that it sees few
circumstances in which they would issue that approval. That being said, the proposed
improvements for the storage area are not such that they could not be easily removed in the future.
Edgewater advises staff that they have communicated their plans to those residents—both in and
out of Edgewater Subdivision—who would be most affected by these improvements.
The Community Development Department offers the following additional information:
A. Property History. Edgewater subdivision was annexed to the City of Elgin in February of
2004. The subdivision contains approximately 408 acres of land area, 1,068 single-family
dwelling units, a clubhouse, and permanent open space. All internal roadways, including
the subject area of Prairie Shore Drive are private roads owned and maintained by
Edgewater HOA.
- 5 -
Recommendation & Findings of Fact
Petition 05-18 and 21-19
August 5, 2019
In 2006, the City approved the First Amendment to the Annexation Agreement which
allowed for the rezoning of the property at 3270 Longcommon Parkway for the
construction of Elgin Fire Station 7.
In 2011, the City approved the Second Amendment to the Annexation Agreement and the
amendment to the PSFR2 Planned Single Family Residence District covering all single
family homes within the subdivision to allow the construction of home additions in rear of
homes which encroach into the required rear yard setback on certain lots.
B. Surrounding Land Use and Zoning. The subject area of Prairie Shore Drive is zoned
PCF Planned Community Facility District. The open space areas east and west of Prairie
Shore Drive are also zoned PCF Planned Community Facility District. The 28-acre
property adjacent to the north is zoned SFR2 Single Family Residence District and is
currently vacant and undeveloped.
The single family homes located to the southwest of Prairie Shore Drive along Cape Cod
Circle (west of Prairie Shore Drive) are zoned PSFR2 Planned Single Family Residence
District and are part of the Edgewater Subdivision.The single family homes located to the
southeast of Prairie Shore Drive along Otter Creek Lane are zoned RC1 Residence
Conservation District and are part of Woodbridge North Unit 2 subdivision plated in 1990.
C. Comprehensive Plan. Prairie Shore Drive, like all other roadways and rights-of-way in
the city, private or public, is not designated for any future land use by the City's 2018
Comprehensive Plan.
The roadway is surrounded by open space areas classified as Parks & Open Space by the
2018 Comprehensive Plan. This land use includes parkland maintained by the Parks and
Recreation Department and other entities, such as the Kane County Forest Preserve
District. The Elgin Parks and Recreation Department operates and maintains 74 parks
totaling 1,643 acres and 10 recreational facilities throughout the City, and the Forest
Preserve Districts of Kane and Cook Counties support several natural preserves in and
around Elgin. This land use also includes various areas of open space that contain natural
areas and environmental features such as extensive woodlands, wetlands, floodplains, and
detention ponds.
D. Zoning District. The subject portion of Prairie Shore Drive is zoned PCF Planned
Community Facility District established by Ordinance No. G41-05, same as the adjacent
open space areas to the east and west. The purpose and intent of this PCF zoning 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, 1976,as
-6 -
Recommendation & Findings of Fact
Petition 05-18 and 21-19
August 5, 2019
amended. In general, community facilities provide governmental, recreational,
educational, health, social,religious, and transportation services to the community on a for
profit or a not for profit basis. The PCF District is most similar to, but departs from the
standard requirements of the CF Community Facility District.
E. Trend of Development. Prairie Shore Drive is located on the far north end of Edgewater
Subdivision. The properties to the south are all improved with single family homes part of
either Edgewater Subdivision or Woodbridge North Subdivision and will remain
residential in the future. The properties to the east and west are open space wetlands
surrounding Otter Creek and will also remain open green space in the future.
The property adjacent to the north is currently vacant and is zoned for single-family
residential development. The 27-acre property has frontage along Randall Road and South
Street. Based on the trend of development along Randall Road,this property is likely going
to develop with a mix of uses which could include commercial uses along Randall Road
and residential uses along South Street.
FINDINGS
After due notice as required by law, the Planning & Zoning Commission conducted a public
hearing in consideration of Petitions 05-18, and 21-19 on August 5, 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 August 5, 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. Prairie Shore Drive is a private dead-end street on
the far north end of Edgewater Subdivision. While single family homes are located at the
northwest corner of Prairie Shore Drive and Cape Cod Circle and northeast corner of
Prairie Shore Drive and Otter Creek Lane, no driveways are located along Prairie Shore
Drive, and the street does not serve to provide access to any property. The dead-end street
is surrounded by open space with mature trees and landscaping.The applicant is proposing
- 7 -
Recommendation& Findings of Fact
Petition 05-18 and 21-19
August 5, 2019
to install a eight-foot high solid fence with additional landscaping to further screen the
proposed equipment stored along Prairie Shore Drive from surrounding properties and
nearby Randall Road.
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. The proposal does not involve installation or construction of any new water,
sanitary sewer, or stormwater facilities. One port-o-let would be installed during winter
season along with other snow clearing equipment. The proposed equipment would be
located within the existing Prairie Shore Drive pavement,and no new impervious areas are
proposed that may necessitate additional stormwater control facilities.
An existing man hole and catch basin are located within the 250 feet proposed for storage
of equipment, which provide access to the existing 18-inch storm sewer running east-west
and crossing the Prairie Shore Drive. The applicant would install gates at the south and
north end of the proposed fenced-in area and will allow city staff the access to those
facilities.
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
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. Prairie Shore Drive is a private, dead-end street
that is currently only seldom used for on-street parking by nearby residents. In fact, while
Prairie Shore Drive is approximately 515 feet long from its intersection with Cape Cod
- 8 -
Recommendation & Findings of Fact
Petition 05-18 and 21-19
August 5, 2019
Circle and Otter Creek Lane on the south to the northern terminus, the northern-most 250
feet are likely never used for on-street parking.No property gains access from Prairie Shore
Drive. It is also unlikely Prairie Shore Drive would connect to any future development to
the north without approval of another location for the storage of snow clearing equipment.
As such, the storage of snow clearing equipment along Prairie Shore Drive will not have
any negative effect on the existing traffic circulation in the Edgewater or Woodbridge
North neighborhoods.
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. Edgewater Subdivision was annexed to the City of Elgin in February of 2004. The
subdivision contains approximately 408 acres of land area, 1,068 single-family dwelling
units, a clubhouse,and permanent open space. All internal roadways, including the subject
area of Prairie Shore Drive are private roads owned and maintained by Edgewater HOA.
In 2006, the City approved the First Amendment to the Annexation Agreement which
allowed for the rezoning of the property at 3270 Longcommon Parkway for the
construction of Elgin Fire Station 7.
In 2011, the City approved the Second Amendment to the Annexation Agreement and the
amendment to the PSFR2 Planned Single Family Residence District covering all single
family homes within the subdivision to allow construction home additions in rear of homes
which encroach into the required rear yard setback on certain lots.
The Prairie Shore Drive is only seldom used for on-street parking of nearby residents. The
northern-most 250 feet of Prairie Shore Drive proposed to be enclosed with a fence for
storage of snow clearing equipment are likely never used for on-street parking.
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 subject area of
Prairie Shore Drive is zoned PCF Planned Community Facility District. The open space
areas east and west of Prairie Shore Drive are also zoned PCF Planned Community Facility
District.The 28-acre property adjacent to the north is zoned SFR2 Single Family Residence
District and is currently vacant and undeveloped.
- 9 -
Recommendation & Findings of Fact
Petition 05-18 and 21-19
August 5, 2019
The single family homes located to the southwest of Prairie Shore Drive along Cape Cod
Circle (west of Prairie Shore Drive) are zoned PSFR2 Planned Single Family Residence
District and are part of the Edgewater Subdivision. The single family homes located to the
southeast of Prairie Shore Drive along Otter Creek Lane are zoned RC 1 Residence
Conservation District and are part of Woodbridge North Unit 2 subdivision plated in 1990.
The existing home at 2425 Cape Cod Circle (northwest corner of Prairie Shore Drive and
Cape Cod Circle) in Edgewater Subdivision is located approximately 190 feet from the
proposed enclosed area for storage of snow clearing equipment. While the subject area is
already surrounded by mature trees and landscaping, the applicant is proposing to enclose
the area with an eight-foot high solid fence and additional trees and landscaping to provide
adequate screening from nearby properties.
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. Prairie Shore Drive is located on the far north end of Edgewater
Subdivision. The properties to the south are all improved with single family homes part of
either Edgewater Subdivision or Woodbridge North Subdivision and will remain
residential in the future. The properties to the east and west are open space wetlands
surrounding Otter Creek and will also remain open green space in the future.
The property adjacent to the north is currently vacant and is zoned for single-family
residential development. The 2-acre property has frontage along Randall Road and South
Street.Based on the trend of development along Randall Road,this property is likely going
to develop with a mix of uses which could include commercial uses along Randall Road,
and residential uses along South Street.
The existing landscaping along with the proposed fence and additional landscaping will
adequately screen the proposed outdoor storage area from nearby properties.
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 subject portion of Prairie Shore Drive is zoned PCF
Planned Community Facility District established by Ordinance No. G41-05, same as the
adjacent open space areas to the east and west. The purpose and intent of this PCF zoning
- 10 -
Recommendation & Findings of Fact
Petition 05-18 and 21-19
August 5, 2019
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, 1976, as amended. In general, community facilities provide governmental,
recreational, educational, health, social, religious, and transportation services to the
community on a for profit or a not for profit basis. The PCF District is most similar to,but
departs from the standard requirements of the CF Community Facility District.
Many other CF-zoned properties, including schools, forest preserve district properties, and
city properties are used for parking and storage of fleet vehicles, snow clearing equipment
and other maintenance vehicles. While the subject property is a private roadway, it does
not function as a roadway, as it is a dead-end street unlikely to be connected to the adjacent
property to the north.
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
Plan. Prairie Shore Drive, like all other roadways and rights-of-way in the city, private or
public, is not designated for any future land use by the City's 2018 Comprehensive Plan.
The roadway is surrounded by open space areas classified as Parks & Open Space by the
2018 Comprehensive Plan. This land use includes parkland maintained by the Parks and
Recreation Department and other entities, such as the Kane County Forest Preserve
District. The Elgin Parks and Recreation Department operates and maintains 74 parks
totaling 1,643 acres and 10 recreational facilities throughout the City, and the Forest
Preserve Districts of Kane and Cook Counties support several naturalP reserves in and
around Elgin. This land use also includes various areas of open space that contain natural
areas and environmental features such as extensive woodlands, wetlands, floodplains, and
detention ponds.
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
- 11 -
Recommendation & Findings of Fact
Petition 05-18 and 21-19
August 5, 2019
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 subject property is improved as a 30-foot wide
private street that is seldom used.The street is surrounded by mature trees and landscaping.
The applicant is not proposing any changes to the existing street,except for the installation
of the eight-foot high fence to enclose the northern most 250 feet of the street for equipment
storage. The fence would be installed between the street curb and the public sidewalk
located along the street. The applicant would also install six new canopy trees and 85
deciduous shrubs to further screen the area from the nearby properties.
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 subject property is part of a private dead-end street, which is seldom used
for on-street parking by nearby residents. In fact, the northern-most 250 feet of the street
proposed to be enclosed for equipment storage is likely never used for on-street parking.
The street is also unlikely to be connected to any future development to the north. If an
opportunity presents itself for a future connection to the property to the north, the storage
equipment would have to be first relocated to another permanent location.
The subject area of Prairie Shore Drive is already surrounded by mature trees and
landscaping. The applicant would also install an eight-foot high solid fence to enclose the
area and install additional trees and shrubs to further screen the area from nearby properties.
The closest single family home is located approximately 190 feet to the southwest of the
proposed storage area for snow clearing equipment. The proposal will not have any
negative impact on the surrounding properties.
RECOMMENDATION
The Community Development Department and the Planning & Zoning Commission recommend
approval of Petitions 05-18, and 21-19, subject to the following conditions:
- 12 -
Recommendation & Findings of Fact
Petition 05-18 and 21-19
August 5, 2019
1. Substantial conformance to the Development Application submitted by Edgewater by Del
Webb Community Association, as applicant and property owner, received February 28,
2018, and supporting documents including:
a. Undated Statement of Purpose and Conformance to Amend the Edgewater by Dell
Webb Annexation Agreement with the City of Elgin, received February 28, 2018;
b. Undated draft Third Amendment to Annexation Agreement(Edgewater),received July
9, 2019;
c. Snow Equipment and Landscape Maintenance Storage Area Site Plan, prepared by
Manhard Consulting Ltd., dated October 31, 2017, last revised August 31, 2018, with
such further revisions as required by the Community Development Director;
d. Storage Area and Landscape Maintenance Landscape Plan, prepared by Manhard
Consulting Ltd., dated November 3, 2017, last revised August 31, 2018, with such
further revisions as required by the Community Development Director; and
e. "Edgewater Subdivision" Plat of Easement Abrogation and Grant, prepared by
Manhard Consulting Ltd., dated April 3, 2019, last revised April 26, 2019, with such
further revisions as required by the City Engineer.
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. The gates at the north and south ends of the enclosed area for equipment storage shall be
eight feet high of solid material which matches the reminder of the fence enclosure in color
and material.
3. The fence and gates enclosing the storage area shall be eight feet high.
4. Additional evergreen landscaping materials must be installed on the exterior of the fence.
5. 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 above,was five(5)yes,zero(0)no,and zero(0)abstentions.Two members
were absent.
Respectfully Submitted,
s/Jav Cox
Jay Cox, Chairman
Planning&Zoning Commission
- 13 -
Recommendation & Findings of Fact
Petition 05-18 and 21-19
August 5, 2019
s/Damir Latinovic
Damir Latinovic, AICP; Secretary
Planning& Zoning Commission
- 14 -
Nit
1llif$
st � MINE E
South MN!'1- —L-7 I I....- r MI _J-
1111 1 `' 1 -f��
.. ,., .p / ` Int
ME!i
,,„.,,,,4 iti/ma PPP--—i. ..
___ ,._
______ _
______ _
_ . _
..„.„..,„„t,„..... ....;........,.,
Subject Property I.
Petition 05-18&21 -19
vir
ein�� ,.� /116*---6,4111)�-- 11, III ape od Cir v
, . 0 t, , II Am ad ,
la ' - 1 . ___. - Ip
ktftt
a
3 ,
riaswa.,
L_,., ,,..., T
ill
yelroll% • ': N z.V\ ,
v g„ HsY� ." `t .c. .
1w
v10111i-orl..--Ko;f11,1111--1\--.... - ,,.
111111,4
.11i*
. ..\\ j
tilit,,WiltAVIIIIIP. it . - '. '';
Covered Bridge C 1. • —
II Wow-
Ilb Ali t � Spartan Dr
.04 , ii-- .mg . wIlligillill `
EXHIBIT A Aerial/Location Ma N
Map
W_01.10.. E
,
Map prepared by City of Elgin 0 85 110 340 510 680
Department of Community Development Feet
rir MFR
AB PABP
OW
SFR2 5°��'St
Subject Property
Petition 05-18&21 -19 1111111
ai
II'
III% 1 11•1112 liii„ eeK
IuIu _ . Cape.Cod Cir CItt
r
rye Dr •
ETy41111
■ BAB
Legend C ear1111 ”-
• � Bly
ORC1 Residence Conservation 1 - -D ilik O RC2 Residence Conservation 2 ■ ■ %41
O RC3 Residence Conservation 3 PCF ■ ■ -III
NeytOIt Ln
OPRC Planned Residence Conservation ` Ill ■ ly
O SFRPSF Single
Plan Familyd ResidenceFamily1 III
I = ,1111' likiiii
PSFRt Planned Single Family Residence 1 1111
SFR2 Single Family Residence 2 .11
O PSFR2 Planned Single Family Residence 2 • . , Stat-GMK Ily
l.n
TRF Two FamilyResidence Mall. Gr
I=1 I,
OPTRF Planned Two Family Residence - ; ci *&*V-
.. IOMFR Multiple Family Residence -
OPMFR Planned Multiple Family Residence u libi .ORB Residence Business =
PRB Planned Residential Business II
oh iii
-NB Neighborhood Business - ■ Covered Bridge Cf -O .
INPNB Planned Neighborhood Business M MI ■
-AB Area Business MI MI
41 .- ■
-PAB Planned Area Business ' Wafedo/i Ln
IM CC1 Center City 1 ,,,�, • uIIVJ,CC2 Center Cit 2 illt ,Sandy Stream Ln Caiege Green Dr y PCC Planned Center Cit y _ •■ ■
-ORI Office Research Industrial • PSFR2 opt„ege
Gruen ,.U � I■ ■-PORI Planned Office Research Industrial mI I IMI
-GI General Industrial ■V III•a I ■ 'ISij.i
PP y
PGI Planned General Industrial ■
C EMI
-CI Commercial Industrial I.
E nmo___ -
- 111■111� Illr4M
--CF Community Facility II' '111
PCF Planned Community Facility
EXHIBITS Zoning Map "
w+t
ti
Map prepared by City of Elgin 0 100 200 400 600 800
Department of Community Development Feet
Subject Property
2554 Edgewater Dr.
Petition 05-18&21 -19
a.0620427001 Otter Creek Ln
Cape Cod Cir Barn Owl Ln
m
-�
t,)
Hayloft Ln
EXHBIIT C Parcel Map N
City of Elgin 0 35 70 140 210 280
Department of Community Development Feet
EXHIBIT D
SITE LOCATION
Storage of Maintenance Equipment
Edgewater Subdivision
Petitions 25-18 and 21-19
Target / 2 i-- , ------1 _
!„ ° , o ♦ Jaguar Ct ci' r'+• / .' ,.r. f y4 T
I. "),da r Subject Property R, a Gals Ln
C T > r , •
__
0' Df'_ ; �,�~. '4
JTI,L roc¢
c tii
U . '4 ' X _'-----,--..t-
> o ` _ Llsmon Clr
Irr
AMI�� '° - alb tat:n y�
1
Frienclshlp St + r ` w 'Arye Dr 1'
Y • .�--- Wexford Dr 1 �.
Imo . :r46a :l 1_.-
iH• C-er epi/JI[ �rrys/' 1 � ' 1WIL . ,J
�;• ...4 tri .� a ..j `- `go ,„., ... ' ti •-i . j
1111k
`, }` �, t31.FrivJ. J.. r Muirfle
4.• +l1 UrrOil
�} vista Tfl M} 't � Ccdlege<
. ' ' 1 _ • 9 - , i • -. • . • ...14
.. • •/0"\:V , *).:,:x-r- , ; 1 ..
pig, Nos •
i'—Ni ,, • = c• i V [ +: 0:
A NS
k4-
*' c ! '6 rr
If 4 i
11 .41111
.- - G . •,reDins Ct,
Location Map
I
EXHIBIT D
SITE LOCATION
Storage of Maintenance Equipment
Edgewater Subdivision
Petitions 25-18 and 21-19
,f
' •'OSED
FENCED-IN AREA
FOR STORAGE OF
EQUIPMENT k
.!
111•
• •
•
' --:, 1 PI III ipi- a . ...it 45,. 6; .- '1:7
Bird's eye view looking north
11
. .,•^ '
Y' k •
of •• J. fl , ,- •
. t`.1 % AIL L.) i v 41 (.........
w
.4 . '
•t "0'• II
t
i FENCED-IN AREA
FOR STORAGE
•F EQUIPMENT
Bird's eye view looking south
EXHIBIT D
SITE LOCATION
Storage of Maintenance Equipment
Edgewater Subdivision
Petitions 25-18 and 21-19
•
a
South end of Prairie Shore Drive
f ":10
Y .
I
A •
North end of Prairie Shore Drive 3
EXHIBIT D
SITE LOCATION
Storage of Maintenance Equipment
Edgewater Subdivision
Petitions 25-18 and 21-19
4:' , 4. • : . APPAr• * ' It•• I..'
.. - Z,. <.
4'
,.1' -
Existing sidewalk and landscaping along east side of
Prairie Shore Drive
s.
`.r
Y�
ye iier
Existing sidewalk and landscaping along west side of
Prairie Shore Drive
EXHIBIT D
SITE LOCATION
Storage of Maintenance Equipment
Edgewater Subdivision
Petitions 25-18 and 21-19
Yr. ,
•
1);14 : 1. • •
a., ••• '
11; 1 it ' ra-Pja'
• Jk. ,r •
.• •
. ••••r.
- 4-4
apowili
41•1111111.11simmin - e
motto -
Existing gate/chain west of Prairie Shore Drive
, •
•,
op,
•
1111111.11.1111.0.--- -
Existing gate east o Prairie S ore Drive 5