HomeMy WebLinkAbout83-0606 Berner Estates g3 - 0606
RESOLUTION
EXPRESSING POLICY OF ANNEXATION REGARDING
BERNER ESTATES SUBDIVISION
WHEREAS, the City Council of the City of Elgin has heretofore reviewed the
possible annexation of certain residential property located in unincorporated Cook
County lying east of the City of Elgin and in particular the Berner Estates Subdivision;
and
WHEREAS, the annexation of such territory is inconsistent with and contrary to the
comprehensive plan of the City of Elgin; and
WHEREAS, the annexation of said territory would result in the provision of
municipal services at a cost in excess of taxes reasonably derived from the territory if
annexed.
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF
ELGIN, ILLINOIS, that it hereby finds and determines that the annexation of the Berner
Estates Subdivision at this time is not in the best interests of the City of Elgin and that
no further action should be taken concerning such proposed annexation.
Richard L. Verbic, Mayor
Presented:
Adopted:
Vote: Yeas Nays
Recorded:
Attest:
Marie Yearman, City Clerk
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CITY OF ELGIN
STATEMENT OF POLICIES
GROWTH MANAGEMENT
t
The recurring growth management theme espoused in the City of
Elgin Comprehensive Plan adopted June 6, 1983 is the concept
of compact and contiguous physical growth . This concept is
supported throughout the the plan due to its inherent
desirability relative to overall fiscal management and tax
base conservation . The Plan specifically identifies the issue
of growth management and addresses the subject of future
development needs as follows:
GROWTH MANAGEMENT - The manner in which a city expands
and develops has a direct impact on community
affordability. Scattered, unrelated development at the
periphery of the city and an overextended infrastructure
is wasteful . It is expensive to build and maintain .
Incompatible or conflicting land development may block
natural corridors or growth . Uncontrolled development
may compete with existing development and deplete the
city's potential for added growth in tax revenues. For
these reasons , Elgin must manage its growth so that city
expansion is both cost effective and orderly.
Essentially there are four steps for a city to take to
accomodate growth : 1 ) to maintain and conserve the
existing city; 2) to redevelop portions of the existing
city which are in disrepair or functionally obsolete ; 3)
to utilize infill development on scattered vacant
parcels ; and 4) to expand at the periphery of the city.
Thus, Elgin must promote the conservation of the existing
city, plan future land uses for redevelopment sectors of
the city and designate a development strategy for the one
and one-half mile jurisdictional area . The purpose of
the growth management program is to make the most out of
what is already in place and to guide development at the
periphery in a manner that does not overburden the city
and the residents with additional costs and problems .
TYPE OF DEVELOPMENT REQUIRED TO MEET FUTURE NEEDS -
Future land use patterns must allow residents of Elgin to
meet their needs in a more efficient manner . The future
pattern of land use must , therefore , differ from the post
World War II pattern . It must offer a more sensible
relationship among all land use activities; it must be
compact in nature . In accomplishing this objective , it
will be possible to minimize all of those rising costs
which the people of Elgin have incurred in recent years,
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including development costs and therefore greater housing
costs; transportation costs due to excessive travel ; and
( increased) taxes or service cuts due to the coat of
infrastructure construction and maintenance .
Specific policies directly or indirectly reinforcing the
compact and contiguous growth concept also appear throughout
the Plan in examples as illustrated below:
Economic Growth and Development Chapter
Objective-
Promote energy efficiency as a means to reduce the
loss of economically productive dollars from the local
economy.
Policy-
Provide a more energy efficient community by
developing and adopting a land use plan which guides
Elgin's growth in a compact and contiguous manner .
Land Use Chapter
Objective-
As growth occurs, ensure that the elements of
development are sensitive , integrated and protective
of one another .
Policy-
Minimize the public costs associated with growth by
utilizing the existing infrastructure to its fullest
extent through infill and private development of
underutilized land in the built-up city.
Objective-
Establish a ( land) management (system) designed to
effectuate efficient and orderly growth for the
community.
Policies-
"Growth through expansion" should only be allowed on
the basis that it is contiguous to built-up areas of
the city .
Criteria, must be developed to define (future )
built-up areas of the city, including the following:
a) Criteria which define contiguity and a logical
extention of the urban area ;
b) The availability of basic utilities and
infrastructure ;
c ) The fiscal impact of the development .
Relate the potential for annexation to guidelines
which define the degree of land development and
service provisions that must be achieved within the
incorporated area prior to further annexation for
development purposes.
Schedule the design , placement and phasing of water
distribution to encourage compact growth -
Prohibit additional estate residential development
unless it is an integral part of a planned unit
development (PUD) scheme which calls for an i
above-average density in the remainder of thg proposed
o development .
An expression of implementation regarding the above polies
is provided in the attached excerpts from the Northeyt
Annexation Report dated July 3, 1984. This ct +ent was
assembled by the Elgin Planning Department at the direction of
the City Manager and the City Council . In reviewing the above
and the attached it becomes apparent that any interest or
action in the annexation , forcible or otherwise , of estate
residential areas to the east of the city is inconsistent with
goals , objectives and policies incorporated in the adopted
Comprehensive Plan .
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III
NORTHEAST ANNEXATION REPORT
.
INTRODUCTION
The Planning Departmept has completed an analysis of the potential for
annexation of the properties located to the northeast of Elgin. The analysis
includes an annexation survey of property owners and a fiscal impact analysis
for the annexation of Berner Estates. The following is a summary of the
department's findings:
A. From annexation strategy and economic development point of view, the
properties located north of Shoe Factory Road are primary targets for an
annexation program. These properties have both visability and
accessibility from the tollway resulting in a potential for industrial
development.
The properties located south of Shoe Factory Road and west of the
Commonwealth Edison power lines are of secondary importance to an
annexation program. Approximately one-third of this area is developed as
part of the Berner Estates subdivision or is unbuildable due to severe
soil limitations. The northerly portion of this area may have some
development potential.
The properties located south of Shoe Factory Road and east of the
Commonwealth Edison power lines have no annexation strategy or economic
development value. This area is developed with the Berner Estates
subdivsion.
B. The respondents to the city 's annexation survey having an interest
in annexing to Elgin own property south of Shoe factory Road. However,
follow-up contacts with intervening property owners may have to be made
due to a lack of contiguity with the corporate limits.
The owner of four properties located north of Shoe Factory Road has
indicated that he has made an application for annexation to the Village
of Hoffman Estates.
C. In conclusion, if the city is to have an aggressive annexation
program based on economic development potential, follow-up contacts and
annexation incentives must be initiated immediately with the owners of
the properties located north of Shoe Factory Road.
The following sections detail the results of the annexation survey and the
fiscal impact of the annexation of the Berner Estates subdivision.
it
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FISCAL IMPACT OF BERNE, ESTATES ANNEXATION
This analysis has been prepared to document the probable fiscal impact of the
annexation of the Berner Estastes Subdivision on the City of Elgin.
The study area is comprised of thirty—seven (37) properties totaling one
hundred forty (140) acres. Berner Estates is improved with twenty—eight (28)
single family residences (see Exhibit 3).
The "cost per developed acre" methodology is used to measure Berner Estates
fiscal impact on the city. This methodology normalizes the fiscal impact of
residential uses by accounting for the impact of institutional, commercial,
and industrial uses on the city. The "cost per developed acre" is determined
by dividing the amount in the general fund by the amount of developed acres
in the city.
The Fire Department, the Police Department, and the Public Works Department
do not anticipate any unique or extraordinary service problems associated
with the annexation of the Berner Estates Subdivision. However, the fiscal
impact analysis identifies revenues to the city in the amount of $22,156.00
per year and expenditures by the city in the amount of $171,193.96 per year
for an annual deficit to the city in the amount of $149,037.96 (see Exhibits
4 and 5).
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30 31 3 .. so •EXHIBIT 3
ai. 6...40 mi.. PLANNING DEPARTMENT
JULY 1, 1984
1
ANNUAL REVENUES TO CITY OF ELGIN
FROM
BERNER ESTATES SUBDIVISION
PROPERTY TAX REVENUE 1 • $18,656
TOTAL PER CAPITA REBATE 2 2,940
MOTOR VEHICLE LICENSES 3 560
TOTAL REVENUE 4 $22,156
1. Total equalized assessed valuation for 37 properties within the Berner
Estates Subdivsion is $913,657. The City of Elgin Tax rate is $2.04 per
$100. of assessed value.
2. The cummulative per capita rebate for motor fuel tax and state income tax
is $35. The total per capita rebate assumes a total population of 84 from 28
households.
3. Revenue from motor vehicle licenses assumes 2 vehicles per household at
$10. per license.
4. Total revenue does not include annual sales tax revenue to Elgin because
it is not new revenue. However, annual sales tax revenue to Elgin is
approximately $1,260. for the 28 households in Berner Estates.
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EXHIBIT 4
ANNUAL EXPENDITURE BY CITY OF ELGIN
FOR •
BERNER ESTATES SUBDIVISION
TOTAL ACRES 140.16
DEVELOPED ACRES 96.393
COST PER DEVELOPED ACRE 1 $ 1776.00
ANNUAL CITY EXPENDITURE 2 $171,193.96
ANNUAL REVENUE TO CITY $ 22,156.00
ANNUAL DEFICIT TO CITY $149,037.96
1. The general fund divided by the number of developed acres in the city.
$17,359.780. / 9776 ac. _ $1 ,776.
2. Number of developed acres in Berner Estates multiplied by the cost per
developed acre.
EXHIBIT 5