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Home My WebLink About90-0314 Country Brook North 90_orz,q Cnrfrj bora RESOLUTION APPROVING PRELIMINARY PLAN FOR COUNTRY BROOK NORTH BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF ELGIN, ILLINOIS, that it hereby approves the preliminary plan prepared by U.S. Shelter Group, Inc. dated November 24, 1989 and revised February 14, 1990 for Country Brook North. s/ George VanDeVoorde George VanDeVoorde, Mayor Presented: March 14, 1990 Adopted: March 14 , 1990 Vote: Yeas 5 Nays 0 Recorded: Attest: s/ Marie Yearman Marie Yearman, City Clerk February 20 , 1990 MEMORANDUM TO : Mayor and Members of the City Council FROM : Land Use Committee , Planning & Land Use Commission SUBJECT : Land Use Review PURPOSE Consideration of Application S2- 90 Requesting Preliminary Plat Approval for a Residential Subdivision , Property Located on the North Side of Bode Road , by the U. S . Shelter Group , Incorporated , as Applicant and Owner . BACKGROUND A petition has been filed by U. S . Shelter Group , Incorporated requesting preliminary plat approval for a residential subdivision . The subject property is located on the north side of Bode Road . The petitioner is proposing to develop the property with 63 single family lots ranging in lot size from 8 ,450 square feet to 20 , 565 square feet . It should be noted that since the Land Use Committee considered Petition S2- 90 on January 15 , 1990 , school site , park site and water system contributions have been amended to the following : School site contribution : $ 22 ,089 . 43 Park site contribution : 47 ,831 . 18 Water system contribution : 27 ,006 . 75 These revisions are the result of the ordinance recently adopted by the City Council which amended the subdivision ordinance . (See Land Use Review prepared by the Planning Department , dated January 5 , 1990) . UNRESOLVED ISSUES None . RECOMMENDATION At its regular meeting of January 15 , 1990 , the Elgin Land Use Committee recommended approval of Application S2- 90. subject to the following conditions : 1 . Revisions to the Preliminary Plat and Preliminary Engineering Plan per the Bureau of Inspection Services , Engineering Division , Water Department and Planning Department . 2 . Substantial conformance with the revised preliminary plat and preliminary engineering plan . 3 . Payment of a school cash contribution in the amount of $ 15 ,426 . 92 . Payment due prior to final plat approval . Payment may be made on a cost per acre basis for each unit if the subdivision is developed in phases . 4 . Payment of a school impact fee prior to final plat approval . The amount to be based on the number of elementary , junior high and high school age children projected per the Table of Estimated Ultimate Population per Dwelling Unit , published by Associated Municipal Consultants , Inc . Payment may be made on a cost per acre basis for each unit if the subdivision is developed in phases . 5 . Payment of a park cash contribution in the amount of $ 23 ,043 . 20 . Payment due prior to final plat approval . 6 . Payment of a water system contribution prior to final plat approval . The amount to be based on a proportionate share of capital costs associated with required improvements to the water system . Payment may be made on a cost per acre basis for each unit if the subdivision is developed in phases . 7 . Compliance with all other applicable codes and ordinances . On a motion to recommend approval of Application S2- 90 , subject to the conditions for approval , the vote was four (4) yes and zero (0) no (see transcript ) . RELATED COMMUNICATIONS Letter to Chuck Littleton , U . S . Shelter , dated January 10 , 1990 . - 2- January 5 , 1990 LAND USE REVIEW PLANNING DEPARTMENT CITY OF ELGIN I . SUBJECT Consideration of Application S2- 90 Requesting Preliminary Plat Approval for a Residential Subdivision , Property Located on the North Side of Bode Road , by the U. S . Shelter Group , Incorporated , as Applicant and Owner . II . GENERAL INFORMATION A . Requested Action preliminary Plat Approval B . Present Zoning R- 2 C . Intended Use Residential D . Property Location node Road at Poplar Creek Drive E . Applicant/Owner U. S . Shelter Group . Incorporated III . EXHIBITS A . Location Map (see attached ) . B . Zoning Map 1" = 600 ' (see attached ) . C . Petitioner ' s Statement ( see attached ) . D . Preliminary Plan prepared by ( see enclosed ) . U . S . Shelter Group , Inc . dated November 24 , 1989 IV. CONSIDERATIONS A petition has been filed by U. S . Shelter Group , Incorporated requesting preliminary plat approval for a residential subdivision . The subject property is located on the north side of Bode Road (see Exhibits A and B) . The petitioner is proposing to develop the property with 63 single family lots ranging in lot size from 8 ,450 square feet to 20 , 565 square feet ( see Exhibits C and D) . - Page 1 - V. FINDINGS A . Site Characteristics The subject property contains approximately 20 . 65 acres . The property is unimproved . B . Sewer and Water •� The subject property is proposed to be serviced through a 12" watermain located along Bode Road and a 16" watermain located along Stonehurst Drive . The property is proposed to be serviced through an 8 inch sanitary sewer located along Stonehurst Drive . Stormwater is proposed to be detained onsite and released at a controlled rate into the storm sewer systems serving Parkwood and Parkwood East subdivisions . C . Traffic and Parking Bode Road serves as a major east-west collector serving the adjacent residential neighborhoods . Bode Road has a design capacity of approximately 12 ,500 vehicles per day , and has a traffic volume of 4 , 327 vehicles per day. The developer is proposing to construct 63 single family units in the residential subdivision . The total projected traffic impact dispersed along Bode Road and Stonehurst Drive when completed would be 630 vehicle per day ( 63 d . u . x 10) . The required parking for residences is two spaces per unit . Sources : Engineering Division , City of Elgin . Design Manual , State of Illinois , 1984 . Trip Generation Manual , ITE , Third Edition . E . M . C . 19 . 44 Off- street Parking . D . Zoning History The western portion of the subject property was annexed into the City of Elgin in 1970 and the easterly portion in 1978 . Both parcels were zoned R- 2 Single Family Residence District upon annexation . E . Zoning Status The subject property is of adequate size to be developed in accordance with the zoning and subdivision regulations . - Page 2- F. Surrounding Land Use and Zoning - The areas located to the north , east and west of the subject property are zoned R- 2 Single Family Residence District . These areas are zoned with single family residences . G . Trend of Development • � The area in which the subject property is located is developing with single family residences . H . Comprehensive Plan The Comprehensive Plan designates subject property as community facilities and urban subdivision residential . The proposed development complies with the Comprehensive Plan in the urban residential classification . At the time the Comprehensive Plan .was adopted in 1983 , the subject property was to be developed with a school . Accordingly , the property was designated "community facilities" . The surrounding area is designated "urban residential" . VI . CONDITIONS FOR APPROVAL 1 . Revisions to the Preliminary Plat and Preliminary Engineering Plan per the Bureau of Inspection Services , Engineering Division , Water Department and Planning Department . 2 . Substantial conformance with the revised preliminary plat and preliminary engineering plan . 3 . Payment of a school cash contribution in the amount of $ 15 ,426 . 92 . Payment due prior to final plat approval . Payment may be made on a cost per acre basis for each unit if the subdivision is developed in phases . 4 . Payment of a school impact fee prior to final plat approval . The amount to be based on the number of elementary , junior high and high school age children projected per the Table of Estimated Ultimate Population per Dwelling Unit , published by Associated Municipal Consultants , Inc . Payment may be made on a cost per acre basis for each unit if the subdivision is developed in phases . S . Payment of a park cash contribution in the amount of $ 23 ,043 . 20 . Payment due prior to final plat approval . - Page 3- Payment may be made on a cost per acre basis for each unit if the subdivision is developed in phases . 6 . Payment of a water system contribution prior to final plat approval . The amount to be based on a proportionate share of capital costs associated with required improvements to the water system . Payment may be made on a cost per acre basis for each unit if the subdivision is developed in phases . 7 . Compliance with all other applicable codes and ordinances . - Page 4- LOCATION MAP 40 � q r'yAP ® pI0 C Fs)' •, V U Z WIY a z T OL C Iy,� Y Y O J N. NN)** * ` J v 6� I C TIMBER } 1 (41:411 I' CONGDON�'iNG1 SUMMIT ti�Q1,44NoIMBALr SUBJECT PROPERTY W IMIP - WI 55, 1 BODE . 20 l4.1\V ilk .0."‘" W CHICAGO 0 CN/C400 r `I 4441 411 1IIL U.S. 20 ♦i ;Acc 0 01 BLUFF CITY O U = a it Z T BOWESY1 O _ is. 8 I t W Q ill .d U $ HOPPS.,_ BARTLETT, 1 COOK CO. Dlr PAGE CO. • PLANNING DEPARTMENT CITY OF ELGIN EXHIBIT A 1334 N! 3.7V7S 8 LIHIHX3 t a 000t oos= 0001Z ooSI aaa ooc o mason warp immure .0, smimere II von.•ftworesso ICY ewe seam w mm"omr j'' f .craw Enmm wNIIM.. !'! s loam yr as".almisi Ewra IN Emmq Ea-nu► fig Imam 41.4.1 41111.1""n"" is Emma guma•rmr sip am no",„,imam an �`, Y...r._.� �arrs�,�! 1e ��" '�„ Ir n'm'�'�w�wrs'WWI !11 l IIIINIR Ir."WI el SIM $111 HMO „411; W ONINOZ O �:=•i SIONI11N1013 40 Alts Ile 4/41 , 4111 , Eti V 1 10.I4Nit ,, 716, ! , . i. ,/ iii - t r ( .!.4.. / :10 `.� i ale ilii TAIL' Ow'� t EH •• ■ • Mr _aft im- r r� Mg � •: •.. ■/i ■ !. ` rII—: 0: -� 41111 111Miiiliiiiiiiiiiiiiiiigiiiiii:.i:iiiiiiiii:iiiiiE::_wa-singluip,♦.. ■ .iiiieili:.:EiiIiIiiiiiiiMi:: :::iiIiIi::il lit: .1*-4=Wipsimp 14F4P4A,':'w s . ' In alp a reipPX41 \II;7.-- ;sk 03l13DISNO3 $ UIflIhiiIuhvI +►In,f 38 of Valli b :�.•., �•iat �..D 6 - g S • 1 d dtf .,- • .�►46, ,,rtitom. its .illee lai Ni.._.: 44 z�, A.,.■.• ellaIrA . Ationist01# � a='/11)No Zair AIL ugir �Vt • �,'i,,,,,,'r**IN&Ab t-T.)�� .42A.:zoils 5757.77,10,„ *vow/ unsilop ,,,,,,ir mw,erf ity• im--4:0).+-iiivi itimmuminow . tv- • 11alliamr sir at -1 me 1 01 1 Wilk "ijk44 4%p 6�n1♦//1-. ��- l i 010 �ii itr �8/1/� 1M� 3� L!1<A Mid ►u" itiii- .i■nism livrgit I ,21 ira-! .rim : ..3 illsinsa■iiallaw�1,+■Bm .l is . In • 1 . * . Pm ! w I; . PETITIONER'S STATENIEI`NI' EXHIBIT C STATEMENT OF PURPOSE Application is being made for the approval of the subdivision of approximately 20 Acres of vacant land into 63 residential lots and a park/detention site. The property is presently zoned R-2 and will be developed in compliance with all the requirements of the R-2 zoning and the subdivision regulations. All lots are substantially in excess of the minimum R-2 requirements. No variations are being sought. STATEMENT OF CONFORMANCE The proposed subdivision, Country Brook North, conforms with all aspects of the R-2 Zoning Regulations (Title 19) and the Subdivision Regulations (Title 18) . The extension of Sebring Drive to the west creates two non-conforming lots in Parkwood Unit No. 5, Lots 454 and 456 will not have the required side yard of twenty-five (25' ) feet abutting a street. The proposed subdivision is compatible with the surrounding zoning and land uses and conforms to the characteristics of the surrounding area.