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HomeMy WebLinkAbout94-281 Resolution No. 94-281 RESOLUTION DENYING PRELIMINARY PLAT FOR ROYAL WOODS SUBDIVISION WHEREAS, written application has been made for approval of a preliminary plat of Royal Woods Subdivision; and WHEREAS, the Planning and Development Commission reviewed the proposed preliminary plat of Royal Woods Subdivision and failed to recommend approval of the petition; and WHEREAS, The City Council of the City of Elgin concurs in the findings and recommendation of the Planning and Development Commission. NOW, THEREFORE BE IT RESOLVED 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 made by the Planning and Development Commission, a copy of which is attached hereto and made a part hereof by reference as Exhibit A. Section 2 . That the proposed preliminary plat of subdivision be and is hereby rejected due to the following conflicts with the General Provisions of Title 18 Subdivisions, of the Elgin Municipal Code: 1 . Development of the subject property will result in an increase in impervious surface in the Tyler Creek drainage basin. 2 . Public rights of way adjacent to the subject property experience periodic localized flooding. s/ George VanDeVoorde George VanDeVoorde, Mayor Presented: October 12, 1994 Adopted: October 12, 1994 Omnibus Vote: Yeas 7 Nays 0 Attest: s/ Dolonna Mecum Dolonna Mecum, City Clerk August 15, 1994 FINDINGS OF FACT PLANNING AND DEVELOPMENT COMMISSION CITY OF ELGIN I . SUBJECT Consideration of Petition 3-93 Requesting Preliminary Plat Approval for Royal Woods Subdivision; Property Located at 1800-1825 Royal Boulevard; by Mohammad Iqbal, as Applicant and Owner. II . CONSIDERATIONS A petition has been filed by Mohammad Iqbal requesting preliminary plat approval for Royal Woods Subdivision. The subject property is located at 1800-1825 Royal Boulevard. The petitioner proposes to subdivide the approximate 5 .482 acre subject property into nine lots . Lots One through Seven range in area from 10,555 square feet to 23,229 square feet, with an average lot area of 13,470 square feet, and are zoned RC1 Residence Conservation District. The petitioner proposes to develop Lots One through Seven with single family residences. Lots Eight and Nine are 105,889 square feet and 38, 607 square feet in area, respectively. The southerly approximately 300 feet of Lot Eight is zoned RC1 District. The balance of Lot Eight is zoned CF Community Facility District. All of Lot Nine is zoned RC1 District. The petitioner proposes to dedicate the two lots to the City of Elgin as public open space. III . FINDINGS The Planning and Development Commission reviewed Petition 3-93 on June 6, 1994, July 18, 1994, and August 1, 1994 . The petitioner testified at the public meeting. Proponents of the petition did not testify at the public meeting, however objectors to the petition testified at the public meeting. Written correspondence in support of the petition has not been submitted, however written correspondence in objection to the petition has been submitted. C Page 1 FOF03 . 93/PZTEXT/2000AD.TS/2100BRD.COM/2130P&D.COM/F0F.P&D • The Planning and Development Commission has made the following findings with respect to Petition 3-93 : A. Site Characteristics The subject property is comprised of two irregularly shaped parcels containing a total of approximately 238,788 square feet (5 .482 acres) . The subject property is located on the west side of Ruth Drive, north and south of Royal Boulevard. Approximately 61 percent of the subject property is located within a floodplain. The subject property is unimproved. B. Sewer and Water The petitioner proposes to service the subject property with municipal sanitary sewer and water service. Stormwater must be controlled pursuant to the Storm Water Control Ordinance. C. Traffic and Parking Royal Boulevard is a collector street serving Eagle Heights and Valley Creek Subdivisions . Traffic counts are unavailable for Royal Boulevard, adjacent to the subject property. Ruth Drive is a local street serving Eagle Heights subdivision. Traffic counts are unavailable for Ruth Drive, adjacent to the subject property. Single family residences generate approximately 10 vehicle trips per unit, per day. The Off Street Parking Ordinance requires the provision of two to four off street parking stalls per dwelling unit, depending on the size of the dwelling unit. D. Zoning History 1927 - Out 1960 - Out 1962 - Out 1950 - Out 1961 - Out 1992 - R-2 Present - RC1 and CF Districts E. Zoning Status The subject property is of sufficient size to develop in compliance with all applicable codes and ordinances . The subject property was located within. • the limits of the Tyler Creek floodplain. However, C Page 2 FOF03 .93/PZTEXT/2000AD.TS/2100BRD.COM/2130P&D.COM/F0F.P&D the applicant has obtained a letter of map amendment from the Federal Emergency Management Agency which in effect removes the proposed developable lots from the limits of the floodplain. F. Surrounding Land Use and Zoning The area located to the north of the subject property is zoned CF Community Facility District and RC1 Residence Conservation District, and is developed with public open space and single family residences (Eagle Heights Subdivision) . The area located to the east of the subject property is zoned RC1 District and is developed with single family residences (Eagle Heights Subdivision) . The areas located to the south and west of the subject property are zoned CF Community Facility District and are developed with public open space. G. Trend of Development The subject property is located in Eagle Heights Subdivision. Eagle Heights Subdivision has developed in substantial conformance with the site design requirements of the RC1 District. However, the majority of adjoining lots are platted at 10, 000 square feet or greater. H. Comprehensive Plan The subject property is designated urban residential in the Comprehensive Plan. IV. RECOMMENDATIONS On a motion to recommend approval of Petition 3-93 , subject to the following conditions : 1 . Revisions to the preliminary plat of subdivision, prepared by Civil Design Group, dated March 24 , 1993 . 2 . Access to Lots Four and Five from Royal Boulevard shall be prohibited. 3 . Basements shall be prohibited on Lot One. Basements shall be permitted on Lots Two through Seven, if the construction plans are accompanied by a certificate by c Page 3 FOF03 . 93/PZTEXT/2000AD.TS/2100BRD.COM/2130P&D.COM/FOF.P&D • a Certified Soils Scientist which states that basements on a particular lot are suitable. 4 . Compliance with all applicable codes and ordinances . the vote was zero yes and five no. Therefore, the motion to recommend approval of Petition 3-93 was rejected. • 0- � Robert W. Siljes om, Chairman Planning and Development Commission • 141-1112Yr _Di„C Diana McNeil, Secretary Planning and Development Commission • • • Page 4 FOF03.93/PZTEXT/2000AD.TS/2100BRD.COM/2130P&D.COM/FOF.P&D