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HomeMy WebLinkAboutG61-88 .1 rik Ordinance No. G6I-88 AN ORDINANCE RECLASSIFYING PROPERTY LOCATED NORTH OF SUMMIT STREET, EAST OF WAVERLY DRIVE, AND GRANTING A SPECIAL USE FOR A PLANNED UNIT DEVELOPMENT WHEREAS, written application has been made to reclassify certain property located north of Summit Street, east of Waverly Drive, from R-2 Single Family Residence District to R-4 General Residence District and for a special use for a residential planned unit development, and from R-4 General Residence District to B-3 Service Business District; and WHEREAS, after due notice in the manner provided by law the Land Use Committee conducted a public hearing concerning said application and has submitted its written findings and recommendation that the subject property be reclassified and a special use for a residential planned unit development be granted; and WHEREAS, the City Council of the City of Elgin, Illinois, has reviewed the findings and recommendations of the Land Use Committee and concurs in its recommendation. NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF ELGIN, ILLINOIS: Section I. That Chapter 1 9.08, Section 19.08.020, entitled "Zoning District Map" of the Elgin Municipal Code, 1976, as amended, be and the same is hereby further amended by adding thereto the following paragraph: "The boundaries hereinbefore laid out in the 'Zoning District Map', as amended, be and are hereby altered by excluding from R-2 Single Family Residence District and including in the R-4 General Residence District the following described property: That part of Section 7, Township 41 North, Range 9, East of the Third Principal Meridian, described as follows: Commencing at a point on the north line of Section 6, Township 41 North, Range 9, East of the Third Principal Meridian, 855.00 feet, as measured along said north line, west of the northeast corner of said Section 6; thence south 03 degrees 38 minutes 39 seconds west (deed south 03 degrees 38 minutes west), 3834.05 feet to the original center line of Shoe Factory Road; thence south 02 degrees 15 minutes 39 seconds west (deed south 02 degrees 07 minutes west), 45.41 feet to an intersection with the southerly line of Shoe Factory Road; thence continuing south 02 degrees 15 minutes 39 seconds west along the southerly extension of said last described line, 1629.83 feet to a point for the place of beginning; thence continuing south 02 degrees 15 minutes 39 seconds west (deed south 02 degrees 07 minutes west), 1115.20 feet to an intersection with the easterly extension of the north line of the southwest quarter of the southeast quarter of said Section 7; thence south 87 degrees 07 minutes 45 seconds west along said last describd easterly extension and along the north line of the southwest quarter of the southeast quarter of said Section 7, 544.37 feet to a point on said north line, 341.53 feet, as measured along said north line, west of the northeast corner of the south- f west quarter of the southeast quarter of said Section 7; thence south 00 degrees 44 minutes 38 seconds west parallel with the east line of the southwest quarter of the southeast quarter of said Section 7, 760.96 feet to the north line of State Route 58, according to the plat of dedication thereof recorded as Document Number 11323614; thence south 89 degrees 22 minutes 21 seconds west along said last described north line, 731.54 feet to a point on said north line, 745.00 feet, as measured along said north line of State Route 58, east of the intersection of said north line with an east line of Highfield Place, being a subdivision according to the plat thereof recorded March 17, 1980 as Document Number 25393343; thence north 00 degrees 37 minutes 39 seconds west, 350.00 feet; thence north 13 degrees 52 minutes 47 seconds west, 388.23 feet to the north line of the southwest quarter of the southeast quarter of said Section 7; thence south 87 degrees 07 minutes 45 seconds west along said last described north line and along the north line of the southeast quarter of the southwest quarter of said Section 7, 300.00 feet to the most easterly east line of Highfield Place, aforesaid; thence north 00 degrees 01 minutes 23 seconds east along said last described east line and along the east line of Bent Tree Village, being a subdivision according to the plat thereof recorded November 29, 1978 as Document Number 24741551, 1140.00 feet; thence north 88 degrees 03 minutes 10 seconds east, 1726.18 feet to the place of beginning, in the City of Elgin, Cook County, Illinois." Section 2. That the City Council of the City of Elgin hereby adopts the findings of fact made by the Land Use Committee granting a special use for a residential planned fir•. unit development, a copy of which is attached hereto as Exhibit A and incorporated f herein by reference, subject to the following conditions: I. Substantial conformance to the revised preliminary plan prepared by Jen Land Design, Inc., dated July 18, 1988. 2. Payment of school and park site cash contributions totalling $120,233.92. Payment of the school and park site contribution shall be made in three installments. The first installment ($40,077.98) shall be due prior to approval of the final plat of the first phase of the development. Payment of the second and third installments shall be due at one year intervals from the date of the first payment and shall be secured through an irrevocable letter of credit in favor of the City. The amount of the second and third installments shall be adjusted for the installment term at the City's prevailing borrowing rate at the time of the first payment. 3. Compliance with all other applicable codes and ordinances. Section 3. That Chapter 1 9.08, Section 19.08.020, entitled "Zoning District Map" of the Elgin Municipal Code, 1976, as amended, be and the same is hereby further amended by adding thereto the following paragraph: "The boundaries hereinbefore laid out in the 'Zoning District Map', as amended, be and are hereby altered by excluding from R-4 General Residence District and including in the B-3 Service Business District the following described property: That part of the southwest quarter of the southeast p q quarter and the southeast quarter of the southwest quarter of Section 7, Township 41 North, Range 9 East of the Third Principal Meridian, described as follows: Beginning at the intersection of the north line of State Route 58, according to the plat of dedication thereof recorded as Document Number 11323614, with an east line of Highfield Place, being a subdivision according to the plat thereof recorded March 17, 1980 as Document Number 25393343; thence north 00 degrees 33 minutes 16 seconds east along an east line of said Highfield Place, 702.91 feet to the north line of the southeast quarter of the southwest quarter of said Section 7; thence north 87 degrees 07 minutes 45 seconds east along said last described north line, being also a southerly line of said Highfield Place 342.00 feet to the most easterly east line of said Highfield Place; thence continuing north 87 degrees 07 minutes 45 seconds east along the north line of the southeast quarter of the south- west quarter of said Section 7 and along the north line of the southwest quarter of the southeast quarter of said Section 7, 300.00 feet; thence south 13 degrees 52 minutes 47 seconds east, 388.23 feet; thence south 00 degrees 37 minutes 39 seconds east, 350.00 feet to a point on the north line of said State Route 58, 745.00 feet, as measured along said north line of State Route 58, east of the place of beginning; thence south 89 degrees 22 minutes 21 seconds west along said north line of State Route 58, 745.00 feet to the place of beginning, in the City of Elgin, Cook County, Illinois." Section 4. That the special use granted herein shall expire if not established within one year from the date of passage of this ordinance. Section 5. That this ordinance shall be in full force and effect from and after its passage in the manner provided by law. s/ George VanDeVoorde George VanDeVoorde, Mayor Presented: August 10, 1988 Passed: August 10, 1988 Vote: Yeas 5 Nays I Recorded: Published: Attest: s/ Marie Yearman Marie Yearman, City Clerk r June 20, 1988 FINDINGS OF FACT LAND USE COMMITTEE PLANNING AND PLANNING COMMISSION CITY OF ELGIN I. SUBJECT Consideration of Petition 37-88 Requesting a Rezoning from R-2 Single Family Residence District to R-4 General Residence District with a Special Use for a Planned Unit Development and Preliminary Plan Approval for a Residential Subdivision to be known as Bayfield Farms and Requesting a Rezoning from R-4 General Residence District to B-3 Service Business District , property located North of Summit Street and East of Waverly Drive by the Kimball Hill Corporation, as Applicant and the Stewart Warner Corporation, as Owner. II. CONSIDERATIONS A petition has been filed by Kimball Hill, Incorporated requesting a rezoning from R-2 Single Family Residence District to R-4 General Residence District, a rezoning from R-4 General Residence District to B-3 Service Business District, an R-4 Special Use for a Planned Unit Development , and preliminary plan approval for a subdivision to be known as Bayfield Farms. The subject property is located north of Summit Street, and east of the Waverly Commons Townhomes and Bent Tree Subdivision. The petitioner proposes to develop the property with townhomes and a commercial site. The townhouse project would feature 436 dwelling units contained in a total of 74 buildings. III. FINDINGS After due notice, as required by law, the Land Use Committee held a public hearing on the proposed rezonings and special use for a planned unit development and preliminary plan approval on June 20, 1988. The petitioner testified at the public hearing and presented documentary evidence. Objectors appeared at the hearing but no written objection has been filed pursuant to this petition. The Land Use Committee has made the following findings with respect to Petition 37-88: A. Site Characteristics: The subject property contains 68. 866 acres. The property is gently rolling with -Page 1- Exhibit A elevations ranging from 786 to 801 feet. A natural wetland area is located on the northerly portion of the property. The area located to the south of the wetland is heavily wooded. B. Sewer and Water: The subject property is proposed to be serviced from an 18 inch sanitary sewer located on the property. The existing sanitary sewer line extends from the southeast corner of the Waverly Commons Townhomes, across the subject property, to Kennington Square. The subject property is proposed to be serviced from a 24 inch watermain located along Summit Street. Stormwater is proposed to be collected onsite and transmitted to the natural wetland area located to the north of the development. C. Traffic and •Parking: Summit Street functions as an east/west arterial street serving the east side of the city. Summit Street has a design capacity of approximately 18,000 vehicles per day and carries approximately 14,500 vehicles per day. Summit Street is planned to be resurfaced as part of the Route 58 improvement project scheduled to begin later this year. The project will include a four lane improvement from Hiawatha Drive to Waverly Drive, and the addition of turn lanes and signalization at the Summit Street/Waverly Drive intersection. The traffic carrying capacity of the street will be increased within the limits of the project. The proposed townhouse project and commercial site would have direct access to Summit Street. Only one street is proposed to intersect with Summit Street. The street would align with Shady Oaks Drive. Each dwelling unit within the townhouse project could be expected to generate approximately 7.8 vehicle trips per day. Accordingly, the project could generate approximately 3,400 vehicle trips per day. The proposed 11 . 75 acre commercial site is of adequate size to accommodate a 117,000 square foot shopping center. Shopping centers ranging in size from 100,000 to 200,000 square feet generate approximately 66. 7 vehicle trips per day for each 1 ,000 square feet of gross floor area. Accordingly, a 117,000 square foot shopping center could generate approximately 7, 804 vehicle trips per day. The off-street parking requirement for the townhouse project is two spaces per dwelling unit. The proposed townhomes feature one-car garages with room to accommodate a second car in private driveways. Additional parking is -Page 2- provided within the proposed cul-de-sacs. Accordingly, the parking ratio is 2.2 spaces per dwelling unit. The off-street parking requirement for development of the commercial site would vary dependent upon the proposed use of the property. Development of the property would be subject to site plan review and approval by city staff. Sources: Engineering Divison, 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 subject property was annexed and zoned R-2 and R-4 in 1970. E. Zoning Status : The subject property is of adequate size to be developed in accordance with the requirements of both the existing and proposed zoning. F. Surrounding Land Use and Zoning: The area located to the north of the subject property is zoned R-2. A natural wetland area is located to the immediate north of the proposed development. The area is in agricultural use. The area located to the east of the subject property is zoned R-2 and R-4. A portion of the area is improved with two single family homes and Kennington Square. The eft remaining area is vacant or in agricultural use. The area located to the south of the subject property is zoned R-2. The area is developed with single family homes and a medical office building. The area located to the west of the subject property is zoned R-2, R-4 and B-3. The area includes single family homes, townhomes, a bank, and three vacant parcels. G. Trend of Development : The trend of development in the area in which the subject property is located is towards a continuation of an urban residential pattern of development, along with continuing development of commercial property generally bounded by Hiawatha Drive and Waverly Drive. The single family homes located to the south and east of the subject property were annexed by the City of Elgin. H. Comprehensive Plan: The area in which the subject property is located is designated "urban residential". The natural wetland area is designated "open space". Summit Street and the abutting properties are designated as a "transportation corridor" . Development along a transportation corridor may be more intensive in nature. However, the impact on surrounding land uses and the -Page 3- street system should be given special consideration. I. P.U.D. Departures: The petitioner is requesting approval ("' to develop the proposed R-4 P.U.D. subject to the following departures from the strict application of the zoning and subdivision regulations: 1. The project features 74 building sites which will not all front on a public street, which is a departure from E.M.C. 19.04.360. 2. The building sites vary from the minimum R-4 design standards for lot area, lot width, floor area ratio, and required yards listed in E.M.C. 19. 18. 3. The project features pedestrian pathways throughout portions of the development in lieu of sidewalks on both sides of the streets, which is a departure from E.M.C. 18. 18.050(E) . 4. The project features streets with centerline curve radii of less than 300 feet, but in no case less than 150 feet, which is a departure from E.M.C. 18. 24.020 (L) . J. Suitability of Present Zoning: In view of the surrounding land use and zoning, the trend of development in the area, and the comprehensive plan, the committee has found the present zoning unsuitable, and believes the property eft should be rezoned as requested. R. P.U.D. Standards: The Land Use Committee has found that the proposed special use for a planned unit development is in substantial conformance to the planned unit development standards. L. Conditions for Approval : The Land Use Committee is of the opinion that the approval of Petition 37-88 should be subject to the following conditions: 1. Revisions to the preliminary plan and preliminary engineering plan per the Bureau of Inspection Services, Engineering Division and Planning Department. 2. Substantial conformance to the revised preliminary plan and preliminary engineering plan. 3. School and park site cash contribution payable on a per acre basis for the area contained within each phase of development. Contributions will be payable prior to final plat approval for each phase of the development . 4. Preserve all existing, healthy vegetation that is not -Page 4- in conflict with building sites. S. Compliance with all other applicable codes and ordinances. IV. RECOMMENDATION On a motion to recommend approval of Petition 37-88, subject to the conditions for approval, the vote was six (6) yes and zero (0) no. Therefore, the Land Use Committee recommends approval of Petition 37-88. a . -614 Roy Bell, Chairman Land Use Committee Planning and Land Use Commission J old T. Deering , S refary Land Use Committee Planning and Land Use Commission rft. r -Page 5-