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HomeMy WebLinkAboutG68-88 Ordinance No. G68-88 AN ORDINANCE GRANTING A SPECIAL USE FOR A PLANNED UNIT DEVELOPMENT (Williamsburg Terrace) WHEREAS, written application has been made for a special use for the establish- ment, maintenance and operation of a planned unit development on West Highland Avenue; and WHEREAS, the Land Use Committee conducted a public hearing after due notice by publication and has submitted its findings of fact and recommended approval; and WHEREAS, the City Council of the City of Elgin concurs in the findings and recommendation of the Land Use Committee. NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF ELGIN, ILLINOIS: Section I. That the City Council of the City of Elgin hereby adopts the findings of fact made by the Elgin Land Use Committee, a copy of which is attached hereto and made a part hereof by reference as Exhibit A. Section 2. That a special use for a planned unit development on West Highland Avenue, Elgin, Illinois, legally described as follows: rimik That part of the Northeast Quarter of Section 16, Township 41 North, Range 8 East of the Third Principal Meridian, described as follows: Beginning at a point on the center line of Highland Avenue Road, said point being the most northerly corner of Williamsburg Commons Unit 3, being a subdivision of part of said Northeast Quarter; thence South 35 degrees 41 minutes 28 seconds West along the northwesterly line of said Unit 3, 224.98 feet to the northwest corner of Lot 73 in said Unit 3; thence South 52 degrees 54 minutes 24 seconds West along the northwesterly line of said Unit 3, 386.65 feet to the northeast corner of Lot 68 in said Unit 3; thence South 81 degrees 38 minutes 16 seconds West along the northerly line of said Unit 3, 421.25 feet to a point on the easterly right of way line of Airlite Street, said point being the point of curvature of said road, said curve being convex to the northeast and having a radius of 240.00 feet; thence northwesterly along the arc of said curve 121.29 feet to a point on the easterly right of way line of Airlite Street, and the intersection of a line 1684.53 feet West and parallel to the East line of said Northeast Quarter; thence northerly along said line 549.66 feet more or less to a point in the center line of Highland Avenue Road; thence southeasterly 307.10 feet along the arc of a curve concave to the northeast and having a radius of 2370.54 feet, said arc also being the center line of Highland Avenue Road; thence South 79 degrees 14 minutes 32 seconds East along the center line of said road 599.62 feet to the point of beginning, containing 8.7009 acres, in the City of Elgin, Kane County, Illinois. be and is hereby granted subject to the following conditions: I. Substantial conformance to the P.U.D. site lan dated April 27 P P 27, 1988, prepared by the Balsamo/Olsen Engineering Company. 2. Payment of school cash contribution in the amount of $1,387.84 payable at $1 59.52 per acre contained within each final plat prior to the approval of the final plat. 3. Payment of a park site cash contribution in the amount of $7,438.44 payable at $854.99 per acre contained within each final plot prior to the approval of the final plat. 4. Dedication of the required Highland Avenue right-of-way and payment of a Highland Avenue improvement contribution prior to approval of the final plat for each phase of the development. The Highland Avenue improvement contribution shall be based on frontage and on engineering estimates for design and construction prevailing at the time of final plat approval for each phase of the development. The entire Highland Avenue frontage is 885.05 lineal feet and the frontage associated with the first phase of the development is 235 lineal feet. Payment of the Highland Avenue improvement contribution in the amount of $10,575 at $45 per lineal foot due prior to approval of the final plat for the first phase of the development. 5. Dedication of the required Airlite Avenue right-of-way extension and payment of the Airlite Avenue improvement contribution in the amount of $8,490.30 at $70 per lineal foot. The Airlite Avenue extension frontage is 121.29 lineal feet. The contribution for roadway improvements may be payable in three equal installments. The first installment in the amount of $2,830.10 due prior to approval of the final plat of the first phase of development. Payment of the second and third installments of the roadway contribution 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, and submitted prior to final plat approval. The amount of the second and third installments shall be based on engineering estimates for design and construction costs, adjusted for the installment term at the City's prevailing borrowing rate at the time of the final plat approval for the first phase of development. 6. Submission and approval of final engineering plans and specifica- tions and the posting of a completion bond as determined by the City Engineer. 7. Dedication of right-of-way required for the extension of Airlite Street. 8. Dedication of right-of-way for Highland Avenue equivalent to 40 feet as measured from center line. 9. Compliance with all other applicable codes and ordinances. Section 3. That the special use granted herein shall expire if not established within one year from the date of passage of this ordinance. r Section 4. 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: September 14, 1988 Passed: September 28 , 1988 Vote: Yeas 7 Nays p Recorded: Published: Attest: R/ Marie YParman Marie Yearman, City Clerk r r May 16, 1988 FINDINGS OF FACT LAND USE COMMITTEE PLANNING AND LAND USE COMMISSION CITY OF ELGIN I. SUBJECT Consideration of Petition 23-88 Requesting a R-4 General Residence District Special Use for a Planned Unit Development and Preliminary Plan Approval for a Residential Subdivision to be known as Williamsburg Terrace, property located on West Highland Avenue by Spring Oaks West , Incorporated, as Applicant and by Williamsburg Homes, Incorporated as Owner. II. CONSIDERATIONS _ A petition has been filed by Spring Oaks West, Incorporated on behalf of Williamsburg Homes, , Incorporated as owner that requests an R-4 General Residence District Special Use for a planned unit development and preliminary plan approval for a residential subdivision to be known as Williamsburg Terrace. The subject property is located at the south side of Highland rik Avenue, north of Williamsburg Commons Subdivision, west of Lyle Street, fronting Highland Avenue. The proposed multiple family residential subdivision is comprised of thirty-four (34) single family attached and detached dwelling units to be developed in three phases. Phase I includes eight (8) of the twenty (20) structures with a total of thirteen (13) dwelling units. The proposed subdivision includes a private east-west street, running from Airlite Street west to Highland Avenue. III. FINDINGS After due notice as required by law, the Land Use Committee held a public hearing on the proposed special use for a planned unit development and preliminary plan on May 2, 1988. The applicant testified at the hearing and presented documentary evidence. No objectors appeared at the hearing and no written objection has been filed to the proposed special use. The Land Use Committee has made the following findings with respect to Petition 23-88: A. Site Characteristics: The subject property contains approximately 8. 7 acres, including the Highland Avenue ellsk right-of-way. The property is improved with a detention area for stormwater located on the western portion of the -Page 1- Exhibit A subject property which serves the Williamsburg Commons residential subdivision. Sandy Creek traverses the filmk northwestern portion of the property. The maximum relief on the property is ten (10) feet, ranging from 800 feet on the northwest portion to 810 feet in the southeast portion of the property. B. Sewer and Water: The subject property is serviced by a twelve (12) inch watermain on Highland Avenue and by a sixteen (16) inch watermain on North Airlite Street. An existing thirty (30) inch storm sewer exits along the south edge of the property, and an eight (8) inch sanitary sewer is located south of the property on Salem Road and will be extended to service the proposed development. There are no capacity limitations for the subject property. C. Traffic and Parking : The subject property is located at the southeast corner of North Airlite Street extended south and West Highland Avenue. North Airlite Street functions as a collector street for the Valley Creek residential development and has a design capacity of approximately 10,000 vehicles per day. Airlite Street is proposed as a future street extension to continue between Country Knolls Lane and Highland Avenue. North Airlite Street at West Highland Avenue carries 997 vehicles per day (1985) . West Highland Avenue functions as a major east-west arterial street servicing the west central portion of the city. West Highland Avenue has a design capacity of approximately 14,000 vehicles per day and carries 5, 334 vehicles per day west of Lyle Avenue (1985) . The proposed 34 residences would generate an additional 265. 2 vehicles per day (34 x 7.8 vehicle trips per day) onto Highland Avenue and Airlite Street. The required parking is two (2) parking spaces per dwelling unit or sixty-eight (68) off-street parking spaces. D. Zoning History: The subject property was annexed to the city in 1966 and was zoned R-4 General Residence District . E. Zoning Status: The subject property is a conforming vacant R-4 parcel of land. F. Surrounding Land Use and Zoning: Williamsburg Commons Subdivision is located south and east of the subject property and is zoned R-2. Several single family residences zoned R-2 are located north of the subject property, and Sandy Creek townhomes/apartments are located northeast of the subject property, zoned R-4. The property directly west of the proposed planned unit development is undeveloped and is in agricultural use. The property is zoned Kane County F Farming. -Page 2- G. Trend of Development: The subject property is located in a rapidly developing residential area on the city's west side. The area includes a full range of housing types. H. Comprehensive Plan: The subject property is designated "Urban Residential" on the Land Use Plan map. The urban residential designation provides for the full range of housing types using municipal sewer and water systems. I. Departures from the Zoning and Subdivision Regulations: The proposed planned unit development of Williamsburg Terrace is to depart from standard ordinance requirements in several respects, including a departure from the side, rear, front yard requirements for R-4 zoning. The minimum front yard depth is twenty-five feet. The minimum side yard requirement is two side yards having a combined width of 16 feet and neither side yard having less than six (6) feet . The minimum rear yard requirement is 30 feet in depth. The proposed subdivision provides for no minimum front, rear or side yards as a result of the lot lines following the building footprint. The second departure from the subdivision ordinance requires that all lots abut a public right-of- way. The proposed townhomes would front a private street, and the lots would fail to abut any public right of way. eft J. Planned Unit Development Standards: The committee has found that the proposed special use and preliminary plan are in substantial conformance with the Planned Unit Development Standards. K. Conditions for Approval: The Land Use Committee is of the opinion that the approval of Petition 23-88 should be subject to the following conditions: 1. Revisions to the P.U.D. site plan dated April 8, 1988 per the Engineering Division and Planning Department prior to the adoption of the Planned Unit Development Ordinance. 2. Payment of school cash contribution in the amount of $1 ,387.84 payable at $159.52 per acre contained within each final plat prior to the approval of the final plat. 3. Payment of a park site cash contribution in the amount of $7,438.44 payable at $854.99 per acre contained within each final plat prior to the approval of the final plat. 4. Payment of cash contribution for future improvements to Highland Avenue and Airlite Street payable per city . street improvement policy with first payment prior to -Page 3- approval of the Planned Unit Development Ordinance. 5. Submission and approval of final engineering plans and specifications per the Engineering Division. 6. Dedication of right-of-way required for the extension of Airlite Street. 7. Dedication of right-of-way for Highland Avenue equivalent to 40 feet as measured from centerline. 8. Compliance with all other applicable codes and ordinances. IV. RECOMMENDATION On a motion to recommend approval of Petition 23-88, subject to the conditions for approval, the vote was five (5) yes and zero (0) no. Therefore, the Land Use Committee recommends approval of Petition 23-88. C.i a S,) Roy Bell , Chai man Lan Jse Committe rPlanning and Land Use Commission , • ),:"\t„. E.,.. 4111d T. Deering, Secr ry Use Committee ning and Land Use Commission r -Page 4-