Loading...
HomeMy WebLinkAboutG11-89 s f Ordinance No. G11-89 AN ORDINANCE AMENDING ORDINANCE NO. G6I-88 RECLASSIFYING PROPERTY LOCATED NORTH OF SUMMIT STREET, EAST OF WAVERLY DRIVE, AND GRANTING A SPECIAL USE FOR A PLANNED UNIT DEVELOPMENT BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF ELGIN, ILLINOIS: Section I. That Section 2 of Ordinance No. G6I-88 entitled "An Ordinance Reclassifying Property Located North of Summit Street, East of Waverly Drive, and Granting a Special Use for a Planned Unit Development" passed August 10, 1988, be and is hereby amended to read as follows: "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 unit development, a copy of which is attached hereto as Exhibit A and incorporated herein by reference, subject to the following conditions: I. Substantial conformance to the preliminary plan prepared by Jen Land Design dated November 23, 1988 and revised February I, 1989. 2. Payment of the balance due for school and park site cash contributions from Cobbler's Crossing Subdivision. Payment of the balance due in two installments, payable at one year intervals from the date of the first installment (November 16, 1988). The second and third installments shall be secured through an irrevocable letter of credit in favor of the city. The amount of 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. Contribution of $25,000 to defray cost of snow plowing cul-de- sacs. 4. Compliance with all other applicable codes and ordinances." Section 2. That, except as amended herein, Ordinance No. G61-88 remains in full force and effect. Section 3. 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 elk Presented: February 22, 1989 Passed: February 22, 1989 Vote: Yeas 4 Nays 3 Recorded: Published: Attest: s/ Marie Yearman Marie Yearman, City Clerk eik January 17 , ] 9 ' FINDINGS OF 1ACT LAND USE COMMITTEE PLANNING AND LAND USE COMMISSION CITY UI ELGIN I . SUBJECT Consideration of Petition 5- b9 Requesting an Amendment to Planned Unit Development Ordinance G61-- 88 , in Order to Amend the Approved Preliminary Plan for Cobblers Crossing Subdivision , property located North of Summit Street , East of Waverly Drive , by Cobblers Crossing Fine Homes Limited lartnership , as Applicant and Owner . II . CONSIDERATIONS A petition has been filed by Cobblers Crossing Fine Homes Limited Partnership requesting an amendment to Planned Unit Development Ordinance G61- 88 to revise the approved preliminary plan for Cobblers Crossing Subdivision . The sub) ect property is located north of Summit Street , and cast of the Waverly Commons Townhomes and Bent Tree Subdivision . The applicant desires to amend the approved preliminary plan for Cobblers Crossing Subdivision . The approved plan includeL, 186 rental units and 250 condominium units for a total of 936 multiple family units . The revised plan calls for a total of 364 condominium units and ne rental units for a net reduction of 72 units . The overall density of the multiple family portion has been reduced from 7 . 6 units per acre to (. . 4 units per acre . IIl . FINDINGS 'l'he Lane Use Committee held a pudic hearing on Uc- proposed amendment to the planned unit development or : inar;Le on :January 37 , I `±69 . The petitioner rh„ publrc hearing and presented documentary evidence . No ab) ecti un to the petition has been l i l ed . The Land Use Committee has made the following findings with rerpe t to petition S- 89 : A . Site ChL, racteristics : The sut) c , t property ccrtains elk - Page 1 - Exhibit A .w. 6E . 866 acres . The property is gently rolling with elevations ranging from 786 to 801 feet . A natural wetland area is located en the r:orthErly portion of the property . The area located to the south of the wetland is heavily wooded . h . 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 Common. 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 Lu 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 14 , 500 vehicles per day . Summit Street is planned to be resurfaced as part of the Route 58 improvement project scheduled to begin eft 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 2 , 839 vehicle trips per day ( 364 x 7 . 8 ) . The proposed 11 . 76 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 rc . 7 vehicle trips per day for each 3 , 000 square feet of gross floor area . Accordingly , a 117 ,000 square foot }'ay i- shopping censer could generate approximately 7 , 604 vehicle trips per day . The oil - street parking requirement for the townhouse project is two spaces per dwelling unit . The proposeC townhomes feature attached garages with room to accommodate additional cars in private driveways . Additional parking is provided within the proposed cul de- sacs . Accordingly , the parking ratio is 2 . 71 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 sate plan review and approval by city staff . Source : 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 subject property was annexed and zoned R-- 2 and R- 4 in 1970 . The property was rezoned to B- 3 and b: 4 with a special use for a planned unit development in 1988 . E. Zoning Status : The subject property is of adequate eft 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 remaining area is vacant or in agricultural use . The area located to the south of the subject properly is zoned R- 2 and 0 . The area is developed with single family huir.ec and a medical office building The area loc .ited to the west of the subject property is zoned 1> 1 . P- 4 and It- :s . The area includes, singe family homes , townhomss , a bank , and three vacant parcels . 'I rend f D c v c 1 . pn ent : TLc t r e n d c,i development 1 1 1 bc• area in which the subject property is located iu - Page 3- towards a continuation of an urban residential pattern of development , along with continuing development of commercial property along Summit Street . The sir:gie elk family homes located to the south and east of the subject property were recently 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 street system should be given special consideration . 1 . F . U . U . Departures : The petitioner is requesting approval to develop the proposed P• 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 trk ratio , and required yards listed in E . M . C . 19 . 18 . 3 . 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 . Planned Unit Development Standards : The proposed P . U . U . is in substantial conformance with the P . U . D . standards . K . Conditions for Approval : The Land Use Committee is of the opinion that approval of Petition 5- 89 should be subject to the following conditions : 1 . Revisions to the preliminary plan prepared by Jen Land Ucciyn , dated November 23 , 1988 , per the Bureau of Inspection Services , Engineering Division and Planning Department . 2 . Substantial conformance to the revised preliminary plan . - P a g e 4 J . Payment el the balullLe due fur school anu park sit& cash conttibutions flora Cuhblers Crocaine, Subdivision . Payruent of the balance due in two installments , payable at one year intervals from the date of the first installment (Nov _ mber 16 , 1988 ) . The second and third installments shall be secured through an irrevocable letter of credit in favor of the city . The amount of 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 . 4 . Compliance with all other applicable codes and ordinances . 1V . RECOMMENDATION Ut, a motion to recommend approval of Petition 5- 89 , subje t to the conditions for approval , the vote was five ( 5 ) yes and zero ( 0 ) nu . Therefore , the Land Use Committee recommends of Petition 5- 89 . Robert W. Siljest'rom , Chairman Land Use Committee eft Planning and Land Use Commisssion Thomas Arm bong , Secret ry Land Use Committee Planning and Land Use Commission - Page S-