HomeMy WebLinkAboutG27-90 emb'
Ordinance No. G27-90
AN ORDINANCE
CLASSIFYING CERTAIN NEWLY ANNEXED TERRITORY
AND GRANTING A SPECIAL USE FOR A PLANNED UNIT DEVELOPMENT
(Pine Meadows)
WHEREAS, the territory herein described has been annexed to the City of Elgin;
and
WHEREAS, written application has been made to classify said territory in the B-3
Service Business District and R-4 General Residence District and for a special use for a
planned unit development; 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; 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 1. 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 including in the B-3 Service Business
District, the following described property:
That part of the Southwest Quarter and the Northwest Quarter of
Section 27, Township 41 North, Range 8 East of the Third Principal
Meridian, described as follows: Commencing at the point of intersection of
the North Line of the South Half of said Northwest Quarter with the center
line of McLean Boulevard; thence southerly along said center line 552.6
feet; thence westerly along a line that forms an angle of 85 degrees 55
minutes to the right with the prolongation fo the last described course,
315.13 feet; thence southwesterly along a line that forms an angle of 56
degrees 30 minutes to the left with the prolongation of the last described
course, 310 feet; thence southwesterly along a line that forms an angle of 4
degrees 09 minutes to the right with the prolongation of the last described
course, 353 feet, this course hereinafter referred to as Line "A"; thence
southerly along a line that forms an angle of 37 degrees 58 minutes to the
left with the prolongation of the last described course, 409 feet, this course
hereinafter referred to as Line "B", to the center line of Bowes Road;
thence easterly along said center line, 309 feet for the place of beginning;
thence northerly parallel to said Line "B", a distance of 315.0 feet; thence
Oft' northeasterly parallel with said Line "A", a distance of 177 feet more or
less to a point on a line that is perpendicular to the center line of McLean
Boulevard, said perpendicular line intersects the center line of McLean
--►.Cad
Boulevard at a point 444 feet (as measured along the center line of McLean
Boulevard) northerly of the center line of Bowes Road; thence easterly
along said perpendicular line, a distance of 259 feet more or less to the
center line of McLean Boulevard; thence southerly along said center line, a
distance of 444.0 feet to the center line of Bowes Road; thence westerly
along said center line, a distance of 320 feet more or less to the place of
beginning. Being situated in the City of Elgin, Kane County, Illinois."
Section 2. 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 including in the R-4 General
Residence District, the following described property:
That part of the Southwest Quarter and the Northwest Quarter of
Section 27, Township 41 North, Range 8 East of the Third Principal
Meridian, described as follows: Commencing at the point of intersection of
the North Line of the South Half of said Northwest Quarter with the center
line of McLean Boulevard; thence southerly along said center line 552.6
feet, for the point of beginning; thence westerly along a line that forms an
angle of 85 degrees 55 minutes to the right with the prolongation of the
last described course, 315.13 feet; thence southwesterly along a line that
forms an angle of 56 degrees 30 minutes to the left with the prolongation
of the last described course, 310 feet; thence southwesterly along a line
rk that forms an angle of 4 degrees 09 minutes to the right with the
prolongation of the last described course, 353 feet; thence southerly along
a line that forms an angle of 37 degrees 58 minutes to the left with the
prolongation of the last described course, 409 feet to the center line of
Bowes Road; thence easterly along said center line 629.31 feet to the
center line of McLean Boulevard; thence northerly along said center line
946.14 feet to the point of beginning; excepting therefrom the following
described property: That part of the Southwest Quarter and the Northwest
Quarter of Section 27, Township 41 North, Range 8 East of the Third
Principal Meridian, described as follows: Commencing at the point of
intersection of the North Line of the South Half of said Northwest Quarter
with the center line of McLean Boulevard; thence southerly along said
center line 552.6 feet; thence westerly along a line that forms an angle of
85 degrees 55 minutes to the right with the prolongation of the last
described course, 315.13 feet; thence southwesterly along a line that forms
an angle of 56 degrees 30 minutes to the left with the prolongation of the
last described course, 310 feet; thence southwesterly along a line that
forms an angle of 4 degrees 09 minutes to the right with the prolongation
of the last described course, 353 feet, this course hereinafter referred to as
Line "A"; thence southerly along a line that forms an angle of 37 degrees 58
minutes to the left with the prolongation of the last described course, 409
feet, this course hereinafter referred to as Line "B", to the center line of
Bowes Road; thence easterly along said center line, 309 feet for the place
of beginning; thence northerly parallel to said Line "B", a distance of 315.0
feet; thence northeasterly parallel with said Line "A", a distance of 177
, .. feet more or less to a point on a line that is perpendicular to the center
line of McLean Boulevard, said perpendicular line intersects the center line
of McLean Boulevard at a point 444 feet (as measured along the center line
of McLean Boulevard) northerly of the center line of Bowes Road; thence
easterly along said perpendicular line, a distance of 259 feet more or less
to the center line of McLean Boulevard; thence southerly along said center
line, a distance of 444.0 feet to the center line of Bowes Road; thence
westerly along said center line, a distance of 320 feet more or less to the
place of beginning. Being situated in the City of Elgin, Kane County,
Illinois."
Section 3. 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 an R-4 General
Residence District planned unit development, a copy of which is attached hereto as
Exhibit A and incorporated herein by reference, subject to the following conditions:
I. Compliance with the terms and conditions of the revised
annexation agreement.
2. Substantial conformance with the revised preliminary plat
prepared by Dahlquist and Lutzow Architects, Ltd. dated December I,
1989.
3. Submission of Final Engineering Plans and Specifications prior to
final plat approval per the Engineering Division.
4. Submission and approval of a Subdivision Completion Bond prior
to final plan approval per the Legal Department and Engineering Division.
5. Any additional access locations for the commercial area shall be
subject to the Engineering Division and Kane County Highway Department
approval.
6. Payment of a school site cash contribution in the amount of
$7,925.50. Payment due prior to final plat approval.
7. Payment of a park site cash contribution in the amount of
$37,373.48. Payment due prior to final plat approval.
8. Payment of a water system cash contribution in the amount of
$29,578.63. Payment due prior to final plat approval.
9. Compliance with the terms and conditions of reimbursement
ordinance T-1348 as it pertains to Pine Meadows. Payment due prior to
final plat approval.
10. Bowes Road roadway improvement contribution in the amount of
$28,188.00. Payment due prior to final plat approval.
I I. South McLean Boulevard roadway improvement contribution in
the amount of $75,690.40. Payment due prior to final plot approval.
l
12. Dedication of 50 feet of right-of-way from the center line of
South McLean Boulevard with the final plat.
13. Dedication of 50 feet of right-of-way from the center line of
Bowes Road with the final plat.
14. Compliance with all other applicable codes and ordinances.
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 and approval in the manner provided by law and shall be published in pamphlet
form by authority of the City Council.
s/ George VanDeVoordP
George VanDeVoorde, Mayor
Presented: June 13, 1990
Passed: June 13 , 1990
Vote: Yeas 6 Nays 0
Recorded:
Published:
Attest:
s/ Dolonna Mecum
Dolonna Mecum, City Clerk
February 19 , 1990
FINDINGS OF FACT
LAND USE COMMITTEE
PLANNING AND LAND USE COMMISSION
CITY OF ELGIN
I . SUBJECT
Consideration of Petition 6- 90 Requesting Annexation , R- 4
General Residence District Planned Unit Development Zoning ,
B- 3 Service Business District Zoning , and Preliminary Plat
Approval , property located at the Northwest Corner of South
McLean Boulevard and Bowes Road , by Sentry Construction ,
Incorporated , as Applicant and Owner .
II . CONSIDERATIONS
A petition has been filed by Sentry Construction ,
Incorporated requesting annexation , R-4 P . U. D . zoning , B- 3
Service Business District zoning and preliminary plat
approval for a subdivision to be known as Pine Meadows .
The subject property is located at the northwest corner of
Bowes Road and South McLean Boulevard .
row
The petitioner proposes to develop the subject property
with townhomes and a commercial site . The townhouse
project would feature 69 dwelling units contained in a
total of 16 buildings .
III . FINDINGS
After due notice , as required by law , the Land Use
Committee held a public hearing on the proposed annexation ,
R-4 P. U. D . , B- 3 zoning and preliminary plat on February 5 ,
1990 . The petitioner testified at the hearing and
presented documentary evidence . No objectors appeared at
the hearing and no written objection has been filed .
The Land Use Committee has made the following findings with
respect to Petition 6- 90 :
A . Site Characteristics : The subject property is an
irregularly shaped corner parcel containing
approximately 10 . 46 acres . The property is undeveloped
and is adjacent to Elgin city limits along South McLean
Boulevard to the east .
OW
Exhibit A
-Page 1-
emk B . Sewer and Water : The subject property can be served by
extending a 12 inch watermain located in the South
McLean right- of-way to Bowes Road , and a 16 inch
watermain is to be extended along the Bowes Road
right- of- way to the west line of the subject property .
The subject property can be serviced through the Bowes
Interceptor Sewer . The developer may be required to
participate in the extension of the interceptor sewer .
The interceptor sewer will be sized to serve future
growth to the south and west of the City .
Storm water will be collected in a storm sewer system
and directed into detention areas and one retention
pond .
C . Traffic and Parking : The proposed planned unit
development features one point of access to Bowes Road ,
and one point of access to South McLean Boulevard .
Bowes Road functions as an arterial street between
South McLean Boulevard and Randall Road . Bowes Road
has a design capacity of approximately 14 ,000 vehicles
per day and carries approximately 2 ,400 vehicles per
day. It is anticipated that Bowes Road will be widened
to a four lane rural cross- section street , from South
eft. McLean Boulevard to Randall Road .
South McLean Boulevard functions as a major north- south
arterial street serving the west side of the City .
South McLean Boulevard has a design capacity of
approximately 14 ,000 vehicles per day and carries
approximately 9 ,970 vehicles per day. South McLean
Boulevard is planned to be widened to four lanes , from
the existing four lane improvement to Bowes Road .
Townhouses generate approximately 5 . 2 vehicle trips per
day. The proposed 69 unit townhouse portion can be
expected to generate approximately 359 vehicle trips
per day. The zoning ordinance requires that a minimum
of two off-street parking spaces be provided for each
townhouse unit . The petitioner is proposing four
off-street parking spaces per dwelling unit . Due to
the nature of the roadway design for the proposed
development , the City would limit parking in the
roadways .
The off- street parking requirements for the commercial
portion of the development will vary depending upon the
specific development of the parcel . A retail use , such
as a shopping center , would require one space for every
ek two hundred square feet of floor area .
-Page 2-
row
Sources : Kane County Highway Department
1984 Edition , State of Illinois
Design Manual , Trip Generation Manual ,
ITE , Third Edition
E. M . C . 19 . 44 , Off- street Parking
D . Zoning History: The subject property is located in
unincorporated Kane County, and is zoned County
F- Farming District .
E. Zoning Status : The subject property contains
sufficient area to be developed in accordance with the
zoning and subdivision regulations of the City of
Elgin .
F. Surrounding Land Use and Zoning : The area located to
the north and west of the subject property is zoned
County F- Farming and are developed with the Elgin
Estates Subdivision and a church .
The area located to the south of the subject property
is zoned County F-Farming and is in agricultural use .
The area located to the east of the subject property is
zoned M- 1 , and is improved with a residential structure
and a complex of single- story masonry buildings .
G . Trend of Development : The surrounding area is
developing in an urban form , including residential ,
commercial and industrial uses .
H . Comprehensive Plan : The area in which the subject
property is located is designated "urban residential" .
McLean Boulevard and Bowes Road , and the adjacent
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 .
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 16 building sites which will
not all front on a public street . (E.M. C . 19 . 18) .
2 . The building sites vary from the minimum R-4 design
Om. standards for lot area , lot width , floor area
ratio , and required yards . (E.M . C. 19 . 18 . )
-Page 3-
ra.
3 . The privately owned and maintained streets are
proposed to be 24 feet back to back of curbs , as
opposed to 30 feet for a minor street . (E. M . C .
18 . 28 . 050A . )
4 . The project features sidewalks throughout portions
of the development , in lieu of sidewalks on both
sides of the street . ( E. M . C . 18 . 28 . 050E. )
5 . The centerline curve radii of various curves in the
street layout appear to be less than 200 feet .
( E. M . C . 18 . 24 . 020 (A) )
J . Fiscal Impact : A fiscal impact study for the proposed
planned unit development has not been submitted .
Generally , residential developments do not generate
sufficient revenue to the City to cover expenditures
for City services . However , the fiscal impact of any
residential development must be reviewed in terms of
existing and future revenue generating land uses
located within the City of Elgin and within School
District U-46 . The residential , commercial , and
industrial components of the land use system are highly
interdependent from a fiscal impact point of view , as
well as from a community point of view . Communities
000, are comprised of places to work , live , shop and
recreate . Accordingly , the fiscal impact of a
residential development must be considered within the
context of the entire land use system and within the
context of a community.
In the case of the proposed development , the fiscal
impact on the city should be reduced in that no
additional public streets , sidewalks or lighting are
proposed , and private garbage collection service is
required .
K . Suitability of Annexation and Present Zoning : In view
of the surrounding land use and zoning , the trend of
development in the area , and the goals , objectives and
policies of the Comprehensive Plan , the current Kane
County F Farming District zoning is unsuitable . The
subject property should be annexed and zoned R-4
General Residence District with a special use for a
P. U . D . , and B- 3 Service Business District .
L . P. U. D . Standards : The proposed P. U. D . is in
substantial conformance with the P. U. D . standards .
M . Conditions for Approval : The Land Use Committee is of
the opinion that approval of Petition 6- 90 should be
01".4 subject to the following conditions :
-Page 4-
rft. 14 . Dedication of 50 feet of right- of-way from the
center line of Bowes Road with the final plat .
15 . Compliance with all other applicable codes and
ordinances .
IV . RECOMMENDATION
On a motion to recommend approval of Petition 6- 90 , 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 6- 90 .
Robert W. Siljest om , Chair a
Land Use Committee
Planning and Land Use Commission
Thomas J . Armstrong , Se •`e a
Land Use Committee
rm. Planning and Land Use Commission
- Page 6-
1 . Revisions to the annexation agreement , annexation
plat , and preliminary plat , per the Bureau of
Inspection Services , Engineering Division , Legal
Department , Water Department and Planning
Department .
2 . Compliance with the terms and conditions of the
revised annexation agreement .
3 . Substantial conformance with the revised
preliminary plat .
4 . Submission of Final Engineering Plans and
Specifications prior to final plat approval per the
Engineering Division .
5 . Submission and approval of a Subdivision Completion
Bond prior to final plat approval per the Legal
Department and Engineering Division .
6 . Any additional access locations for the commercial
area shall be subject to the Engineering Division
and Kane County Highway Department approval .
7 . Payment of a school site cash contribution in the
` amount of $5 ,459 . 13 . Payment due prior to final
'"t plat approval .
8 . Payment of a park site cash contribution in the
amount of $ 18 , 269 . 87 . Payment due prior to final
plat approval .
9 . Payment of a water system cash contribution in the
amount of $ 23 ,420 . 10 . Payment due prior to final
plat approval .
10 . Compliance with the terms and conditions of
reimbursement ordinances T- 1348 and T- 1349 as they
pertain to Pine Meadows . Payment due prior to
final plat approval .
11 . Bowes Road roadway improvement contribution in the
amount of $ 28 , 188 . 00 . Payment due prior to final
plat approval .
12 . South McLean Boulevard roadway improvement
contribution in the amount of $75 , 690 . 40 . Payment
due prior to final plat approval .
13 . Dedication of 50 feet of right-of-way from the
center line of South McLean Boulevard with the
Aro'" final plat .
- Page 5-