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HomeMy WebLinkAboutG55-90 rft Ordinance No. G55-90 AN ORDINANCE CLASSIFYING CERTAIN NEWLY ANNEXED TERRITORY AND GRANTING A SPECIAL USE FOR A PLANNED UNIT DEVELOPMENT (Oak Grove) 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 R-2 Single Family 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 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-2 Single Family Residence District the following described property: That part of the Southwest Quarter of Section 10 and that part of the Northwest Quarter of Section 15, Township 41 North, Range 8 East of the Third Principal Meridian, described as follows: Commencing at the Northwest corner of the Northwest Quarter of said Section 15; thence North 88 degrees 7 minutes East along the North line of said Northwest Quarter 886 .88 feet; thence South parallel with the West line of said Northwest Quarter, 35 feet for the point of beginning; thence North along said parallel line and along a line parallel with the West line of the Southwest Quarter of said Section 10, a distance of 479 .5 feet; thence North 88 degrees 32 minutes East 439 .2 feet to the East fek line of the West Half of said Southwest Quarter; thence South 0 degrees 14 minutes West along said East line 441 feet to the North line of the Northwest Quarter of said Section 15; thence South (ow 88 degrees 7 minutes West along said North line to the westerly line of Hoxie Avenue as established on the plat of Columbia Park Addition to Elgin; thence South 1 degree 15 minutes East along said westerly line 175 feet; thence South 88 degrees 07 minutes West, parallel with the North line of said Northwest Quarter, 33 feet; thence Northwesterly to the point of beginning. Also that part lying within Hoxie Avenue, adjoining said property, in the Township of Elgin, Kane 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 planned unit development, a copy of which is attached hereto as Exhibit A and incorporated herein by reference, subject to the following conditions : 1 . Compliance with the terms and conditions of the revised annexation agreement. 2 . Substantial conformance with the preliminary plat prepared by Burnidge Cassell and Associates dated April 6, 1990, and revised June 27, 1990, August 9, 1990 and September 20, 1990 for Oak rft. Grove. 3 . U.S. Army Corps of Engineers and Illinois Department of Water Resources approval of construction within the existing floodplain and wetland, including a two-way bridge designed in accordance with city specifications, prior to final plat approval . 4 . Payment of school site, park site and water system contributions prior to final plat approval . 5 . Compliance with all 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. Section 4 . 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 . oek s/ George VanDeVoorde George VanDeVoorde, Mayor Presented: October 24 , 1990 Adopted: October 24, 1990 Vote: Yeas 7 Nays 0 Recorded: Attest: s/ Dolonna Mecum Dolonna Mecum, City Clerk r Jun , 4 , 199 FINDINGS OF FACT eft. LAND USE COMMITTEE PLANNING AND LAND USE COMMISSION CITY OF ELGIN I . SUBJECT Consi dera l i un of Petition 23- 90 Poquen:t i ng Annexation , Single Fam: 1y P :-eidence Diftrict Zoning with a Special Ur - fci a Planned Unit Development , and Preliminary I'_ :,i Aporroval , property located on the West Side of Hoxio Avenue Extended , South of Eagle Road , by Burnidge , Cassell and Associate_ : , as Applicant , and Oak Grove Declaration of Trust , as Owner . II . CONSIDERATIONS A petition has been filed by Burnidge , Cassell and Associates on behalf of the Oak Grove Declaration of Trust requesting annexation , R- 2 F . U . D . Zoning , and Preliminary Plat Approval . The subject property in located on the west side of Hoxie Avenue extended , south of Eagle Road . The subject property adjoins the Elgin corporate limits . The petitioner desires to annex the subject property to the City of Elgin , and to develop it with four single family residences . ill . FINDINGS After due notice , as required by Jaw , the Land Use Committee held a public hearing on the proposed annexation , zoning , special use , and preliminary plat on May 21 , 1990 . The petitioner testified at the public hearing and presented documentary evidence . Neighboring property owners appeared and expressed concerns regarding the extension of services and stormwater control . No written objection has been filed . The Land Use Committee has made the following findings with respect to Petition 23 - 90 : A . Site Characteristic : The subject property is an rregulanly shaped parcel , containing approximately }— 3l i on:, range from approximately feet to 812 feet . The subject property is unimprav '•)' ILtf a large stand of mature vegetation . The southeasterly portion of the subject property in traversed by Tyler Creek . B . Sewer and Water : Sanitary sewer service will to t provided to the subject property via the extensicr. of an existing sanitary sewer line . Currently there - Page 1 - Exhibit A exists 30 inch line at the nor - end of Hoxie Avenue which connects to a 24 inch line that rune along the east side of Tyler Creek . It is standard city policy to require the extension of sanitary sewer lines to the far property lines . A combination: of detention and controlled release of stormwater runoff is required for all residential developments exceeding five acres in area . Water service will be provided to the subject property via the extension of an existing water main . Currently , there exists a 12 inch main at the intersection of Hoxie and Lawrence Avenues . It is standard city policy to require the extension of water mains to the far property lines . C . Traffic and Parking : fio}tie Avenue Is 3 local street which serve; the immediate neighborhood . Hoxie Avenue has a design capacity of approximately 1 , 000 vehicles per day . Traffic count information is unavailable for Hoxie Avenue . Single family residences generate approximately 10 vehicle trips per day . Therefore , the four single family residences proposed to be constructed at -the subject property could be expected to generate approximately 40 vehicle trips per day. The Off- street Parking Ordinance requires the provision of at least two parking spaces for each single family residence F Sources : City of Elgin , Engineering Division . Design Manual , 1984 Edition , State of Illinois . Trip Generation , 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 of the subject property is zoned Kane County F Farming District , and is the site of the Fraternal Order of Eagles lodge . A portion of the property is in agricultural use . The area located to the south of the subject property is zoned Kane County F Farming District and is developed with residences . The areas located to the east of the subject property are zoned R- 4 General Residence District and Kane - Page 2- County } : rmr ng Di st r r ct , d -v ; l of residen,: es . The arca le ated it the we t of the subject prof ert, is zoned Yane County Farming District and is, dc...e c.t ._, with resrdencee . C . Trend of Development : The areas surrounding tl. _ subject property have primarily developed with res , denti a l H . Comprehensive Ilan : The subject property is designated "urban residential " in the Comprehensive Plan . I . Planned Unit Development Departures : The proposed development includes the following departures from the zoning and subdivision regulations : 1 . Concrete sidewalks are required on both sides cf the streets , and are to be installed in accordance with city standard specifications . The petitioner is not proposing sidewalks for the development . 2 . A combination- of storage and controlled release of stormwater runoff JS required for all residentiel developments exceeding five acres in area . The petitioner is not proposing stormwater detention . 3 . A cul -de- sac street shall not be more than 900 feet fek in length , measured along its centerline from the street of origin to the center point of the cul - de- sac turnaround . The Hoxie Avenue cul - de - sac , as proposed would extend from Lawrence Avenue on the south approximately 1 , 225 feet north to the center point of the cul-de- sac turnaround . 4 . Pavement in a cul - de- sac turnaround shall have a minimum diameter of 90 feet , measured from back to back of curbs . The petitioner is proposing an 84 foot pavement width . S . A roll type p . c . concrete curb and gutter shall be installed on all cul -de n;4 , - T1, ! - not proposing curb or gutter . 6 . Lots ehal l front , • l S . • :.. Yeet_ s . The petitioner is proposing that Hoxie Court be a private street . As such , five of the six lots as platted would net have frontage on a public street . 7 . In cul -de- sacs of greater than 600 feet in length , a minimum eight inch water main is required . The petitioner is proposing a six inch water main . 8 . A drainage maintenance and open space easement is eft. to be provided a minimum distance of 25 feet from each side of the normal edge of the watercourse . - Page 3- The etii1encr is proposing an asemrnt on one side of the creek. only . 9 . Dead- end water mains shall be avoided wherever possible as determined by the City Engineer . The petitioner is proposing a dead- end water main . J . Fiscal Impact : Generally , residential develepnest cost melee to serve than the revenue they generate . Consequently , the fiscal impact of any residential development must be viewed in terms of existing ar:u future revenue generating land uses located within the City of Fly , n and within School District U- 4C . The re.: idcntial , commercial and industrial components of the land use system are highly interdependent from a fiscal impact point of view , as well as frog a community point of view . Communities are comprised of places to work , shop , recreate , and live . 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. No fiscal impact report has been submitted in support of Petition 23. 90 . K . P. U. D. The proposed P . U . D . is in substantial conformance with the P . U. D . standards . L. Conditions for Approval : The motion to recommend approval of Petition 23- 90 was made subject to the following conditions : 1 . Revisions to the annexation agreement , annexation plat , and preliminary plat of subdivision , per the Bureau of Inspection Services , the Engineering Division , the Legal Department , the Planning Department , and the Water Division . 2 . Compliance with the terms and conditions of the revised annexation agreement . 3 . Substantial conformance with the revised preliminary plat . 4 . U . S . Army Corp of Engineers and Illinois Department of Water Resources approval of construction within the existing floodplain and wetland , including a two- way bridge designed in accordance with city specifications , prior to final plat approval . 5 . Provide a 25 foot drainage and maintenance easement along each side of normal edge of watercourse , prior to final plat approval . 6 . Payment of school site , park site and water syster � '` contributions prior to final plat approval . t" - Page 4- 7 . Co ] fiance with all other ,plicable code and ord i nan,:es . IV . ECOMMENDATION On a motion to recommend approval of Petition 23- 90 , subject to the conditions for approval , the vote was six ( E ) yes and 7. rn ( 0 ) no . Therefore , the motion to recommend approval of Petition 23 - 90 was adopted . X1 A'l i • ''' i AMPAIN — Robert W. Silje -1 rom , Chairman Land Use Committee Planning and Land Use Commission Thomas J . Armstrong , Secr tart' Land Use Committee Planning and Land Use Commission rft. - Page 5-