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HomeMy WebLinkAboutG20-91 Ordinance No. G20-91 AN ORDINANCE CLASSIFYING CERTAIN NEWLY ANNEXED TERRITORY AND GRANTING A SPECIAL USE FOR A PLANNED UNIT DEVELOPMENT (Cobbler' s Crossing, Unit 15) 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-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 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 East 1/2 of fractional Section 7, Township 41 North, Range 9, East of the Third Principal Meridian, described as follows : Commencing at the Southeast corner of said Section 7; thence North 00 degrees 46 minutes 09 seconds East (deed North 00 degrees 46 minutes East) along the East line of said Section 7, 1322 . 79 feet (deed 1322 .40 feet) ; thence South 86 degrees 50 minutes 36 seconds West (deed South 86 degrees 57 minutes West) along an old deed line, 191 .22 feet (deed 191 .2 feet) to a point hereinafter referred to as Point "A"; thence continuing South 86 degrees 50 minutes 36 seconds West (deed South 86 degrees 57 minutes West) along said old deed line, 339 . 17 feet (deed /°' 339 . 3 feet) ; thence North 0 degrees 45 minutes 13 seconds East (deed North 00 degrees 46 minutes) , 1117 . 70 feet to the most easterly Southeast corner of out lot "A" in Cobbler' s Crossing Unit 1, being a subdivision according to the plat thereof recorded December 20, 1988 as Document No. 88586739, said point being the place of beginning; thence continuing North 00 degrees 45 minutes 13 seconds East along the East line of said Cobbler' s Crossing Unit 1, 1634 . 08 feet to the center of Shoe Factory Road; thence South 89 degrees 37 minutes 15 seconds East along the center line of said Shoe Factory Road, 39 . 11 feet to an angle point in said line; thence South 89 degrees 46 minutes 17 seconds East along the center line of said Shoe Factory Road, 300.02 feet to an intersection with a line drawn parallel with the East line of said Section 7 and passing through said Point "A" ; thence South 00 degrees 46 minutes 09 seconds West along said last described parallel line, 1611 .03 feet to an intersection with the easterly extension of the most easterly South line of out lot "A" in Cobbler's Crossing Unit 1, aforesaid; thence South 86 degrees 21 minutes 20 seconds West along said last described line, 339 . 68 feet to the place of beginning, together with all of Shoe Factory Road lying North of and adjoining said tract of land, in 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 unit development for the property classified in the R-4 general residence district, 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 revised preliminary plat prepared by Jen Land Design, Inc. dated June 12, 1990 . 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 plat approval per the Legal Department and Engineering Division. 5 . Submission of a wetland delineation report prepared by a qualified engineer prior to final plat �'' approval per the Engineering Division. 6 . Substantial conformance with the revised final plat prepared by Edward J. Malloy & Associates, Ltd. 7 . Compliance with Title 17 , Development Impact Fees . 8. 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. 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 . s/ George VanDeVoorde George VanDeVoorde, Mayor e.,, Presented: April 10, 1991 Adopted: April 10, 1991 Vote: Yeas 6 Nays 0 Recorded: Attest: s/ Dolonna Mecum Dolonna Mecum, City Clerk July 9 , 1990 essilk FINDINGS OF FACT LAND USE COMMITTEE PLANNING AND LAND USE COMMISSION CITY OF ELGIN I . SUBJECT Consideration of Petition 29- 90 Requesting Annexation , R-4 General Residence District Zoning with a Special Use for a Planned Unit Development , and Preliminary and Final Plat Approval for Cobbler ' s Crossing Unit 15 , property located along Coldspring Road extended , by Kimball Hill , Incorporated , as Applicant , and Kenneth Kresmery and JoAnn Bray, as Owners . II . CONSIDERATIONS A petition has been filed by Kimball Hill , Incorporated requesting annexation , R-4 zoning with a special use for a planned unit development , and preliminary and final plat approval for Unit 15 of Cobbler ' s Crossing Subdivision . The subject property is located along Coldspring Road extended east of Cobbler ' s Crossing Units 3 and 4 . The petitioner proposes to develop the subject property with townhomes . The townhouse project would feature 73 dwelling units contained in a total of 17 buildings . The northern portion of the subject property is to be developed • with stormwater detention facilities and/or be maintained as wetlands . 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 . Zoning , and preliminary and final plat on June 18 , 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 29- 90 : A. Site Characteristics : The subject property consists of two parcels of land and contains 23 . 732 acres . The property is gently rolling with elevations ranging from 805 to 821 feet . A natural wetland area is located on the northerly portion of the property. Exhibit A • -Page 1- B . Sewer and Water : The subject property is proposed to be serviced by extending an 8 inch sanitary sewer , which is located along the south property line of Cobbler ' s Crossing Unit 4 . The subject property can be served by connecting existing watermains located in Cobbler ' s Crossing Subdivision and Kennington Square Subdivision . Stormwater is proposed to be collected onsite and transmitted to an existing detention pond . C . Traffic and Parking : The proposed subdivision features one point of access through Cobbler ' s Crossing Unit 4 . The local streets serving Cobbler ' s Crossing Subdivision have a design capacity of approximately 8 ,000 vehicles per day. There are no traffic counts available for Cobbler ' s Crossing Subdivision 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 569 vehicle trips per day. The off-street parking requirement for the townhouse project is two spaces per dwelling unit . The proposed townhomes feature two-car garages with room to accommodate two additional cars in the driveways . Additional guest parking is provided within the proposed cul-de- sacs . Accordingly , the parking ratio is 4 . 22 spaces per dwelling unit . An emergency access drive is proposed on Dandridge Court , which will connect to Nicola Drive located in Kennington Square . Sources : 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 is located in unincorporated Cook County and is zoned R-4 Single Family Residence District (minimum 20 ,000 square feet of lot area ) . 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 areas located to the north of the subject property are zoned Cook County R-4 Single Family Residence District and R- 2 Single - Page 2- Family Residence District . The R- 2 area is currently developing with single family residences . The petitioner is proposing to annex and develop the unincorporated area with single family residences . The area located to the east of the subject property is zoned Cook County R-4 Single Family Residence District and is developed with an estate residential subdivision . The areas located to the south and west of the subject property are zoned R-4 P . U. D . and are developing with townhomes/condominiums . 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 . H . Comprehensive Plan : The area in which the subject property is located is designated "urban residential" . The wetland area is designated "open space" . 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 centerline curve radii along Coldspring Road is less than 200 as required in E.M. C . 18 . 24 . 020)A) . 2 . The building sites vary from the minimum R-4 District design standard requiring a 25 foot front • yard as listed in E.M. C . 19 . 18 . 3 . The length of the cul-de-sac street system exceeds the maximum of 900 feet as listed in E. M . C . 18 . 24 . 020 (G) . 4 . The proposed pavement width in the cul -de-sac bulbs is 24 feet (back to back curb and gutter) , which is a departure from E . M . C . 18 . 28 . 050 (A) . The street design includes paved areas for curb cut parking in the cul-de- sac islands . 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 cover expenditures for City services . However , the fiscal impact of any residential development must be viewed 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 -Page 3- interdependent from a fiscal impact point of view , as well as from a community point of view . Communities 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. K . Suitability of Annexation and 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 Cook County R-4 zoning is unsuitable . The subject property should be annexed and zoned R-4 General Residence 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 29- 90 should be subject to the following conditions . 1 . Revisions to the annexation agreement , annexation plat , preliminary plat , and final plat , per the Bureau of Inspection Services , Engineering Division , Legal Department , Water Department and ePlanning 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 of a Subdivision Completion Bond prior to final plat approval per the Legal Department and Engineering Division . 6 . Submission of a wetland delineation report prepared by a qualified engineer prior to final plat approval . 7 . Substantial conformance with the revised final plat . 8 . Compliance with the Subdivision Ordinance , • specifically Section 18 . 32 Development e. Contributions . -Page 4- 9 . Compliance with all other applicable codes and ordinances . IV . RECOMMENDATION On a motion to recommend approval of Petition 29- 90 , subject to the conditions for approval , the vote was four (4) yes and zero (0) no . Therefore , the motion to recommend approval of Petition 29- 90 was adopted . 1e-Ar‘di �Lt/ �,labs„-1 . B. J Robert W. Sil es 'rom , Chairmen Land Use Committee Planning and Land Use Commission Thomas J . 'rmstrong , Se 'r-ta y Land Use Committee Planning and Land Use Commission -Page 5-