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Home My WebLink AboutG27-91 Ordinance No. G27-91 AN ORDINANCE GRANTING A SPECIAL USE FOR A PLANNED UNIT DEVELOPMENT (55 Willard Avenue) WHEREAS, written application has been made for a special use for the establishment, maintenance and operation of a residential planned unit development at 55 Willard 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 1 . 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 residential planned unit development at 55 Willard Avenue, Elgin, Illinois, legally described as follows : Outlot A of Lord's Park Terrace, a part of Lot 16 of the County Clerk's Subdivision in the Southwest quarter of Section 18, Township 41 North, Range 9 East of the Third Principal Meridian, in the City of Elgin, Cook County, Illinois . be and is hereby granted subject to the following conditions : 1 . Substantial conformance with the P.U.D. plan prepared by Marchris Engineering, Ltd. (June 15, 1989) , L.E. Zannini & Company, Inc. (July 7, 1989) , and Warren Johnson Architects (June 29, 1989 ) ; and a letter from Richard Romanenghi to Tom Armstrong, dated September 20, 1989 . 2 . Grant of easement rights to the City of Elgin, Commonwealth Edison, Illinois Bell Telephone, Northern Illinois Gas, and Jones Intercable, their successors or assigns for the maintenance and repair of all utilities on the property. 3 . Compliance with Title 17 of the Elgin Municipal Code, 1976, as Amended, Entitled Development Impact Fees . 4 . 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 after its passage in the manner provided by law. s/ George VanDeVoorde George VanDeVoorde, Mayor Presented: April 24 1991 Adopted: April 24, 1991 Vote: Yeas 7 Nays 0 Recorded: Attest: s/ Dolonna Mecum ,,, Dolonna Mecum, City Clerk September 18 , 1989 �/�► FINDINGS OF FACT LAND USE COMMITTEE PLANNING AND LAND USE COMMISSION CITY OF ELGIN I . SUBJECT. Consideration of Petition 69-89 Requesting a R-4 General Residence District Special Use for a Planned Unit Development , Property Located at 55 Willard Avenue , by Park Bluff Associates as Applicant and Owner. II . CONSIDERATIONS A petition has been filed by Park Bluff Associates requesting special use approval for a residential planned unit development (P.U.D. ) in the R-4 General Residence District . The subject property is located at 55 Willard - Avenue . The petitioner desires to develop the subject property with three apartment buildings , each containing 29 dwelling units . The development proposal includes open off-street rift and a detached garage. III . FINDINGS After due notice , as required by law, the Land Use Committee held a public hearing on the proposed special use on September 5 , 1989 . 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 69-89: ' A. Site Characteristics : The subject property is an irregularly shaped parcel containing approximately 5.84 acres . Elevations range from 794 feet at the northeast corner of the property to 756 feet at the southeast corner of the property, for a maximum relief of 38 feet . The property is unimproved . B. Sewer and Water : The property can be served from a 21 inch sanitary sewer and a 12 inch watermain located along Willard Avenue . Stormwater is proposed to be collected in a storm sewer system and detained in a detention pond to be constructed at the southeast corner of the property. -Page 1- Exhibit A • Source: Engineering Division , City of Elgin C. Traffic and Parking : Willard Avenue functions as a minor arterial street connecting Bode Road , East Chicago Street (Illinois State Route 19) , and Villa Street (U. S. Route 20 Business) . Willard Avenue has a design capacity of approximately 7 ,000 vehicles per day. Willard Avenue , between Bode Road and East Chicago Street carries in excess of 3 ,650 vehicles per day ( 1985 count) . Each dwelling unit in an apartment building can be expected to generate approximately 6 . 1 vehicle trips per day. Accordingly, the proposed 8? unit apartment complex can be expected to generate approximately 531 vehicle trips per day (87 X 6 . 1) . The off-street parking ordinance requires two parking spaces per dwelling unit . The proposed development includes 187 off-street parking spaces ( 2. 15 parking spaces/d .u. ) . It has been city policy to require 2. 5 parking spaces per dwelling unit in P.U.D. ' s . Sources : City of Elgin , Engineering Division. Design Manual , State of Illinois , 1984 Edition. Trip Generation , ITE, Third Edition. /�► E.M.C. 19.44 Off-street Parking. F D. Zoning History: 1927 B-Res . 1960 D-Comm. 1962 B- 1 1950 A-Res . 1961 D-Comm. Present R-4 E. Zoning Status : The subject property contains sufficient lot width and area to be developed in accordance with the R-4 District design standards . F. Surrounding Land Use and Zoning : The areas located to the north and west of the subject property are zoned R-4. These areas are developed with multiple family residences . The properties located to the south of the subject property, and which front onto East Chicago Street , are zoned B- 3 and B-4. These properties are developed with a variety of commercial uses . The area located to the east of the subject property is zoned R- 2 and B-4. The R- 2 properties , which front on Bode Road , are improved with single family residences . The B-4 property, which fronts on East Chicago Street , -Page 2- is improved with commercial uses . F G. Trend of Development : More recent developments in the area in which the subject property is located include the construction of an apartment building at the corner of Willard Avenue and Bode Road , and the establishment of various commercial uses along East Chicago. Street . H. Comprehensive Plan: The subject property is designated "urban residential" . The Comprehensive Plan includes policies which encourage the development of scattered vacant parcels located within the built portion of the city. I . P.U.D. Departures : The proposed planned unit development includes the following departures from the zoning and subdivision ordinances : 1 . In residence districts , no more than one principal building is permitted on a lot . The proposed P.U.D. features three principal buildings on the existing lot . 2. The minimum lot area per dwelling unit wit% standard R-4 zoning is 3 ,000 square feet . The minimum lot area per dwelling unit in an R-4 P.U.D. is 1 ,800 square feet. The density in the proposed R-4 P.U.D. is approximately 2 ,923 square feet of em‘ lot area per dwelling unit . A 2. 6 percent variation of the R-4 density standard . J. Fiscal Impact : A fiscal impact study for the proposed planned unit development has not been submitted . In general , 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 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 interdependent from a fiscal impact point of view, as well as from a community point of view (a place to live , work , 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. P.U.D. Standards : The proposed planned unit development is in substantial conformance with the P.U.D. standards . L. Conditions for Approval : The Land Use Committee is of 41/Pb* -Page 3- the opinion that approval of Petition 69-89 should be subject to the following conditions : /� 1 . Revisions to the P.U.D. site plan prepared by �, Marchris Engineering Ltd . , revised June 15 , 1989 , per the Engineering Division and the Planning Department . 2 . Conformance with the revised P.U.D. site- plan . 3 . Grant of easement rights to the City of Elgin , Commonwealth Edison , Illinois Bell Telephone , Northern Illinois Gas , and Centel Cable Television , their successors or assigns for the maintenance and repair of all utilities on the property. 4. Payment of a park site cash contribution in the amount of $3 ,044. 13 , and a school site cash contribution in the amount of $18 , 286 .45 . Payment due prior to adoption of an ordinance granting a special use for a planned unit developaent . _ 5. Compliance with all other applicable codes ang ordinances . IV. BECOMMENDATION - On a notion to recommend approval of Petition 69-89 , subject to the conditions for approval , the vote was seven (7) yes and zero (0) no. F Therefore , the Land Use Committee recommends approval of Petition 69-89. Robert W. Silje Wtroa, Chairman Land Use Committee Planning and Land Use Coaaission a C�fr) Thoaa�UArastrong , Siretary Land Use Committee Planning and Land Use Coaaission -Page 4-