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HomeMy WebLinkAboutG26-92 Ordinance No. G26-92 AN ORDINANCE GRANTING A SPECIAL USE FOR A PLANNED UNIT DEVELOPMENT (South Side of Highland Avenue, West of Governor' s Lane) WHEREAS, written application has been made for a special use for the establishment, maintenance and operation of a planned unit development on the south side of Highland Avenue, west of Governor's Lane; 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 planned unit development on the south side of Highland Avenue, west of Governor's Lane, Elgin, Illinois, legally described as follows : That part of the North East 1/4 of Section 16 , Township 41 North, Range 8 East of the Third Principal Meridian, described as follows : Beginning at the most Northerly corner of Williamsburg Terrace, a planned unit development located in said North East 1/4 according to the plat thereof recorded October 19, 1988 as Document No. 1938370, said point being a point in the center line of Highland Avenue; thence South 51 degrees, 31 minutes, 29 seconds West along the Northwesterly line of said Williamsburg Terrace, 440 . 86 feet to a jog; thence South 14 degrees, 10 minutes, 00 seconds East along the Westerly line thereof 207 .20 feet to the Northerly line of Williamsburg Commons Unit 3, a subdivision of said North East 1/4; thence South 81 degrees, 40 minutes, 08 seconds West along the Northerly line of said Unit 3 and the westerly extension thereof 322 . 72 feet; thence Northwesterly along a curve to the left, having a radius of 330 . 0 feet, an arc distance of 119 . 32 feet to a line that is 1684 .53 feet West of, as measured along the South line of said North East 1/4 and parallel to the East line of the North East 1/4 of Section 16 aforesaid (the chord of the last described line bearing North 13 degrees, 53 minutes 05 seconds West 118. 67 feet) ; thence North 00 degrees, 01 minutes, 59 seconds East along said parallel line 560. 10 feet to the center line of Highland Avenue; thence Southeasterly along said center line, being on a curve to the left and having a radius of 2270 .42 feet, an arc distance of 246 . 15 feet (the chord of the last described line bearing South 71 degrees, 55 minutes, 32 seconds East, 246 . 03 feet) ; thence South 79 degrees, 19 minutes, 08 seconds East along said center line 415 . 37 feet to the point of beginning, (except that part described in Document No. 1939055) , in the City of Elgin, Kane County, Illinois . be and is hereby granted subject to the following conditions : 1 . Substantial conformance with the Preliminary Plat prepared by Civil Design Group, Inc. dated August 23, 1991 . 2 . Substantial conformance with the Building Elevations and Floor Plans prepared by Design Basics, Inc . and Morecraft Design Associates . 3 . Substantial conformance with the Landscape Plan prepared by Runde's Landscape Contractors . 4 . Compliance with the Final Plat for Lincolnwood Terrace prepared by Burnidge and Westphal, Inc . 5 . 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. GeorgenDeVoorde, Mayor Presented: May 27, 1992 Passed: May 27, 1992 Vote: Yeas 6 Nays 1 Recorded: Published: irk Attest: ' Dolonna Mecum; Ci y Clerk January 6, 1992 FINDINGS OF FACT LAND USE COMMITTEE PLANNING AND LAND USE COMMISSION CITY OF ELGIN I. SUBJECT Consideration of Petition 66-91 Requesting a R-4 General Residence District Special Use for a Planned Unit Development, and Preliminary and Final Plat of Subdivision Approval,Property Located on the South Side of West Highland Avenue, by Charles N. Kellenberger, as Applicant , and Charles N. and Debra J. Kellenberger, as Owners. II. CONSIDERATIONS A petition has been filed by Charles N. Kellenberger , requesting a special use for a planned unit development and preliminary and final plat approval for the proposed Lincolnwood Terrace subdivision. The subject property is eft located south of Highland Avenue and west of Glenmore Lane. The petitioner proposes to develop the property with 13 buildings containing a total of 19 dwelling units. The development features seven single family detached dwellings and 12 two-family detached dwellings. III. FINDINGS After due notice as required by law, the Land Use Committee held a public hearing on Petition 66-91 on December 16, 1991 . The petitioner appeared at the hearing and presented documentary evidence. Objectors testified at the hearing and written objection has been filed. The Land Use Committee has made the following findings with respect to Petition 66-91 : A. Site Characteristics: The subject property contains approximately 4 .9 acres. The property slopes in a northwesterly direction and is currently unimproved. The property is traversed by Sandy Creek. B. Sewer and Water: The subject property is proposed to be served with sanitary sewer service via the extension of an eight . inch sewer line which serves eft Williamsburg Terrace Subdivision. Exhibit A -Page 1 - Water service is proposed to be provided through an eight inch water line connecting between a 16 inch water line along West Highland Avenue and an eight inch water line in Williamsburg Terrace Subdivision. Stormwater is proposed to be detained in a retention pond, which would encompass Sandy Creek. This proposal will require permits from the Army Corps of Engineers, Illinois Department of Conservation, and Illinois Department of Transportation-Division of Water Resources. C. Traffic and Parking: The proposed subdivision features one point of access to Highland Avenue. Highland Avenue functions as an east/west arterial and is scheduled for widening under the City' s 5-year Capital Improvement Program. Highland Avenue carries approximately 8 ,000 vehicles per day. Residences within a planned unit development generate approximately 7.8 vehicle trips per day. Accordingly, the proposed 19 unit subdivision could generate 148 vehicle trips onto the connecting street system. The off-street parking ordinance requires two off-street parking spaces. Each dwelling unit in the proposed development features a two car attached garage. Some additional parking can be provided in driveways, and in two street cut parking spaces proposed to be located near the entryway to the subdivision. Sources: Transportation Study, Elgin, 1990. Trip Generation, ITE, Third Edition. E.M.C. 19.44 Off-street Parking. D. Zoning History: The subject property was annexed and zoned R-4 General Residence District on December 22, 1966 . The property was originally proposed to be developed with Phases Two and Three of Williamsburg Terrace Subdivision, which was approved in 1988 . E. Zoning Status: The subject property is unimproved. F. Surrounding Land Use and Zoning: The area located to the north of the subject property is zoned R-2 Single Family Residence District, R-4 General Residence District and R-4 PUD. The area is developed with single family residences, manor homes and condominiums. The area located to the south is zoned R-2 Single Family Residence District and is developed with single family residences. -Page 2 - The area located to the west of the subject property is located in unincorporated Kane County. The area is zoned County F Farming and is unimproved. The area located to the east of the subject property is zoned R-4 PUD, and is developed with single family and two-family residences. G. Trend of Development: In general, the overall trend of development has been urban residential. H. Comprehensive Plan: The subject property is designated "urban residential" in the Comprehensive Plan. 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 zoning and subdivision regulations: 1 . The privately owned and maintained cul-de-sac street is proposed to be 24 feet wide as opposed to 26 feet (E.M.C. 18.28.050 A) . 2. The diameter of the right-of-way of the cul-de-sac turn-a-round measures 106 feet as opposed to 110 " feet (E.M.C. 18 .24.020 G) . [[ 3 . The pavement width of the cul-de-sac turn-a-round measures 80 feet opposed to 90 feet (E.M.C. 18.28.050 B) . 4 . No provisions are made for concrete sidewalks on both sides of the streets (E.M.C. 18.28.050 E) . 5. Lots 3 , 9 , 10, 11 and 12 do not meet the minimum R-4 District requirement of 6,000 square feet for a single family detached dwelling. Lot 2 does not meet the minimum 10,000 square foot lot area requirement for a two-family detached dwelling (E.M.C. 19. 18 .030) . 6 . The front yard setbacks vary from the minimum R-4 District requirement of 25 feet (E.M.C. 19.18.060) . 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 Ow 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 -Page 3 - phighly 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. PUD Standards: The majority of the Land Use Committee is of the opinion that Petition 66-91 is in substantial conformance with the PUD standards. L. Conditions for Approval: The Land Use Committee is of the opinion that approval of Petition 66-91 should be subject to the following conditions: 1. Revisions to the Preliminary P.U.D. Plat per the Bureau of Inspection Services, Engineering Division, Water Department and Planning Department. 2 . Substantial conformance with the revised Preliminary P.U.D. Plat. 3 . Revisions to the final plat per the Bureau of Inspection Services, Engineering Division, Legal Department, Water Department and Planning Department. 4. Substantial conformance with the revised final plat. 5. Submission of final engineering plans and specifications, a topographical and profile study, and a completion bond prior to final plat approval. 6. Compliance with Title 17 Development Contributions. 7 . payment of a roadway improvement contribution for West Highland Avenue consistent with adopted city policy. 8. Compliance with all other applicable codes and ordinances. IV. RECOMMENDATION On a motion to recommend approval of Petition 66-91, subject to the conditions for approval, the vote was six yes and one no. r -Page 4 - Therefore, the motion to recommend approval of Petition 66-91 was adopted. • � . ✓ _ • _ . �- Ro•ert W. Silvestro `,' Chairman Land Use Committee Planning and Land Use Commission .� Q t. {� .11 Thomas J. Ar •-trong, Secreta - Land Use Committee Planning and Land Use Commission r r -Page 5 -