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HomeMy WebLinkAboutG24-97 f Ordinance No. G24-97 AN ORDINANCE RECLASSIFYING TO PMFR PLANNED MULTIPLE FAMILY RESIDENCE DISTRICT PROPERTY LOCATED AT 1095 AND 1125 EAST CHICAGO STREET (OAKWOOD HILLS UNIT 4 ) WHEREAS, written application has been made to reclassify certain property located at 1095 and 1125 East Chicago Street from CI Commercial Industrial District and PRC Planned Residence Conservation District to PMFR Planned Multiple Family Residence District for a planned residence district; and WHEREAS, the Planning and Development Commission has conducted a public hearing after due notice and submitted its written findings and recommendations to the City Council; and WHEREAS, the City Council has reviewed the recommendations of the Planning and Development Commission and concurs in such recommendations . NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF ELGIN, ILLINOIS : emik Section 1 . That the City Council of the City of Elgin hereby adopts the findings and recommendation made by the Planning and Development Commission, a copy of which is attached hereto and made a part hereof by reference as Exhibit A. Section 2 . That Chapter 19 . 07 , Section 19 . 07 . 600 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 hereinafter laid out in the ' Zoning District Map' , as amended, be and are hereby altered by excluding from the CI Commercial Industrial District and including in the PMFR Planned Multiple Family Residence District, the following described property: PARCEL 1 LOT A IN OAKWOOD HILLS UNIT 1, A SUBDIVISION OF PART OF THE SOUTH HALF OF SECTION 18 AND PART OF THE NORTH HALF OF SECTION 19 , ALL IN TOWNSHIP 41 NORTH, RANGE 9 EAST OF THE THIRD PRINCIPAL MERIDIAN, ACCORDING TO THE PLAT THEREOF RECORDED DECEMBER 11, 1992 AS DOCUMENT NO. 92935093, IN THE CITY OF ELGIN, COOK COUNTY, ILLINOIS, AND low PARCEL 2 LOT B IN OAKWOOD HILLS UNIT 1, A SUBDIVISION OF PART OF THE SOUTH HALF OF SECTION 18 AND PART OF THE NORTH HALF OF SECTION 19 , ALL IN TOWNSHIP 41 NORTH, RANGE 9 EAST OF THE THIRD PRINCIPAL MERIDIAN, ACCORDING TO THE PLAT THEREOF RECORDED DECEMBER 11 , 1992 AS DOCUMENT NO. 92935093, IN THE CITY OF ELGIN, COOK COUNTY, ILLINOIS . and by excluding from the PRC Planned Residence Conservation Ddistrict and including in the PMFR Planned Multiple Family Ddistrict, the following described property: PARCEL 3 THAT PART OF LOT 12 IN OAKWOOD HILLS UNIT 1, A SUBDIVISION OF PART OF THE SOUTH HALF OF SECTION 18 AND PART OF THE NORTH HALF OF SECTION 19 , ALL IN TOWNSHIP 41 NORTH, RANGE 9 EAST OF THE THIRD PRINCIPAL MERIDIAN, ACCORDING TO THE PLAT THEREOF RECORDED DECEMBER 11, 1992 AS DOCUMENT NO. 92935093, DESCRIBED AS FOLLOWS : BEGINNING AT THE NORTHEAST !l► CORNER OF SAID LOT 12 ; THENCE NORTH 88 DEGREES 22 MINUTES 26 SECONDS WEST, ALONG THE NORTH LINE OF SAID LOT 12 , 122 . 18 FEET TO A NORTHERLY CORNER OF SAID LOT 12 ; THENCE SOUTH 69 DEGREES 12 MINUTES 35 SECONDS EAST, 115 . 69 FEET TO THE EASTERLY LINE OF SAID LOT 12 ; THENCE NORTHERLY ALONG SAID EASTERLY LINE, BEING A CURVE TO THE RIGHT WITH RADIUS 468 . 00 FEET AND CHORD BEARING NORTH 19 DEGREES46 MINUTES 33 SECONDS EAST, AN ARC DISTANCE OF 20 . 00 FEET TO A POINT OF TANGENCY; THENCE NORTH 21 DEGREES 00 MINUTES 00 SECONDS EAST, ALONG SAID EASTERLY LINE, 20 . 11 FEET TO THE POINT OF BEGINNING, IN THE CITY OF ELGIN, COOK COUNTY, ILLINOIS, AND PARCEL 4 THAT PART OF LOT 11 IN OAKWOOD HILLS UNIT 1, A SUBDIVISION OF PART OF THE SOUTH HALF OF SECTION 18 AND PART OF THE NORTH HALF OF SECTION 19 , ALL IN TOWNSHIP 41 NORTH, RANGE 9 EAST OF THE THIRD PRINCIPAL MERIDIAN, ACCORDING TO THE PLAT THEREOF RECORDED DECEMBER 11 , 1992 AS DOCUMENT NO. 92935093, DESCRIBED AS FOLLOWS : BEGINNING AT THE NORTHWEST CORNER OF SAID LOT 11; THENCE SOUTH 89 DEGREES 22 MINUTES 26 SECONDS EAST, ALONG THE NORTH LINE OF SAID LOT 11, 119 . 50 FEET TO THE NORTHEAST CORNER THEREOF; tow THENCE SOUTH 15 DEGREES 00 MINUTES 00 SECONDS WEST, ALONG THE EASTERLY LINE OF SAID LOT 11, 96 . 00 FEET; THENCE NORTH 76 DEGREES 26 MINUTES 31 SECONDS WEST, 123 . 32 FEETTO THE WESTERLY LINE OF SAID LOT 11; THENCE NORTHERLY ALONG SAID WESTERLY LINE, BEING A CURVE TO THE RIGHT WITH A RADIUS OF 408 . 00 FEETAND CHORD BEARING NORTH 19 DEGREES 35 MINUTES 45 SECONDS EAST, AN ARCDISTANCE OF 20 FEET TO A POINT OF TANGENCY;THENCE NORTH 21 DEGREES00 MINUTES 00 SECONDS EAST, ALONG SAID WESTERLY LINE, 51 . 81 FEET TO THE POINT OF BEGINNING, IN THE CITY OF ELGIN, COOK COUNTY, ILLINOIS, AND PARCEL 5 THAT PART OF LOT 10 IN OAKWOOD HILLS UNIT 1, A SUBDIVISION OF PART OF THE SOUTH HALF OF SECTION 18 AND PART OF THE NORTH HALF OF SECTION 19 , ALL IN TOWNSHIP 41 NORTH, RANGE 9 EAST OF THE THIRD PRINCIPAL MERIDIAN, ACCORDING TO THE PLAT THEREOF RECORDED DECEMBER 11, 1992 AS DOCUMENT NO. 92935093, DESCRIBED AS FOLLOWS: BEGINNING AT THE NORTHWEST CORNER OF SAID LOT 10; THENCE SOUTH 88 DEGREES 22 MINUTES 36 SECONDS EAST, ALONG THE NORTH LINE OF SAID LOT 10, 173 . 17 FEET TO THE NORTHEAST CORNER THEREOF; THENCE SOUTH 4 DEGREES 24 MINUTES 05 SECONDS WEST, ALONG THE EASTERLY LINE OF SAID LOT 10, 43 . 00 FEET; THENCE SOUTH 76 DEGREES 59 MINUTES 56 SECONDS WEST, 199 . 77 FEET TO THE WESTERLY LINE OF SAID LOT 10; THENCE NORTH 15 DEGREES 00 MINUTES 00 SECONDS EAST, ALONG SAID WESTERLY LINE, 96 . 00 FEET TO THE POINT OF BEGINNING, IN THE CITY OF ELGIN, COOK COUNTY, ILLINOIS. " Section 3 . That the proposed planned multiple family residence shall be designed, developed, and operated subject to: A. PURPOSE AND INTENT The purpose and intent of the Oakwood Hills Unit 4 PMFR District is to provide a planned environment for a townhome community, subject to the provisions of Chapter 19 . 60 Planned Developments of the Elgin Municipal Code, 1976 , as amended. B. SUPPLEMENTARY REGULATIONS Any word or phrase contained within this ordinance followed by the symbol " (SR) " shall be subject to the definitions and the additional interpretative requirements provided in Chapter 19 . 90 Supplementary Regulations of the Elgin Municipal Code, 1976 , as amended. The exclusion of such symbol shall not exempt such word or phrase from the applicable supplementary regulation. C . GENERAL PROVISIONS In the Oakwood Hills Unit 4 PMFR District, the use and development of land and structures shall be subject to the provisions of Chapter 19 . 05 General Provisions of the Elgin Municipal Code, 1976 , as amended. D. ZONING DISTRICTS In the Oakwood Hills Unit 4 PMFR District, the use and development of land and structures shall be subject to the provisions of Chapter 19 . 07 Zoning Districts of the Elgin Municipal Code, 1976 , as amended. E . LOCATION AND SIZE OF DISTRICT The location of the Oakwood Hills Unit 4 PMFR District is in substantial conformance with the official comprehensive plan. The PMFR District contains more than two acres of land pursuant to the provisions of Section 19 . 30 . 525 Location and Size of District of the Elgin Municipal Code, 1976 , as amended. F. LAND USE In the Oakwood Hills Unit 4 PMFR District, the use and development of land and structures shall be subject to the provisions of Chapter 19 . 10 Land Use of the Elgin Municipal Code, 1976 , as amended. The following enumerated "land uses" (SR) shall be the only land uses allowed as a "permitted use" ( SR) or as a "conditional use" (SR) in the Oakwood Hills Unit 4 PMFR District. Permitted uses . The following enumerated land uses shall be the only land uses allowed as a permitted use in the Oakwood Hills Unit 4 PMFR District: Residences Division. 1 . "Multiple family dwellings" ( SR) (UNCL) . 2 . "Residential garage sales" (SR) (UNCL) . 3 . "Residential occupations" (SR) (UNCL) . 4 . "Residential outdoor storage of firewood" ( SR) (UNCL) . 5 . "Residential parking areas" ( SR) (UNCL) . 6 . "Residential Storage" ( SR) (UNCL) . 7 . "Residential storage of trucks or buses" ( SR) (UNCL) . Municipal Services Division. 8 . "Public parks , recreation, open space" ( SR) (UNCL) on a "zoning lot" (SR) containing less than two acres of land. Finance, Insurance, and Real Estate Division. 9 . "Development sales office" (SR) (UNCL) . Services Division. 10 . "Family residential care facility" (SR) ( 8361 ) . 11 . "Home child day care services" (SR) ( 8351 ) . Construction Division. 12 . "Contractors office and equipment areas" (SR) (UNCL) . Transportation, Communication, and Utilities Division. 13 . "Amateur radio antennas" (SR) (UNCL) . 14 . "Radio and television antennas" (SR) (UNCL) . 15 . "Satellite dish antennas" (SR) (UNCL) . 16 . "Treatment, transmission, and distribution facilities : poles, wires, cables, conduits, laterals, vaults, pipes, mains, and valves" ( SR) (UNCL) . Miscellaneous Uses Division. 17 . "Fences and walls" (SR) (UNCL) . 18 . "Signs" (SR) (UNCL) , subject to the provisions of Chapter 19 . 50, Signs . 19 . "Temporary uses" (SR) (UNCL) . 20 . "Accessory uses" ( SR) (UNCL) , to the permitted uses allowed in the Oakwood Hills Unit 4 PMFR District, subject to the provisions of Section 19 . 10 . 100, Component Land Uses . Conditional Uses . The following enumerated land uses shall be the only land uses allowed as a conditional use in the Oakwood Hills Unit 4 PMFR District: Services Division. 1 . "Residential Care Facility" ( SR) ( 8361) . Miscellaneous Uses Division. 2 . "Accessory uses" (SR) (UNCL) to the conditional uses allowed in the Oakwood Hills Unit 4 PMFR District, subject to the provisions of Section 19 . 10 . 100, Component Land Uses . G. SITE DESIGN In the Oakwood Hills Unit 4 PMFR District, except as otherwise provided herein, the use and development of land and structures shall be in substantial conformance with the Phase 4 f Development Plan, prepared by Scheflow Engineers, dated May 19, 1997 ; the Architecture Sheet, prepared by J.R. Byrnes Associates , undated; and the Landscape Plan, last revised May 19 , 1997 , which are attached hereto and made a part hereof by reference as Exhibit B. H. OFF-STREET PARKING In the Oakwood Hills Unit 4 PMFR District, the location and design of driveways and guest parking spaces shall be in substantial conformance with the Phase 4 Development Plan. I . OFF-STREET LOADING In the Oakwood Hills Unit 4 PMFR District, the use and development of land is not subject to the provisions of Chapter 19 . 47 Off-street Loading. J . SIGNS In the Oakwood Hills Unit 4 PMFR District, Development Signs shall be in substantial conformance with those signs portrayed on the Landscape Plan. K . PLANNED DEVELOPMENTS The Oakwood Hills Unit 4 PMFR District shall be subject to the provisions of Chapter 19 . 60 Planned Developments . L. CONDITIONAL USES The Oakwood Hills Unit 4 PMFR District shall be subject to the provisions of Chapter 19 . 65 Conditional Uses . M. VARIATIONS The Oakwood Hills Unit 4 PMFR District shall be subject to the provisions of Chapter 19 . 70 Variations . N. APPEALS Any requirement, determination, or interpretation associated with the administration and enforcement of the provisions of this ordinance may be appealed subject to the provisions of Chapter 19 . 75 Appeals . Section 4 . That this ordinance shall be in full force and effect from and after its passage in the manner provided by law. A/I 74-- Kevin Kelly, Mayor Presented: May 28, 1997 Passed: May 28, 1997 Omnibus Vote: Yeas 7 Nays 0 Recorded: May 29 , 1997 Published: Attest : a4t4v,ACL_ /fite--444-,--- Dolonna Mecum, City Clerk em. March 17, 1997 FINDINGS AND RECOMMENDATION Planning and Development Commission City of Elgin, Illinois SUBJECT Consideration of Petition 15-97 Requesting a Reclassification of Property from CI Commercial Industrial District and PRC Planned Residence Conservation District to PMFR Planned Multiple Family Residence District, and a Resubdivision of a Part of Oakwood Hills Unit 1; Property Located at 1095 and 1125 East Chicago Street; by Oakwood Hills Partnership, as Applicant and Oakwood Hills Commercial Property Limited Partnership 2 , as Owner. BACKGROUND An application has been filed by Oakwood Hills Partnership re. requesting a reclassification of certain property from CI Commercial Industrial District and PRC Planned Residence Conservation District to PMFR Planned Multiple Family Residence District, and a resubdivision of a part of Oakwood Hills Unit 1. The subject property is located at 1095 and 1125 East Chicago Street. The subject property has remained vacant since it was annexed and zoned for industrial development in 1962, and rezoned for commercial development in 1988 . The applicant proposes to develop the subject property with 40 townhouse units contained in 10 buildings . FINDINGS After due notice, as required by law, the Planning and Development Commission held a public hearing in consideration of Petition 15-97 on March 3, 1997 . The applicant testified at the public hearing and submitted documentary evidence in support of the petition. The Planning Department has submitted a Map Amendment/Subdivision Review dated February 20, 1997 . The Planning and Development Commission has made the following findings concerning the planned development standards : A. Site Characteristics Standard. The suitability of the subject property for the planned development with respect to its size, shape, and any existing improvements . FOF15 . 97/PZTEXT/3000DV.SV/3200PD.PC/3261PD.DT/3261PLAN. 97/PET15 .97 eft' Finding. The subject property is an irregularly shaped parcel containing approximately 5 . 21 acres . The property drains to the south towards Poplar Creek. B. Sewer and Water. The suitability of the subject property for the planned development with respect to the availability of adequate water, sanitary treatment, and stormwater control facilities . Finding. The subject property is served with sanitary sewer and municipal water systems . The proposed expansion includes provisions for stormwater detention. C. Traffic and Parking. The suitability of the subject property for the planned development with respect to the provision of safe and efficient onsite and off-site vehicular circulation designed to minimize traffic congestion. Finding. The subject property is located at the intersection of East Chicago Street and Woodview Circle. East Chicago Street ( IL State Route 19 ) functions as an arterial street. Woodview Circle functions as a local street . The existing East Chicago/Woodview intersection improvements (dedicated left turn lanes, acceleration/deceleration lanes) were required by IDOT and constructed by the applicant during the development of the earlier phases of the project. East Chicago Street is scheduled to be widened to four travel lanes in 1998 . The applicant is proposing to provide 2 .5 parking spaces per dwelling unit. Forty parking spaces are garage spaces, and 60 spaces are driveway and guest parking spaces . D. Zoning History. The suitability of the subject property for the planned development with respect to the length of time the property has remained undeveloped or unused in its current zoning district. Finding. The subject property was annexed and zoned for industrial_ development in 1962 . The property was rezoned for commercial development in 1988 . The property was rezoned to its current classification which would permit commercial or industrial development in 1992 . The property has remained vacant over this period of time. E. Surrounding Land Use and Development. The suitability of the subject property for the planned development with respect to consistency and compatibility with surrounding land use and zoning. FOF15 . 97/PZTEXT/3000DV.SV/3200PD.PC/3261PD.DT/3261PLAN.97/PET15 . 97 Finding. The areas located to the north and west of the subject property are zoned CI Commercial Industrial District. These areas are developed with a variety of industrial, auto related, commercial service, and recreation uses . The area located to the northeast of the subject property is zoned PRC Planned Residence Conservation District. This area is developed with multiple family residences (Poplar Creek/Huntington Park) . The area located to the east of the subject property is zoned CF Community Facility District. The area is developed with the Elgin High School athletic fields . The areas located to the south and southwest of the subject property are zoned PRC Planned Residence Conservation District. These areas are developed with the initial phases of the Oakwood Hills planned development. F. Trend of Development. The suitability of the subject property for the planned development with respect to its consistency with an existing pattern of development or an identifiable trend of development in the area. " Finding. The subject property is located in the midst of an area with an existing pattern of development, which includes residential, commercial, industrial, and community facility uses . G. Planned Development Districts. Where applicable, the suitability of the subject property for the intended planned development district with respect to conformance to the provisions for the purpose and intent, and the location and size of a planned zoning district. The purpose of the PMFR Planned Multiple Family Residence District is to provide a planned urban residential environment for multiple family dwellings . A PMFR zoning district is similar to, but departs from the standard requirements of the MFR zoning district. Planned residence districts should be located in substantial conformance with the comprehensive plan. The amount-of land necessary to constitute a separate planned residence district exclusive of rights of way, but including adjoining land or land directly opposite a right of way shall not be less than two acres . Finding. The proposed planned development district contains elow approximately 5 . 21 acres . The Planning Department does not make findings regarding the purpose and location of a planned development district. FOF15 . 97/PZTEXT/3000DV.SV/3200PD,PC/3261PD.DT/3261PLAN. 97/PET15 . 97 H. Comprehensive Plan. The suitability of the subject property eft. for the planned development with respect to conformance to the goals, objectives, and policies of the official comprehensive plan. Finding. The property is subject to the objectives and policies of the Official Comprehensive Plan of Elgin. The property is designated "urban residential" by the Comprehensive Plan. I . Natural Preservation. The suitability of the subject property for the planned development with respect to the preservation of all significant natural features including areas of steep slope, watercourses, wetlands, and vegetation. Findings. The Planning Department does not make findings regarding the natural preservation standard. J. Internal Land Use. The suitability of the subject property for the planned development with respect to the land uses permitted within the development being located, designed, and operated so as to excercize no undue detrimental influence on each other or on surrounding property. Finding. The Planning Department does not make findings regarding the internal land use standard. PLANNED DEVELOPMENT DEPARTURES AND EXCEPTIONS A planned development may be granted certain departures from the normal standards, regulations, requirements, and procedures of the Elgin Municipal Code. The applicant is requesting departures from the subdivision regulations governing street design and the definition of a lot, to permit development on lots fronting a private street. RECOMMENDATION On a motion to recommend approval of Petition 15-97 , subject to the following conditions, the vote was seven yes and zero no: 1 . Substantial conformance with the preliminary development plan for Oakwood Hills Unit 4, as revised. 2 . Compliance with all other applicable codes and ordinances . Therefore, the motion to recommend approval of Petition 15-97 was adopted. FOF15 . 97/PZTEXT/3000DV.SV/3200PD.PC/3261PD.DT/3261PLAN. 97/PET15 . 97 , . e'` Robert W. Siljest m, Chairm n Planning and Development Commission T y Planning and Development Commission eft F0F15 . 97/PZTEXT/3000DV.SV/3200PD.PC/3261PD.DT/3261PLAN. 97/PET15 . 97