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HomeMy WebLinkAboutG6-00 t • Ordinance No. G6-00 AN ORDINANCE AMENDING A PRC PLANNED RESIDENCE CONSERVATION DISTRICT FOR THE PROPERTY LOCATED AT 1009 BIG TIMBER ROAD WHEREAS, written application has been made to amend a PRC Planned Residence Conservation District at 1009 Big Timber Road, Elgin, Illinois, to provide for the construction of a clubhouse and covered parking facilities; and WHEREAS, the Planning and Development Commission has conducted a public hearing after due notice in the manner required by law and has submitted its written findings and recommended approval ; and WHEREAS, the City Council of the City of Elgin, Illinois, concurs in the findings and recommendations of the Planning and Development Commission. NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF ELGIN, ILLINOIS : Section 1 . That the PRC Planned Residence Conservation District for the property located at 1009 Big Timber Road and legally described as follows be and is hereby amended. PARCEL ONE : THAT PART OF FRACTIONAL SECTION 3 , TOWNSHIP 41 NORTH, RANGE 8 EAST OF THE THIRD PRINCIPAL MERIDIAN, DESCRIBED AS FOLLOWS : COMMENCING AT SOUTHWEST CORNER OF THE SIXTH ADDITION TO CENTURY OAKS; THENCE WESTERLY ALONG THE NORTHERLY LINE OF BIG TIMBER ROAD, 160 . 30 FEET; THENCE NORTHERLY AT RIGHT ANGLES TO THE LAST DESCRIBED COURSE, 120 FEET; THENCE WESTERLY AT RIGHT ANGLES TO THE LAST DESCRIBED COURSE, 160 FEET; THENCE NORTHERLY AT RIGHT AT RIGHT ANGLES TO THE LAST DESCRIBED COURSE , 200 FEET; THENCE WESTERLY AT RIGHT ANGLES TO THE LAST DESCRIBED COURSE, 190 FEET; THENCE NORTHERLY AT RIGHT ANGLES TO THE LAST DESCRIBED COURSE, 120 FEET; THENCE WESTERLY AT RIGHT ANGLES TO THE LAST DESCRIBED COURSE, 287 . 82 FEET; THENCE NORTHWESTERLY ALONG A LINE THAT FORMS AN ANGLE OF 67 DEGREES, 20 MINUTES, 0 SECONDS TO THE LEFT WITH THE PROLONGATION OF THE LAST DESCRIBED COURSE, 143 . 65 FEET FOR THE POINT OF BEGINNING; THENCE CONTINUING NORTHWESTERLY ALONG THE LAST DESCRIBED COURSE, 116 . 44 FEET; THENCE NORTHERLY ALONG A LINE THAT FORMS AN ANGLE OF 67 DEGREES, 20 MINUTES, 0 SECONDS TO THE RIGHT WITH THE PROLONGATION OF THE LAST DESCRIBED COURSE, 101 . 06 FEET; THENCE NORTHEASTERLY ALONG A LINE THAT FORMS AN ANGLE OF 19 DEGREES, 46 MINUTES, 0 SECONDS TO THE RIGHT WITH THE PROLONGATION OF THE LAST DESCRIBED COURSE, 323 . 40 FEET; THENCE NORTHEASTERLY ALONG A LINE THAT FORMS AN ANGEL OF 10 DEGREES, 49 MINUTES, 0 SECONDS TO THE RIGHT WITH THE PROLONGATION OF THE LAST DESCRIBED COURSE, 206 . 37 FEET TO THE SOUTHWESTERLY LINE OF TODD FARM DRIVE; THENCE NORTHWESTERLY ALONG SAID SOUTHWESTERLY LINE WITCH FORMS AN ANGLE OF 72 DEGREES, 17 MINUTES, 0 SECONDS TO THE LEFT WITH THE PROLONGATION OF THE LAST DESCRIBED COURSE, 10 FEET; THENCE NORTHWESTERLY AND WESTERLY ALONG SAID SOUTHWESTERLY LINE BEING ALONG A CURVE TO THE LEFT HAVING A RADIUS OF 323 . 39 FEET AND BEING TANGENT TO THE LAST DESCRIBED COURSE, 272 . 61 FEET; THENCE WESTERLY ALONG SAID SOUTHWESTERLY LINE, BEING TANGENT TO THE LAST DESCRIBED CURVE, 130 FEET; THENCE SOUTHERLY AT RIGHT ANGLES TO THE LAST DESCRIBED COURSE, 393 FEET; THENCE WESTERLY AT RIGHT ANGELS TO THE LAST DESCRIBED COURSE, 50 FEET; THENCE SOUTHERLY AT RIGHT ANGLES TO THE LAST DESCRIBED COURSE, 350 . 67 FEET; THENCE EASTERLY AT RIGHT ANGLES TO THE LAST DESCRIBED COURSE, A DISTANCE 321 . 19 FEET TO THE POINT OF BEGINNING; IN THE CITY OF ELGIN, KANE COUNTY, ILLINOIS . PARCEL TWO: eft. THAT PART OF THE FRACTIONAL SECTION 3 , TOWNSHIP 41 NORTH, RANGE 8 EAST OF THE THIRD PRINCIPAL MERIDIAN, DESCRIBED AS FOLLOWS : COMMENCING AT THE SOUTHWEST CORNER OF THE SIXTH ADDITION TO CENTURY OAKS; THENCE WESTERLY ALONG THE NORTHERLY LINE OF BIG TIMBER ROAD, 160 . 30 FEET FOR THE POINT OF BEGINNING; THENCE NORTHERLY AT RIGHT ANGLES TO THE LAST DESCRIBED COURSE, 120 FEET; THENCE WESTERLY AT RIGHT ANGLES TO THE LAST DESCRIBED COURSE, 160 FEET; THENCE NORTHERLY AT RIGHT ANGLES TO THE LAST DESCRIBED COURSE , 200 FEET; THENCE WESTERLY AT RIGHT ANGLES TO THE LAST DESCRIBED COURSE, 190 FEET; THENCE NORTHERLY AT RIGHT ANGLES TO THE LAST DESCRIBED COURSE, 120 FEET; THENCE WESTERLY AT RIGHT ANGLES TO THE LAST DESCRIBED COURSE, 10 FEET; THENCE NORTHERLY AT RIGHT ANGLES TO THE LAST DESCRIBED COURSE, 287 . 82 FEET; THENCE NORTHWESTERLY ALONG A LINE THAT FORMS AN ANGLE OF 67 DEGREES, 20 MINUTES, 0 SECONDS TO THE LEFT WITH THE PROLONGATION OF THE LAST DESCRIBED COURSE, 143 . 65 FEET; THENCE WESTERLY ALONG A LINE WHICH FORMS AN ANGLE OF 22 DEGREES, 04 MINUTES, 00 SECONDS TO THE LEFT WITH THE PROLONGATION OF THE LAST DESCRIBED COURSE, 321 . 19 FEET; THENCE SOUTHERLY AT RIGHT ANGLES TO THE LAST DESCRIBED COURSE, 52 . 27 FEET; THENCE SOUTHWESTERLY ALONG A LINE WHICH FORMS AN ANGLE OF 66 DEGREES, 00 MINUTES, 00 SECONDS TO THE RIGHT WITH THE PROLONGATION OF THE LAST DESCRIBED COURSE, 174 . 33 FEET; THENCE SOUTHERLY ALONG A LINE WHICH FORMS AN ANGLE OF 66 DEGREES, 00 MINUTES, 00 SECONDS TO THE LEFT WITH THE PROLONGATION OF THE LAST DESCRIBED COURSE, 220 FEET TO THE NORTHERLY LINE EXTENDED WESTERLY OF BIG TIMBER CORNER UNIT NO. 1 ; THENCE EASTERLY ALONG SAID NORTHERLY LINE EXTENDED WESTERLY, AND ALONG THE NORTHERLY LINE OF SAID BIG TIMBER CORNER UNIT NO. 1, AND ALONG SAID NORTHERLY LINE EXTENDED EASTERLY, 450 FEET TO A POINT ON A LINE 33 FEET EASTERLY OF AND PARALLEL TO THE EASTERLY LINE OF SAID BIG TIMBER CORNER UNIT NO. 1; THENCE SOUTHERLY ALONG SAID PARALLEL LINE, 440 FEET TO THE NORTHERLY LINE OF BIG TIMBER ROAD AFORESAID; THENCE EASTERLY ALONG SAID NORTHERLY LINE, 523 FEET TO THE POINT OF BEGINNING, IN THE CITY OF ELGIN, KANE COUNTY, ILLINOIS. PARCEL THREE : THAT PART OF THE SOUTH 1/2 OF SECTION 3 , TOWNSHIP 41 NORTH, RANGE 8 EAST OF THE THIRD PRINCIPAL MERIDIAN, DESCRIBED AS FOLLOWS : BEGINNING AT THE SOUTHWEST CORNER OF THE SIXTH ADDITION TO CENTURY OAKS; THENCE WESTERLY ALONG THE NORTHERLY LINE OF BIG TIMBER ROAD, 160 .30 FEET; THENCE NORTHERLY AT RIGHT ANGLES TO THE LAST DESCRIBED COURSE, 120 . 0 FEET; THENCE WESTERLY AT RIGHT ANGLES TO THE LAST DESCRIBED COURSE 160 . 0 FEET; THENCE NORTHERLY AT RIGHT ANGLES TO THE LAST DESCRIBED COURSE, 200 . 0 FEET; THENCE WESTERLY AT RIGHT ANGLES TO THE LAST DESCRIBED COURSE, 190 . 0 FEET; THENCE NORTHERLY AT RIGHT ANGLES TO THE LAST DESCRIBED COURSE, 120 . 0 FEET; THENCE WESTERLY AT RIGHT ANGLES TO THE LAST DESCRIBED COURSE, 10 . 0 FEET; THENCE NORTHERLY AT RIGHT ANGLES TO THE LAST DESCRIBED COURSE, 287 . 82 FEET; THENCE NORTHWESTERLY ALONG A LINE THAT FORMS AN ANGLE OF 67 DEGREES, 20 MINUTES, 0 SECONDS TO THE LEFT WITH THE PROLONGATION OF THE LAST DESCRIBED COURSE, 260 . 09 FEET; THENCE NORTHERLY ALONG A LINE THAT FORMS AN ANGLE OF 67 DEGREES, 20 MINUTES, 0 SECONDS TO THE RIGHT WITH THE PROLONGATION OF THE LAST DESCRIBED COURSE, 101 . 06 FEET THENCE NORTHEASTERLY ALONG A LINE THAT FORMS AN ANGLE OF 19 DEGREES, 46 MINUTES, 0 SECONDS TO THE RIGHT WITH THE PROLONGATION OF THE LAST DESCRIBED COURSE, 323 . 40 FEET; THENCE NORTHEASTERLY ALONG A LINE THAT FORMS AN ANGLE OF 10 DEGREES, 49 MINUTES, 0 SECONDS TO THE RIGHT WITH THE PROLONGATION OF THE LAST DESCRIBED COURSE, 206 . 37 FEET TO THE SOUTHWESTERLY LINE OF TODD FARM DRIVE; THENCE SOUTHEASTERLY ALONG SAID SOUTHWESTERLY LINE, 661 . 0 es" FEET TO A JOG IN SAID SOUTHWESTERLY LINE; THENCE SOUTHWESTERLY ALONG SAID JOG, 0 . 16 FEET; THENCE SOUTHEASTERLY ALONG THE SOUTHWESTERLY LINE OF TODD FARM DRIVE, 61 . 33 FEET; THENCE SOUTHEASTERLY AND SOUTHERLY ALONG SAID SOUTHWESTERLY LINE, BEING ALONG A CURVE TO THE RIGHT HAVING A RADIUS OF 421 . 40 FEET AND BEING TANGENT TO THE LAST DESCRIBED COURSE, 250 . 06 FEET; THENCE SOUTHERLY ALONG THE WESTERLY LINE OF TODD FARM DRIVE AS AFORESAID, 631 . 0 FEET TO THE POINT OF BEGINNING, IN THE CITY 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 Planning and Development Commission, a copy of which is attached hereto as Exhibit A and incorporated herein by reference, and grants the amendment to the Planned Residence Conservation District at 1009 Big Timber Road in accordance with the following provisions : A. Purpose and Intent. The purpose of planned residence districts is to provide a planned residential environment for various types of dwellings at various densities, subject to the provisions of Chapter 19 . 60, Planned Developments . The purpose of the PRC Planned Residence Conservation District is to provide a planned urban residential environment for multiple family dwellings, subject to the provisions of Chapter 19 . 60 , Planned Developments . A PRC zoning district is most similar to, but departs from the standard requirements of the MFR zoning district . B. Supplementary Regulations . Any word or phrase contained within this chapter followed by the symbol " [SR] " shall be subject to the definitions and the additional interpretive requirements provided in Chapter 19 . 90, Supplementary Regulations . The exclusion of such symbol shall not exempt such word or phrase from the applicable supplementary regulation. C. General Provisions. In this PRC Planned Residence Conservation District, the use and development of land and structures shall be subject to the provisions of Chapter 19 . 05, General Provisions . D. Zoning Districts - Generally. In this PRC Planned Residence Conservation District, the use and development of land and structures shall be subject to the provisions of Chapter 19 . 07, Zoning Districts . E. Land Use. In this PRC Planned Residence Conservation District, the use and development of r land and structures shall be subject to the provisions of Chapter 19 . 10 , Land Use . The following enumerated "land uses" [SR] shall be the 00w. only land uses allowed as a "permitted use" [SR] or as a "conditional use" [SR] in this PRC Planned Residence Conservation District : A. Permitted Uses. The following enumerated land uses shall be the only land uses allowed as a permitted use in this PRC Planned Residence Conservation District : Residences Division. 1 . "Multiple family dwellings" [SR] (UNCL) . 2 . "Residential garage sales" [SR] (UNCL) . 3 . "Residential occupations" {SR} (UNCL) . 4 . "Residential storage" [SR] (UNCL) . Finance, Insurance, and Real Estate Division. 5 . "Development sales office" [SR] (UNCL) . Construction Division. 6 . "Contractors office and equipment areas" [SR] (UNCL) . Transportation, Communication and Utilities eft Division. 7 . "Radio and television antennas" [SR] (UNCL) . 8 . "Satellite dish antennas" [SR] (UNCL) . 9 . "Treatment, transmission, and distribution facilities : poles, wires, cables, conduits, laterals, vaults, pipes, mains, and valves" [SR] (UNCL) . Miscellaneous Uses Division. 10 "Fences and walls" [SR] (UNCL) . 11 . "Parking lots" [SR] (UNCL) , exclusively "accessory" [SR] , subject to the provisions of Chapter 19 . 45, Off Street Parking. 12 . "Refuse collection area" [SR] . 13 . "Signs" [SR] (UNCL) , subject to the provisions of Chapter 19 . 50 , Signs . 14 . "Accessory uses" [SR] (UNCL) to the permitted uses in the PRC Planned Residence Conservation District, subject to the provisions of Section 19 . 10 . 400 , Component Land Uses . B. Conditional Uses. The following enumerated land uses shall be the only land uses allowed as a conditional use in this PRC Planned Residence Conservation District : Residences Division. 1 . "Conditional residential occupations" [SR] (UNCL) . Transportation, Communication and Utilities Division. 2 . "Other radio and television antennas" [SR] (UNCL) . 3 . "Other satellite dish antennas" [SR] (UNCL) . 4 . "Treatment, transmission and distribution facilities : equipment, equipment buildings, towers, exchanges, substations, regulators" [SR] (UNCL) . F. Site Design. In this PRC Planned Residence Conservation District, the use and development of land and structures shall be subject to the provisions of Chapter 19 . 12 , Site Design. In this PRC district, the site design regulations shall be in substantial conformance to the following : t ' 1 . Substantial conformance to the Statement of Purpose, Conformance and Departures, prepared by Michelson Real Estate Fund II , L. L.C . , and dated October 27, 1999 . 2 . Relocation of the proposed covered parking structures to areas behind the front yard setbacks of the existing buildings . 3 . Carports and garages must conform to the architectural style of the existing apartment structures . Brick shall not be required. 4 . The exterior of the clubhouse must conform to the architectural style and the building materials must match those used on the existing apartment structures in relative proportion of brick to siding. 5 . Nothing other than motor vehicles are to be stored in the car ports . 6 . Compliance with all applicable codes and ordinances . e. G. Off Street Parking. In this PRC Planned Residence Conservation District, off street parking shall be . J subject to the provisions of Chapter 19 .45, Off Street Parking. H. Off Street Loading. In this PRC Residence Conservation District, off street loading shall be subject to the provisions of Chapter 19 .47, Off Street Loading. I . Signs. In this PRC Planned Residence Conservation District, signs shall be subject to the provisions of Chapter 19 . 50, Signs . J. Nonconforming Uses and Structures. In this PRC zoning district, nonconforming uses and structures shall be subject to the provisions of Chapter 19 . 52 , Nonconforming Uses and Structures, of the Elgin Municipal Code, as may be amended. K. Planned Developments. This PRC zoning district shall be subject to the provisions of Chapter 19 . 60 , Planned Developments, of the Elgin Municipal Code, as may be amended. L. Conditional Uses. In this PRC zoning District, conditional uses shall be subject to the provisions of Chapter 19 . 65, Conditional Uses, of the Elgin Municipal Code, as may be amended. M. Variations. Any of the requirements of this ordinance may be varied, subject to the provisions of Section 19 . 70 , Variations, of the Elgin Municipal Code, as may be amended. A variation may be requested by an individual property owner for a zoning lot without requiring an amendment to this PRC zoning district and without necessitating that all other property owners authorize such an application. N. Appeals. Any requirement, determination, or interpretation associated with the administration and enforcement of the provision of this ordinance may be appealed subject to the provisions of Chapter 19 . 75, Appeals, of the Elgin Municipal Code, as may Section 3 . That all ordinances or parts of ordinances in conflict with the provisions of this ordinance be and are hereby repealed. es% tow Section 4 . That this ordinance shall be in full force and effect from and after its passage in the manner provided by law. "--7 /1 /a41...>, _ i, 4i„.,,, 4 Robert Gilliam, Mayor Pro Tem Presented: January 26, 2000 Passed: January 26, 2000 Omnibus Vote : Yeas 4 Nays 0 Recorded: January 27 , 2000 Published: Attest : &414-1-4(2 /1 --- --e-t-c-1,----- Dolonna Mecum, City Clerk rm. rk • December 20, 1999 � e'14' FINDINGS OF FACT Planning and Development Commission City of Elgin,Illinois SUBJECT Consideration of Petition 59-99 Requesting an Amendment to a PRC Planned Residence Conservation District (Hunters Ridge Apartments), property located at 1009 Big Timber Road by the Michelson Real Estate Fund II,Property III, L.L.C.,as Applicant and Owner. GENERAL INFORMATION Requested Action: Planned Development Amendment Current Zoning: PRC Planned Residence Conservation District Existing Use: Multiple Family Dwellings Property Location: 1009 Big Timber Road eApplicant and Owner: Michelson Real Estate Fund IL Property III,L.L.C. Staff Coordinator: John Rothenberger LIST OF EXIOBITS A. Location Map (see attached) B. Zoning Map (see attached) C. Aerial Photograph (see attached) D. Statement of Purpose, Conformance, and Departures,prepared by (see attached) Applicant and dated 10/27/99. E. Site Plan with proposed covered parking and clubhouse, (see enclosed) dated 11/05/99 Exhibit A Findings of Fact Planning and Development Commission Petition 59-99 December 20, 1999 r. eft. BACKGROUND An application has been filed by the Michelson Real Estate Fund II,Property III,L.L.C.,requesting an amendment to a PRC Planned Residence Conservation District, a planned development known as Hunters Ridge Apartments.The project was originally approved in 1971 as a planned development with 592 dwelling units. Phase 3 of the project was abandoned and the existing apartment complex was completed with the current 408 units on 26.12 acres.The subject property is located at 1009 Big Timber Road(reference Exhibits A, B, C, and D). The Michelson Group proposes to construct a clubhouse and covered parking facilities on the property(reference Exhibits D,E, and F). STANDARDS AND FINDINGS After due notice,as required by law,the Planning and Development Commission held a public hearing in consideration of Petition 59-99 on December 6, 1999. The applicant testified at the public hearing and presented documentary evidence in support of the application. An objector appeared at the hearing. No written correspondence has been submitted. The Community Development Group submitted a Planned Development Amendment Review, dated November 30, 1999. rib The Planning and Development Commission has made the following findings concerning the standards for map amendments: A. Site Characteristics Standard. The suitability ofthe subject property for the zoning district with respect to its size, shape, and any existing improvements. Findings. The subject property is suitable for the zoning district with respect to the site characteristics standard. The subject property is an irregularly shaped parcel,containing approximately 26.12 acres of land.The subject property is currently developed with 23 apartment buildings.containing 408 units,a pool house located at the north side of the swimming pool,and 685 off street parking spaces. B. Sewer and Water Standard. The suitability of the subject property for the zoning district with respect to the availability of adequate municipal water,wastewater treatment,and storm water control facilities. Findings. The subject property is suitable for the zoning district with respect to the sewer and water standard. The property is connected to municipal water, sewer, and storm water control facilities. -2- Findings of Fact Planning and Development Commission Petition 59-99 December 20, 1999 C. Traffic and Parking Standard. The suitability of the subject property for the zoning district with respect to the provision of safe and efficient on-site and off-site vehicular circulation designed to minimize traffic congestion. Findings. The subject property is suitable for the zoning district with respect to the traffic and parking standard. The subject property was originally proposed with 592 units and 2 off street parking stalls per unit.The last phase of the development was abandoned,so only the existing 408 units were built.The project has 685 stall parking stalls,which reduces the ratio to 1.7 stalls per dwelling unit.There is no record of any parking problems at this project and none of the existing stalls will be eliminated with the proposed covered parking. D. Zoning History Standard. The suitability ofthe subject property for the zoning district with respect to the length of time the property has remained undeveloped or unused in its current zoning district. Findings. The Zoning History Standard is not relevant because the subject property has been zoned and used in its current zoning district since 1971. E. Surrounding Land Use and Zoning Standard. The suitability of the subject property for the zoning district with respect to consistency and compatibility with surrounding land use and zoning. Findings. The subject property is suitable for the zoning district with respect to consistency and compatibility with surrounding land use and zoning. The area to the north of the subject property is zoned'1r'R Two Family Residence District and RC1 Residence Conservation District, and is currently developed with residential uses. The area to the east of the subject property is zoned TFR Two Family Residence District and MFR Multiple Family Residence District, and is developed with residential uses. The area to the west of the subject property is zoned AB Area Business and is developed with a shopping center complex. • The property is bounded on the south by property zoned GI General Industrial District and is developed with industrial uses. F. Trend of Development Standard. The suitability of the subject property for the zoning district with respect to consistency with an existing pattern of development or an identifiable trend of development in the area. -3- Findings of Fact Planning and Development Commission Petition 59-99 December 20, 1999 ruk r: Findings.The subject property is suitable for the zoning district with respect to consistency . with an existing pattern of development or an identifiable trend within the area. The use of the subject property is not being changed. The majority of the area surrounding it was developed prior to the original approval of the planned development in 1971. G. Zoning District Standard. The suitability ofthe subject property for the zoning district with respect to conformance to the provisions for the purpose and intent,and the location and size of a zoning district. The purpose of the Planned Multiple Family Residential Districts is to provide a planned urban residential environment for multiple family dwellings.. Planned residential districts should be located in substantial conformance to the official comprehensive plan. The amount of land necessary to constitute a separate planned residential 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. No departure from the required minimum size of a planned residential district shall be granted by the City Council. Findings.The subject property is suitable for the zoning district with respect to conformance to the provision for the purpose and intent,and the location and size of a planned residential district. H. Comprehensive Plan Standard. The suitability of the subject property for the zoning district with respect to conformance to the goals, objectives, and policies of the official comprehensive plan. Findings. The subject property is suitable for the zoning district with respect to comprehensive plan. The subject property is designated as"Urban Residential"by the Official Comprehensive Plan of Elgin,as amended. I. Natural Preservation Standard. The suitability of the subject property for the planned development with respect to the preservation of all significant planned development with respect to the preservation of all significant natural features including topography, watercourses,wetlands, and vegetation. Findings. The subject property is suitable for the planned development with respect to the natural preservation The applicant intends to cover existing,open parking areas with structures and the proposed -4- Findings of Fact Planning and Development Commission :-: Petition 59-99 December 20, 1999 club house will not displace any significant natural features as the area is already developed. J. Internal Land Use Standard. The suitability of the subject property for the planned development with respect to the lands uses permitted within the development being located, designed,and operated so as to exercise no undue detrimental influence on each other or on surrounding property. Finding. The subject property is suitable for the planned development with respect to the internal land use standard. The allowed land uses, the proposed site design regulations, and the intended public improvements were previously found to be consistent with planned development standards when the project was originally approved in 1971. The proposed changes will not alter these findings. PLANNED DEVELOPMENT DEPARTURES AND EXCEPTIONS A planned development may be granted certain departures from the normal standards,regulations, requirements, and procedures of the zoning ordinance. For the purposes of this section, the most similar zoning district is the MFR Multiple Family Residential District. The applicant is requesting rik the following departures from the zoning ordinance: Elgin Zoning Ordinance, 19.25.735 E 1.a.2,Building Setbacks. The Zoning Ordinance requires building setbacks for structures located on Collector Streets to be a minimum of 35 feet.Four of the existing buildings have front yard setbacks of less than 25 feet.Three of the proposed covered parking structures have setbacks ranging from 21 to 24 feet. SUMMARY OF FINDINGS,UNRESOLVED ISSUES,AND ALTERNATIVES The Planning and Development Commission has made the following findings: A. Summary of Findings. The allowed land uses, the proposed site design regulations, and the intended public improvements were previously found to be consistent with the planned development standards when the project was originally approved in 1971.The proposed changes will not alter these findings. In fact, the proposed club house and covered parking should act to enhance the overall quality of life at Hunters Ridge,and consequently will benefit the entire community. B. Summary of Unresolved Issues. There are no unresolved issues at this time.. -5- Findings of Fact Planning and Development Commission Petition 59-99 December 20, 1999 B. Summary of Alternatives. The are no substantive alternatives to the proposal other than an approval,denial,or approval with conditions. RECOMMENDATION On a motion to recommend approval of Petition 59-99,subject to the following conditions,the vote was seven(7)yes and zero (0)no: 1. Substantial conformance to the Statement of Purpose,Conformance and Departures, prepared by Michelson Real Estate Fund II,L.L.C., and dated October 27, 1999. 2. Relocation of the proposed covered parking structures to areas behind the front yard setbacks of the existing buildings. 3. Carports and garages must conform to the architectural style ofthe existing apartment structures. Brick shall not be required. • 4. The exterior ofthe club house must conform to the architectural style and the building materials must match those used on the existing apartment structures in relative proportion of brick to siding. C 5. Nothing other than motor vehicles are to be stored in the car ports. 6. Compliance with all other applicable codes and ordinances. Therefore,the motion to recommend approval of Petition 59-99 passed. `13 Georgek Chairman Planning and Development Commission Je ring, ; retary P • ' . t. • ,d Development Commission -6- 1 Q Higgins Rd Dundee Rd i 0 I elv CC Y o 0. 4� a �ncos" R d 1 T d: 1 cG 1- © ' _ It I a .7 a 1, ( e 9 r Ce > 1 GO q c •' / .� Northwest Tailway v e / S { hoe Factory Rd I • e 1 Congdon Ave °6 'e• 1 0 e° _ w/n9 St ��a N Summit St rC o • SUBJECT PROPERTY a Golf go, 0 PETITION • 99 a I H d Ave \`. 1 i god Rd -.., \t�`I `fin Pve Vi Chicago St i E Chry90 taumtwN Rd Sr if\IV( e g& • asl ea. 1 cn a 9 P C ' U.S. 20 Bypass 1 P c Bttfft City Blvd • • 1 Cake•%_ N 1 cc-0 0 • Bowes Rd ii.:a'i ° I• — Kenyon R. — • o C/3 I a z cii Hoppe Rd x ��c © ! w Bartlett Rd 7 t�- u_ o Middle St ci.o • c►. .Jg �� to COOK — __ _ coat CO. �- i - WPAGE CO.- m 1 ' C 12 g •' 'Stems Rd G N 1 LOCATION MAP / EXHIBIT A . DEVELOPMENT SERVICES CITY OF ELGIN -f ■ 11:\ � GI ---mmalitz4 � CT ` o t Davis s w c -----------L--1.."----------..R o l O w o' Z �MAaacK 1 R '' �, i ° CT. n K w•` FORE ST J t_�� ., .04 .- v �•� w e o i� 41 . • arl, o � OAKS �• "' CT. �i� E ti--4 o Z c � f�CT 01 t r �� 10 4 \ 4 rli KIN Cambrid•e Dr I AM CT �.. s T000 OR._.. • T i RC oaKp1► AB C CRESTYIEMIOR SI :,- ,� , MEADOW�� L o „ • •�_...,,,..A 41 ,.. .PRC .. ••• MIL LCREST AB M Ali REEK rim MR rii NI ar t•i - --- ITIMBER oR 1 14RK auks VE _ C • N SUBJECT PROPERTY 41, K,E w 4 R PETITION 59.99 ji 6 0 41, rat ---41. G., rit ,; cupo . 111 boor r a V MIL � ri. GE TIEL DR N.4).....N.-...N7 " ,)„, (r):: dt Q �` OR 1 ill ft z Alrinalt51111111811.■11& _.ZONING MAP I EXHIBIT B 400 0 800 DEVELOPMENT SERVICES T 1 CITY OF ELGIN SCALE IN FEET (sale is approximate) LEGEND RESIDENCE DISTRICTS BUSINESS DISTRICTS INDUSTRIAL DISTRICTS a, SFR1 SINGLE FAMILY RESIDENCE 1 RB RESIDENCE BUSINESS ORI OFFICE RESEARCH INDUSTRIAL SFR2 SINGLE FAMILY RESIDENCE 2 NB NEIGHBORHOOD BUSINESS GI GENERAL INDUSTRIAL TFR TWO FAMILY RESIDENCE AB AREA BUSINESS CI COMMERCIAL INDUSTRIAL MFR MUATIPLE FAMILY RESIDENCE CC1 CENTER CITY 1 PORT PLANNED OFFICE RESEARCH PSFR/ PLANNED SINGLE FAMILY RESIDENCE 1 Ce2 CENTER CITY 2 INDUSTRIAL PSFR2 PLANNED SINGLE FAMILY RESIDENCE 2 PRB PLANNED RESIDENCE BUSINESS PG PLANNED GENERAL INDUSTRIAL Vs' \_ PTFR PLANNED TWO FAMILY RESIDENCE PNB PLANNED NEIGHBORHOOD BUSINESS -', ii4-r PMFR PLANNED MULTIPLE FAMILY RESIDENCE PAB PLANNED AREA BUSINESS CONSERVATION DISTRICTS PCC PLANNED CENTER CITY RC1 RESIDENCE CONSERVATION 1 , _; t COMUCLESCILCCOMMICLS RC2 RESIDENCE CONSERVATION 2 I CF COMMUNITY FACILITY RC3 RESIDENCE CONSERVATION 3 PCF PLANNED COMMUNITY FACILITY HP HISTORIC PRESERVATION PRC PLANNED RESIDENCE FRP FOX RIVER PRESERVATION CONSERVATION ' 3 -,I f• •ri� ' i4 • -II. :.' -1 ,...- ':4+1. ." IN . : . tt„ ,i1 III__ ' .... _ ipp... .. - . • ...,;.. a.. .. . -a.... 111 """es yr i I ,, .,, .-.,. .- --4_-.....a. I ''':_ji , . : li ,....405,4„-:--:-:- ..1 MIN ''}��ryi „ .Li. • t �. rw: .H r-..Y,� 32.'1 '-�- '� • i. %i`+: l .� _lam i r • tr. t D ',-1 -. .. -`1\� r`*` 'i y : ' ,.�.r r lit . -Z • - ' . _ • SUBJECT PROPERTY ' r =i:_t ;► .4!10 TIMBER RD. PETITION 59-99 z tea— ____--� �s: T-2. � - _, - •. �7 :• y r 0 Li.Ja. F. jy -{; # .., r-ri .', + 1.• a e. - i .C`• :1 ,.���iii v ' ,. -' - f - ' • !ti+'`' - . , -• r • j G•i Y v-'. d , E, ' • i� r�M t r - j •7: . � }- r ` i 4 .. .1 .•, . y .`� 'i f �. 1 F 11�I' 1•� •'" Z t • • t�;`i� .. - :. F••J. ,t'� ' ..^i-•►.rte:'•.yam i_ 1000 0 1000 Feet rk A N rmmi AERIAL PHOTO / EXHIBIT C OCT-27 99 14:33 FROM:000EADMIN 8479316790 TO:913148624725 PAGE:15 • PLANNED DEVELOPMENT • STATEMENT OF PURPOSE, CONFORMANCE AND DEPARTURES ' PLANNING DEPARTMENT • CITY OF ELGIN Planned Development Plans .shall include a statement of Purpose, Conformance and Departures. Complete this form,—attaching addi- tional sheets as necessary. • I. Intended Land Use: This application requests an amendment to the existing and approved plat to permit the addition of a clubhouse adjacent to the existing pool and II. In�endd park e nz at various locations to better serve the needs of the community's residents. • Minimum: Maximum: Average: • N/A III. Intended Building Setbacks: 1) Covered Parking - SEE EXHIBIT C GARAGE 2) Club Building SITE PLAN Minimum Maximum �iverage Street >390' >540 N/A Interior 35' 740' N/A • Transition N/A • IV. Intended Vehicle Use Area Setbacks: Minimum • Maximum Average Street N/A Interior • Transition . _ V. Intended type(s) of principal and accessory buildings: • Club building and covered parking VI. Intended Obstructions in Yards: None • VII. Intended Total Floor Area of Plan: Club Building is 3,304 sq. ft. Minimum Maximum Average Per Dwelling • Unit VIII. Intended Total Building Coverage of Plans Club Building is 3,304 sq.ft. Per Lot Minimum Maximum Average • • r SPCDPLND.DPT/FZTEXT/3000DV.SV/3200PD.PC/ALL.MST/STATE.CFM EXHIBIT D OCT-27 99 14:34 FROM:000EADMIN 8479316790 70:913148624725 PAGE:16 IX. Intended Vehicle Use Area: Adding 22 parking spaces , . X. Intended Off-Street Parking: None • :XI. Intended Off-Street Loading: ;. None -:4tl I. ._ Intended Signs: :s- See plan for locations • .XIII. Intended Water Service: See. plan 'XIV. Intended Sanitary Sewer Service: See plan XV. • Intended Stormwater Control Provisions: f Runoff to existing catch basin _r:XVI. c Intended Street IMprovements: •• N/A tXVII.: Summarize Intended Departures from the Requirements of '' the Zoning Ordinance: 's ' The applicant is not aware of any departures from existing permitted -.��' VIII Sununarizeolntenaea Departures from the Requirements of - the Subdivision Ordinance: • :Z - . The applicant is not aware of any departures from the existing ` requirements of the Subdivision Ordinance. XIX. Address Conformance to the Standards for Planned 1 -F- Developments as Follow: SEE EXHIBIT D A. Site Characteristics: • The suitability of the LI • subject property for the planned development with " respect to its size, shape, and any existing improvements. . 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. s J1 - PCDPLND.DPT/PZTEXT/3000DV.SV/3200PD.PC/ALL.MST/STATE.CFM . 'DCT-27 99 i4:34 FROM:CODEADMIN 8479316790 TO:913148624725 PAGE:17 C. Traffic and Parking. The suitability of the subject property for the planned development with respect to the provision of safe and efficient on site and off site vehicular circulation designed to minimize traffic congestion. 1. . Nonresidential Land Uses. Nonresidential land uses should be located central and accessible to the population served without requiring traffic movements through or into a residential ' neighborhood. Nonresidential land uses should not be located within residential nieghborhoods but on their periphery as defined by the arterial street system. 2. Vehicular Access. The number of locations for vehicular access to or from a public right of way should be limited to those which are necessary for the reasonable use of the property and consistent with current traffic engineering standards. Locations for vehicular access to or from a public right of way should be aligned directly opposite existing' or approved locations across the street. fow 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 fn its—current- zoning - district. • E. Surrounding Land Use and Zoning. The suitability of the subject property for the planned development with respect to consistency and compatibility with surrounding land use and zoning. • 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. G. Planned Development District. 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. H. Conditional Use for a Planned Development. Where applicable, the suitability of the subject property .► for the intended conditional use for a planned development with respect to the provisions for SPCDPLND.DPT/PZTEXT/3000DV.SV/3200PD.PC/ALL.MST/STATE.CFM OCT-27 99 14:36 FROM:CODEAOMIN 6479316790 TO:913146624725 PAGE:22 the purpose and intent of planned developments and with respect to the provisions of Chapter 19.65, Conditional Uses, Section 19 .65.01(4•• Purpose . and Intent. No conditional use for a planned develop- ment should be granted for the sole purpose of introducing a land use not otherwise permitted on the subject property. I. Comprehensive Plan. The suitability of the subject property for the planned development with respect to conformance to the goals, objectives, and • policies of the official comprehensive plan. J. Natural Preservation. The suitability of the subject property for the intended planned development with respect to the preservation of all significant natural features including topography; watercourses, wetlands, and vegetation.. K. Internal Land Use. The suitability of the subject property for the intended planned development with respect to the land uses permitted within the development being located, designed, and operated so as to exercise no undue detrimental influence ( on each other• or on surrounding property. Prepared By: • Date: • • • • eft • • SPCDPLND.DPT/PZTEXT/3000DV.SV/3200PD.PC/ALL.MST/STATE.CFM • I § • I 1 \ r 71 pun � I��`w� I corn `��� I corm.' li ._\ 1 W LJi':',,, , .L � 1 %-5....I.�i`t ' r^—' v4 j VACANT t\_\ .' W V ---� l�I LIE\,/Y�`'a_ _ j, -- ;. -I •\ �• I Q 8 5•.. . -mitt CREEK .P[ALA •Sap; e` ,, _ -i }.""y�r� 1 r \`I. "` - _,...1t..; ` .It 0 (�•I I ;', . e�. I ! it �b 1►:: P ` I *. .`` \` r1 1 i re •.�.. .: ya..,.` \•`t F,.',1:y m 10∎ 1-\ I� '�I lit •'+\r;..,.,..,1"L ``, t-—.— . '.1 \ I' \`.•,T ., •r I17 St• "AcEL..•_ ,4 ∎, '" p I i A\N , �s .• 1.,. .r.-:::::.:,-.‘. . E,,,,,,,,,,C•'. \ '-‘•2.-..1 ,.., ••••.,=,..‘c‘ _,,,---.• r. 4• •.•. ' % e:I,. ' ,.. '.', -• ' or.`.. •"stjag-7. : . , -- • • 4;.”it, '' -_,-, ' iii; • . .2 .r „.„,•,..,„ _ ,--%-;1-4,, -.- -51 les . ..11 . 1 1 11,4,?„.._47r1,N,,,„[—,2 .... . 1.-7.7gliT,. ,. . :-\. .. , ,,,.,;,),,,,,,„,.. .. \ •\ �r • IJ ' `\N I , \a ••.`.:1' t _ 10, • 1. y.b. �� t.Vii/ t '��`, `- - tlIttlt�� ems ... F' t: .: ':i y I� .. '�. �� •I \� '1 \_j \. .e e u IVY,.::;:.:• Ii.: y /.. HUN ER'S RIDCE a ; il, 11 i q,N .. a\ /`' ' ELGIN,ILLINOIS 1r{ �'�� COVERED PARKING SET BACK 4. \ .4 ,1' .. A�47i L•r I i ,. �� ' l.entlee NI;f Fyt Weal Nertk Soalk A1enEe 00 `n>�1 t{ 1. j, k ®,t::i: \'�A ,�-- �i e. �\ .• ' , I U,J \� Spe Setback Setback Setback Setback Setback all.1 i II I 1 a�' `t -`J. .%.\�. / I 23' 90' S3' 60' 37S•.V li 5.� • ..:_c� • ' i • �• ' �}la• ‘• 2 9 50'PL 23' 30• 90 53.75 �� a Itlj-.. '-- `�•` •,}/:�\ \m �. �Q v ':'� TT.f!^ / 3 21 140' 20'PL 60' 50• 673• (%)=n• • 6' 1111�` r--.•---r' t ■11 ` \' a `. 74 -:��:- �l/ 4 �\ 4 17 SO' SO'PL 60• 60• SS' N •� .\ ,., .1 i. �.' $ 10 140• 60' 40• 60' 75' W• Z 1 ` .1 `- a■ 9.' ars- N'ill A. ''e#r�'...r.�,;, b�/ I_t/ 7 12 SO' 110' 0: 20' 20•PL l23' x \ -��*a � "Q: A \\ 7 10 40' 23' 1623' % ��1, `. �i6y- I ..... _ , � ��//i..\a \ 9 33 90' 20'PL 40'PL 30' 43' - 11 L J \ 111111:%::-''''. �„ \�� . � \ Garage Site Plan to 16 40' 20' 60' Leo• 60' m ... Id.i .. ;`.•; ., ��/ 1' Scale 1 60.0" II 16 , SO' 20• 70'PL '60• 57.5' E. . -- � --+'�^+• °R'�"'�,'—,..�-. r" l `L 12 I: 20• 130• 70' 70' 723• r•1 ��a„ ,` 13 . 14 33' 110' 40' 60' 61.25'. c3 • . fl '' t 20' 0' 20' ' 40'\ \ Is 4 20• 0• ' 'I I I I A tt.,et.r,i eI ,� i Cr: t- 204 Total Number of Covered Parking Spaces , •'