HomeMy WebLinkAboutG30-05 Ordinance No. G30-05
AN ORDINANCE
RECLASSIFYING TERRITORY FROM GI GENERAL INDUSTRIAL DISTRICT TO
PMFR PLANNED MULTIPLE FAMILY RESIDENCE DISTRICT
(1480 Toastmaster Drive—Princeton West Phase 3)
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 GI General
Industrial District; and
WHEREAS, after due notice in the manner provided by law the Planning and Development
Commission conducted public hearings concerning said application and has submitted its written
findings and recommendations; and
WHEREAS, the City Council of the City of Elgin, Illinois, has reviewed the findings and
recommendations of the Planning and Development Commission.
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF
fir•. ELGIN, ILLINOIS:
f Section 1. That the City Council of the City of Elgin hereby adopts the Findings of Fact,
dated January 18, 2005, 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 herein before laid out in the `Zoning District Map', as
amended,be and are hereby altered by including in the GI General Industrial District,
the following described property:
That part of sections 6 and 7, township 41 north, range 9, east of the third
principal meridian, described as follows: commencing at a point on the north line of
said section 6, being also the north line of Hanover township, 855.00 feet, as
measured along said north line,west of the northeast corner of said section 6;thence
south 03 degrees 38 minutes 39 seconds west (deed south 03 degrees 38 minutes
west) along a line hereinafter referred to as the west line of the assessor's division,
356.52 feet to an intersection of said west line of the assessor's division with the
southerly line as monumented,of land conveyed to the northern Illinois gas company
by document 17588255, said point of intersection being the point of beginning;
thence continuing south 03 degrees 38 minutes 39 seconds west along said west line
of the assessor's division, 214.28 feet; thence north 89 degrees 51 minutes 04
seconds west, 1086.40 feet; thence north 00 degrees 09 minutes 49 seconds east,
213.39 feet to a point on the southerly line as monumented, of land conveyed to
northern Illinois gas company by document 17588255,said point being 1099.41 feet,
as measured along said southerly line, westerly of the intersection of said southerly
line as monumented,of land conveyed to the northern Illinois gas company with the
said west line of the assessor's division; thence south 89 degrees 52 minutes 35
seconds east along said southerly line of monumented of land conveyed to the
northern Illinois gas company by document 17588255, 1099.41 feet to the point of
beginning, in Cook County, Illinois. (containing 233,481 square feet or 5.36 acres)
Section 3. That the City Council of the City of Elgin hereby classifies the subject property
in the PMFR Planned Multiple Family District in accordance with the following provisions:
A. Purpose and Intent. The purpose and intent of this PMFR zoning 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 herein,followed by the
symbol "[SR]", shall be subject to the definitions and the additional interpretive
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 this PMFR zoning 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 - Generally. In this PMFR zoning 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. Land Use. In this PMFR zoning 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 this PMFR zoning district:
Permitted uses. The following enumerated land uses shall be the only land uses
allowed as permitted uses in this PMFR zoning district:
Residence Division.
1. "Attached Single Family dwellings" [SR] (UNCL).
2. "Residential garage sales" [SR] (UNCL).
3. "Residential occupations" [SR] (UNCL).
—2—
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).
Finance, Insurance, and Real Estate Division.
8. "Development sales office" [SR] (UNCL).
Services Division.
9. "Family residential care facility" [SR] (8361).
10. "Home child day care services" [SR] (8351).
Construction Division.
11. "Contractors office and equipment areas" [SR] (UNCL).
Transportation, Communication, and Utilities Division.
12. "Amateur radio antennas" [SR] (UNCL).
13. "Radio and television antennas" [SR] (UNCL).
14. "Satellite dish antennas" [SR] (UNCL).
15. "Treatment, transmission, and distribution facilities: poles, wires, cables,
conduits, laterals, vaults,pipes, mains, and valves" [SR] (UNCL).
Miscellaneous Uses Division.
16. "Fences and walls" [SR] (UNCL).
17. "Signs" [SR] (UNCL), subject to the provisions of Chapter 19.50, Signs.
18. "Temporary uses" [SR] (UNCL).
19. "Accessory uses"[SR] (UNCL),to the permitted uses allowed in this PMFR
zoning 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 conditional uses in this PMFR zoning district.
Services Division.
1. "Residential care facility" [SR] (8361).
Miscellaneous Uses Division.
2. "Accessory uses" [SR] (UNCL), to the conditional uses allowed in this
PMFR zoning district, subject to the provisions of Section 19.10.100,
Component Land Uses.
F. Site Design. In this PMFR zoning district, except as otherwise provided for herein,
the use and development of land and structures shall subject to the provisions of
Section 19.12,Site Design,of the Elgin Municipal Code,as amended. In this PMFR
zoning district, the use and development of land and structures shall be subject to
—3—
Section I., Supplementary Conditions, of this ordinance, and shall be in substantial
conformance with the following documents:
1. Substantial conformance to the Preliminary Development Plan,
prepared by JEN Land Design, dated August 31, 2004, subject to
revisions as required by the Community Development Group.
2. Substantial conformance to the Preliminary Engineering Plan,
prepared by JEN Land Design, dated August 31, 2004, subject to
revisions as required by the Community Development Group.
3. Substantial conformance to the Preliminary Landscape Plan,prepared
by JEN Land Design, dated November 23, 2004, subject to revisions
as required by the Community Development Group.
4. Substantial conformance to the Front and Left Side Building
Elevations, prepared by W. Lloyd Christoph and Associates, dated
July 13, 2004, subject to revisions as required by the Community
Development Group.
5. Conformance to all other applicable codes and ordinances.
rik G. Off-street Parking. In this PMFR zoning district, the location and design of
driveways shall be in substantial conformance with Preliminary Site Plan for
Madison Homes, prepared by JAS Associates Inc., dated February 20, 2004.
H. Off-street Loading. In this PMFR zoning district,off-street loading shall be subject
to the provisions of Chapter 19.47,Off-street Loading,of the Elgin Municipal Code,
1976, as amended.
Signs. In this PMFR zoning district, signs shall be subject to the provisions of
Chapter 19.50, Signs, of the Elgin Municipal Code, 1976, as amended.
J. Planned Developments. In this PMFR zoning district,the use and development of
the land and structures shall be subject to the provisions of Chapter 19.60, Planned
Developments, of the Elgin Municipal Code, 1976, as amended.
K. Conditional Uses. In this PMFR zoning district, application for conditional uses
shall be subject to the provisions of Chapter 19.65, Conditional Uses, of the Elgin
Municipal Code, 1976,as amended. An application for conditional use may be filed
by an individual property owner without necessitating that all other property owners
in the development authorize such application.
L. Variations. In this PMFR zoning district,application for variation shall be subject to
the provisions of Chapter 19.70, Variations, of the Elgin Municipal Code, 1976, as
—4—
amended. An application for variation may be filed by an individual property owner
without necessitating that all other property owners in the development authorize
such application.
M. 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, of the Elgin Municipal Code,
1976, as amended.
Section 4. That this ordinance shall be full force and effect immediately after its passage in
the manner provided by law.
Ed Schock, Mayor
Presented: February 23, 2005
Passed: February 23, 2005
Omnibus Vote: Yeas: 6 Nays: 0
Recorded: February 24, 2005
Published:
Attest:
Dolonna Mecum, City Clerk
—5—
January 18, 2005
FINDINGS OF FACT
Planning and Development Commission City of Elgin,Illinois
SUBJECT
Consideration of Petition 81-04 Requesting a Map Amendment from GI General Industrial District
to PGI Planned General Industrial District and PMFR Planned Multiple Family Residence District;
and Preliminary Plat Approval; Property Located at 1480 Toastmaster Drive, by Kenar, LLC, as
Applicant and Owner.
BACKGROUND
Requested Action: Map Amendment
Preliminary Plat Approval
Current Zoning: GI General Industrial District
r Proposed Zoning: PGI Planned General Industrial District
PMFR Planned Multiple Family Residential District
Intended Uses: Attached Single Family Residences
•
Property Location: 1480 Toastmaster Drive
Applicant/Owner: Kenar, LLC
Staff Coordinator: Todd Wyatt, Associate Planner
GENERAL INFORMATION
A. Location Map (see attached)
B. Zoning Map (see attached)
C. Parcel Map (see attached)
D. Aerial Map (see attached)
eft. E. Site Photos (see attached)
F. Development Plan (see attached)
Exhibit A
Findings of Fact Planning and Development Commission
ruk Petition 81-04 January 18, 2005
G. Draft Ordinances (see attached)
H. Correspondence (see attached)
BACKGROUND
An application has been filed by Kenar, LLC, requesting a map amendment from GI General
Industrial District to PGI Planned General Industrial District and PMFR Planned Multiple Family
Residence District, and Preliminary Plat approval for a residential subdivision. The property is
located at 1480 Toastmaster Drive (reference Exhibits A, B, C,D, and E).
The applicant proposes to build 48 attached single family residences on a total of approximately 8.37
acres of land. The developer is proposing the same townhome product for this property that is being
constructed in the Princeton West subdivision, which is located adjacent to and east of the subject
property. The subject property will be linked via a sidewalk to the new public park currently being
constructed in the Princeton West subdivision.
The property is currently located within the corporate limits of the City of Elgin, and is zoned for
ribk general industrial use. The applicant is proposing to modify the zoning district boundaries to
accommodate the proposed development (reference Exhibits F, G, and H).
FINDINGS
After due notice, as required by law, the Planning and Development Commission held a public
hearing in consideration of Petition 81-04 on January 18,2005. The applicant testified at the public
hearing and presented documentary evidence in support of the application. A citizen was present and
gave testimony. The Community Development Group submitted a Planned Development Review,
dated January 6, 2005.
The Planning and Development Commission has made the following findings concerning the
standards for map amendments:
A. Site Characteristics Standard. The suitability of the subject property for the intended
zoning district with respect to its size, shape, significant natural features (including
topography, watercourse and vegetation), and existing improvements.
Findings. The subject property is suitable for the intended zoning district with respect to the
♦4 site characteristics standard.
2
Findings of Fact Planning and Development Commission
e Petition 81-04 January 18, 2005
The subject property is a regularly shaped parcel,containing 8.37 acres of land.There are no
significant natural features on the subject property. Topography on the site ranges from a
high point of 820 feet at the southwest corner of the property, to a low of 815 feet at
northeastern portion of the site, for a maximum relief of 5 feet. There are no existing
improvements on the property.
B. Sewer and Water Standard. The suitability of the subject property for the intended 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 intended zoning district with respect to the
sewer and water standard.
The subject property will be served by municipal water and sanitary sewer facilities. Storm
water will be controlled in compliance with all local, state and federal requirements.
C. Traffic and Parking Standard. The suitability of the subject property for the intended
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 intended zoning district with respect to the
traffic and parking standard.
The subject property is located at the northern terminus of Toastmaster Drive. Toastmaster
Drive is a collector road serving the surrounding residential uses and the Toastmaster
industrial facility.
Access to the property will be provided by extending Toastmaster Drive northward. Parking
for this residential subdivision will be provided in conformance with the requirements of the
off-street parking ordinance.
D. Zoning History Standard. The suitability of the subject property for the intended zoning
district with respect to the length of time the property has remained undeveloped or unused in
its current zoning district.
Findings. The subject property is suitable for the intended zoning district with respect to the
length of time the property has remained undeveloped or unused in its current zoning district.
The subject property has been zoned as follows for the years listed:
1927 Out
1950 Out
1960 Out
3
Findings of Fact Planning and Development Commission
Petition 81-04 January 18, 2005
1962 Out
1992 Ml Limited Manufacturing District
Present GI General Industrial District
The subject property was annexed to the City of Elgin in 1970 and is currently undeveloped.
E. Surrounding Land Use and Zoning Standard. The suitability of the subject property for
the intended zoning district with respect to consistency and compatibility with surrounding
land use and zoning.
Findings. The subject property is suitable for the intended zoning district with respect to
consistency and compatibility with surrounding land use and zoning.
The area to the north is a Northern Illinois Gas right of way. Interstate 90 is located to the
north of the Northern Illinois Gas right of way.
The area to the south is zoned GI General Industrial District, and is developed with the
Toastmaster facility.
The area to the east is zoned PMFR Planned Multiple Family Residence District, and is
currently developing with the attached single family neighborhood of the Princeton West
subdivision.
The area to the west is zoned RC1 Residence Conservation District,and is developed with a
single family residential neighborhood.
F. Trend of Development Standard. The suitability of the subject property for the intended
zoning district with respect to consistency with an existing pattern of development or an
identifiable trend of development in the area.
Findings. The subject property is suitable for the intended zoning district with respect to
consistency with an existing pattern of development or an identifiable trend within the area.
The subject property is located at the northern edge of an area that has primarily developed
with attached and detached single family homes,with the exception of the industrial facility
located immediately to the south of the subject property.
G. Zoning District Standard. The suitability of the subject property for the intended zoning
district with respect to conformance to the provisions for the purpose and intent, and the
location and size of a zoning district.
rib*
The applicant is requesting PMFR Planned Multiple Family Residence District, and PGI
Planned General Industrial District zoning. The purpose and intent of the provisions for
4
Findings of Fact Planning and Development Commission
Petition 81-04 January 18, 2005
planned developments is to accommodate unique development situations. For planned
development districts, the planned development should demonstrate the following
characteri stics:
In general, the purpose and intent of the provision for planned developments is to
accommodate unique development situations. For planned development districts, the
planned development should demonstrate the following characteristics:
1. An opportunity to realize a development of demonstrated need with respect to the
types of environment available to the public that would not be possible under the
strict application of the other chapters of this title.
2. A creative approach to the use of land and related improvements resulting in better
design and construction of aesthetic amenities.
3. The preservation of significant natural features including topography,watercourses,
wetlands, and vegetation.
Findings. The subject property is suitable for the intended zoning district with respect to
conformance to the provision for the purpose and intent, and the location and size of a PGI
Planned General Industrial District and a PMFR Planned Community Facility District.
The proposed map amendment is in substantial conformance with the purpose and intent of
the planned development provisions.This proposal represents a creative approach to the use
of this property resulting in a residential subdivision which will be compatible with the
residential developments surrounding the Toastmaster Facility.The subject property will be
sufficiently landscaped in order to minimize the effects of the dissimilar land uses to the
north and south. -
H. Comprehensive Plan Standard. The suitability of the subject property for the intended
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 intended zoning district with respect to the
Comprehensive Plan Standard.
This property is identified in the Comprehensive Plan as Office, Research and Light
Industrial. The current land use designation was created over 20 years ago and may not
accurately reflect the current trends in the area. Current market forces and development
trends in the area indicate that residential is an appropriate use.
Natural Preservation Standard. The suitability of the subject property for the intended
r■► planned development with respect to the preservation of all significant natural features
including topography, watercourses,wetlands, and vegetation.
5
Findings of Fact Planning and Development Commission
Petition 81-04 January'18, 2005
Findings. The subject property is suitable for the intended planned development with
respect to the Natural Preservation Standard.
There are no significant natural features on the subject property.
J. Internal Land Use Standard. 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.
Findings. The subject property is suitable for the intended planned development with
respect to the internal land use standard.
No evidence has been submitted or found that the proposed planned development will be
located,designed,or operated in a manner that will exercise undue detrimental influence on
itself or surrounding property. The resultant zoning district boundaries will not have any
negative impact on the existing Toastmaster facility,and the Toastmaster facility will retain
its current zoning status.
r
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 districts are the Community Facility District and the MFR Multiple Family
Residential District. The applicant is requesting the following departures from the standard
requirements of those districts:
A. Section 19.12.300E,Principal Buildings Per Zoning Lot.In the MFR Multiple Family
Residential District, one principal building per zoning lot is allowed. The proposed
planned development contemplates a total of 8 principal buildings on the zoning lot.
B. Section 19.25.135E.1.e,Transition Setback.In the MFR Multiple Family Residential
District,the minimum required setback for a building from a transition lot line shall be
119 feet. The applicant is proposing a 120 foot building setback from the lot line,and a 0
foot setback from the newly created zoning district boundary line(a 100%departure).
C. 19.25.735E.1.b,Rear Setback. The required building setback from a rear lot line is 40
feet. The applicant is proposing a 30 setback (a 25%departure).
r
6
Findings of Fact Planning and Development Commission
r'° Petition 81-04 January 18,2005
D. Section 19.30.135H.1,Transition Landscape Yards. In the PMFR District,landscape
transition yards shall be one-half the required transition setback. The transition
landscape setback requirement for this property is 59.5 feet. The applicant is proposing a
30 foot transition landscape yard at the southern property line(a 50% departure).
SUMMARY OF FINDINGS,UNRESOLVED ISSUES,AND ALTERNATIVES
The Planning and Development Commission has developed or identified the following findings,
unresolved issues, and alternatives:
•
A. Summary of Findings.
1. Positive Attributes. The proposed development will expand the supply of desirable
new market rate housing in the area.As a result of the planned development process,
the city is assured of a residential neighborhood which is compatible with the
surrounding area.
•
2. Zoning District Standard. The proposed map amendment is in substantial
conformance with the purpose and intent of the planned development provisions.
This proposal represents a creative approach to the use of this property which results
in a residential subdivision which will be compatible with the residential
developments surrounding the Toastmaster Facility. The subject property will be
sufficiently landscaped in order to minimize the effects of the dissimilar land uses to
the north and south.
B. Summary of Unresolved Issues.
There are no unresolved issues.
C. Summary of Alternatives.
Other than an approval,a denial,or an approval with some combination of conditions,there
are no substantive alternatives.
RECOMMENDATION
The Planning and Development Commission hereby recommends the approval of Petition 81-04. On
a motion to recommend approval, subject to the following conditions, the vote was six(6)yes and
r zero (0)no:
•
7
Findings of Fact Planning and Development Commission
Petition 81-04 January 18, 2005
1. Substantial conformance to the Preliminary Development Plan, prepared by JEN Land
Design, dated August 31, 2004, subject to revisions as required by the Community
Development Group.
2. Substantial conformance to the Preliminary Engineering Plan,prepared by JEN Land Design,
dated August 31, 2004, subject to revisions as required by the Community Development
Group.
3. Substantial conformance to the Preliminary Landscape Plan,prepared by JEN Land Design,
dated November 23,2004,subject to revisions as required by the Community Development
Group.
4. Substantial conformance to the Front and Left Side Building Elevations, prepared by W.
Lloyd Christoph and Associates,dated July 13,2004,subject to revisions as required by the
Community Development Group.
5. Provide at least 6,000 square feet of net residential land area per dwelling unit.
6. Conformance to all other applicable codes and ordinances.
Therefore,the motion to recommend approval of Petition 81-04 was adopted.
Respectfully submitted:
�444.1
John Hurlbut, Chairman
Planning and Development Commission
Jan Ward, Secretary
Planning and Development Commission
8