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HomeMy WebLinkAboutG12-14 Ordinance No. G12-14 AN ORDINANCE AMENDING PSFR2 PLANNED SINGLE FAMILY RESIDENCE DISTRICT ORDINANCE NO. G12-07 (Copper Springs Subdivision— 3400 and 3401 Water Road) WHEREAS, the territory herein described has previously been annexed to the City of Elgin and originally classified in the PSFR2 Planned Single Family Residence District pursuant to Ordinance No. G37-04; and WHEREAS, Ordinance No. G37-04 was amended in its entirety pursuant to Ordinance No. G12-07; and WHEREAS, Ordinance No. G12-07 was amended in part pursuant to Ordinance No. 04- 14 entitled An Ordinance Amending PSFR2 Planned Single Family Residence District Ordinance No. G12-07 (Copper Springs Subdivision — 3400 and 3401 Water Road), dated January 22, 2014, to provide for new single-family models constructed with side-entry garages on certain lots requiring a reduction in the side yard and street yard setbacks; and WHEREAS, written application has been made to further amend PSFR2 Planned Single Family Residence District Ordinance No. G12-07 to permit additional single-family models constructed with front-entry forward-oriented garages on certain lots within Copper Springs Subdivision; and WHEREAS, the City Council of the City of Elgin, Illinois, adopted a Comprehensive Plan and Design Guidelines on February 9, 2005 through ordinance GI8-05; and WHEREAS, the adopted comprehensive plan includes design guidelines that provide that new single family homes in planned residential development should be constructed with street-facing garages that are designed and oriented to be recessed behind the main residential facade; and WHEREAS, the new single-family models will be constructed with street-facing garages that will be designed and oriented to be in front of the main residential facade which would be a departure from the design guidelines of the comprehensive plan; and WHEREAS, after due notice in the manner provided by law the Planning & Zoning Commission conducted public hearings concerning said applications 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 & Zoning Commission. 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, dated February 3, 2014, made by the Planning & Zoning Commission, a copy of which is attached hereto and made a part hereof by reference as Exhibit A. Section 2. That Ordinance No. G12-07 entitled "An Ordinance Amending Ordinance G37-04 Classifying Newly Annexed Territory in the PSFR2 Planned Single Family Residence District (Copper Springs Subdivision - 3400 and 3401 Water Road)," passed February 14, 2007, as amended, be and is hereby further amended only as set forth in this ordinance by amending Section G.13, Subparagraph "h" entitled `'Supplementary Regulations" in its entirety to read as follows: "h. Additional building elevations for residential structures to be structures to be constructed on the Subject Property may be authorized and approved by the city's Community Development Manager so long as any such additional building elevations are otherwise in compliance with the terms and provisions of this ordinance, the private covenants for the Subject Property, the annexation agreement for the Subject Property and the architectural and design guidelines in the city's Far West Area Plan, as amended, including, but not limited to, except as specifically provided in this section below, the design guidelines provided for garages as set forth in Ordinance G6-01. The street-facing garages on the home constructed on Lot 24 shall be allowed to extend in front of the main residential facade for a distance no greater than four (4) feet. And subject to the following conditions: 1. Substantial conformance to the elevation exhibit stamped "Submittal Received on January 27, 2014" for the models entitled "Baldwin, Greenfield, Hilltop. Riverton and Westchester" prepared by Pulte Homes, dated received on January 27, 2014. 2. Substantial conformance to the floor plans for the models entitled 'Baldwin, Greenfield, Hilltop, Riverton and Westchester" prepared by Pulte Central Zone dated April 8, 2013, and last revised August 9, 2013. 3. The model containing a front-entry forward oriented garage shall be restricted to Lot 24 located at the corner of Weymouth Ave and Silverspring Drive within Copper Springs Subdivision. 4. Compliance with all applicable codes and ordinances." Section 3. That except as amended herein, the use and development of the Subject Property shall be controlled pursuant to the provisions of Ordinance No. G12-07, as amended. In the event of any conflict between this ordinance, which expressly includes those documents - 2 - detailed within Section 2 and the allowances and departures described and provided thereon, Ordinance No. G4-14 and Ordinance No. G12-07, this ordinance and associated documents shall control and prevail. Section 4. That this ordinance shall be full force and effect immediately after its passage and publication in the manner provided by law. David J. K.cain ayor Presented: February 26, 2014 Passed: February 26, 2014 Omnibus Vote: Yeas: 8 Nays: 0 Recorded: February 26, 2014 Published: February 27, 2014 Attest: etab btl,6C b6a6d Kimberly Dewis, City 1 erk - 3 - February 3, 2014 PLANNING & ZONING COMMISSION RECOMMENDATION AND FINDINGS OF FACT Comm unit∎ DeNelopment Department ('itV of Elgin. IL OVERVIEW This report provides the findings and recommendations of Planning & Zoning Commission for petitions 39-13 and 40-13, as the nature of the request is similar for both petitions. On December 2, 2013, the Elgin Planning & Zoning Commission tabled a portion of a request by Pulte Group pertaining to Shadow Hill and Copper Springs Subdivisions to allow the developer to revise their home designs with front-entry forward-oriented garages with architectural adjustments to meet guidance that would allow homes with such garages to be constructed and blend in with the existing architecture of the subdivision. The lots that are subject to the revised home designs with front-entry forward-oriented garages are: • The remaining 19 vacant lots within Shadow Hill Subdivision (Lots 55-56, 58, 60, 67-70, 80-82, 87-93 and 95) referred to as the "infill lots which are adjacent to or back up to a built lot"and located east and north of Range Road • Lot 24 of Copper Springs Subdivision located at the corner of Weymouth Ave and Silverspring Drive GENERAL INFORMATION Requested Action: Amendment to Ordinances No. G11-07 and G12-07 Current Zoning: PSFR2 Planned Single Family Residence District Existing Use: Residential (Developed with Single Family Homes) Property Locations: Nineteen (19) Lots within Shadow Hill Subdivision Unit 4 One (1)Lot within Copper Springs Subdivision Applicant and Owner: Pulte Group Staff Coordinator: Sarosh Saher, AICP, Senior Planner LIST OF EXHIBITS A. Location Map E. Revised Elevations for Front-Entry Forward-Oriented Garages Exhibit A Recommendations and Findings of Fact Planning & Zoning Commission Petitions 39-13 and 40-13 February 3, 2014 F. Draft Ordinances BACKGROUND Pulte Group has acquired the remaining 56 vacant lots within Shadow Hill Unit 4 and the two remaining vacant lots within Copper Springs and proposes to develop them with single-family homes. The original request by Pulte Group was for approval to construct new model homes with side-entry garages on all lots. However, at the hearing of the Planning & Zoning Commission on December 2, 2013, it was recommended that homes with side entry garages be restricted to the 37 lots west and south of Range Road within Shadow Hill and Lot 133 within Copper Springs. Pulte was requested to return to the February 3, 2014 meeting of the Planning & Zoning Commission with models containing a front-entry and forward-oriented garages (garages that project in front of the primary street-facing elevation of the house), designed in a manner that satisfies design guidance that essentially requires the developer to incorporate additional architectural features on the front elevation of a house to further mitigate the impact of a garage-forward design. Approval of the models with side-entry garages on the 37 lots west and south of Range Road and Lot 133 that is on the corner of Atwell and Moonlight and backs up to Gansett Parkway was granted by the City Council on January 22, 2014. FINDINGS The developer is requesting approval to construct models on the remaining 19 lot within Shadow Hill and one lot within Copper Springs designed with front-entry and forward-oriented garages that will blend in with the existing built homes on these blocks. The elevations are revised with additional architectural adjustments to meet guidance that would allow homes with such garages to be constructed. The guidance to allow for forward-oriented garages was prepared by staff of the Community Development Department in March of 2011 (and later revised in June 2011) at the request of a number of developers of subdivisions on the west side to consider modifying the requirements of the city's adopted comprehensive plan pertaining to the orientation of garages with respect to the front elevation. The developers cited a number of reasons, including the need to provide greater variety in floor plans, to offer a maintenance-free exterior, and/or to construct detached single- family residences at a more affordable price. With respect to garage forward orientation, the 2011 guidance prepared by the Community Development Department was as follows: A. A maximum of 30% of detached single-family residences with street-facing garages located within a development or any phase thereof may have garages 6 feet closer to a street than the main residential façade,provided the residence includes the following garage modifications: 2 Recommendations and Findings of Fact Planning & Zoning Commission Petitions 39-13 and 40-13 February 3, 2014 B. Garage modifications a. A 6-foot deep front porch or an appropriately designed portico (portico only allowed when appropriate with the architectural style of the residence); b. Windows within the garage doors; c. Individual garage doors accessing each parking bay; and d. Two or more of the following features designed to complement the architectural style of the residence: 1. Gable end of the garage roof line facing the street including decorative brackets. 2. Overhang or eave line projecting at least 30" from the wall over the garage door(s). 3. Proportionally designed dormers and windows above the garage. 4. Columns, curved tops, corner and frieze boards, balusters, trellis or other exterior trim details around the garage. C. Additional Consideration for Any Street-facing Garage: Where a garage consists of three or more side-by-side bays, the door(s) associated with the bay(s) furthest from the residence shall be recessed at least one foot back from the door(s) associated with the first two bays. In response to this guidance, the developer has proposed revisions to five models that are proposed to be offered on the remaining vacant lots that are adjacent to or back up to built lots within the subdivision. In certain instances for models that do not meet every recommendation provided within the 2011 guidance, the developer has proposed additional architectural features that allow the elevations to meet the spirit of the recommendations provided within the guidance. The five models proposed by the developer to be constructed with a front-entry forward-oriented garage are revised to include the following architectural characteristics and features. (It should be noted that these models were also approved with side-entry garages on the 37 vacant lots west and south of Range Road within Shadow Hill and Lot 133 that backs up to Gansett Parkway within Copper Springs). A. Percentage of lots designed with front-entry forward-oriented garages: a. Shadow Hill Subdivision is approved with a total of 486 dwelling units comprising of 387 detached single-family homes and 99 attached townhomes. The 19 lots proposed to be constructed with garage-forward models comprise of 4.9% of the total number of single family homes within the subdivision. b. Copper Springs Subdivision is approved with a total of 328 dwelling units comprising of 208 detached single-family homes and 120 attached townhomes. The only lot proposed to be constructed with a garage-forward model comprises of 0.8% of the total number of single family homes within the subdivision. It should be additionally noted that even though the 2011 guidance allows for garages to be located 6 feet closer to a street than the main residential façade, the developer is proposing garages to be located no more 4 feet closer with three of the five models designed with garages no more than 2 feet closer to a street than the main residential façade thereby further mitigating the impact of the garage on the streetscape. 3 Recommendations and Findings of Fact Planning& Zoning Commission Petitions 39-13 and 40-13 February 3, 2014 B. Revisions in response to the 2011 guidance: a. Three of the five models propose a minimum 6-foot front porch, with the remaining models containing a 4-foot deep porch. The three models are also designed with their porches extending in front of the garage. In lieu of a 4-foot deep porch on the remaining two elevations, the developer has proposed a number of additional architectural features that are described below. b. All garages will include garage doors containing one row of windows. c. Each garage will be accessible through one garage door designed with two carriage panels to give the impression of two doors. d. Additional architectural features proposed by the 2011 guidance (a minimum of two are recommended, but three are proposed by the developer) 1. The gable of all models will contain decorative brackets on at least two elevations of each model. 2. All models will contain proportionally designed windows within the gable. The orientation of the gable facing the street does not warrant the inclusion of a dormer. 3. All models will be designed with features including curve-tops above garage doors, corner and frieze boards where horizontal siding is proposed, and a variety of materials to add interest to the garage elevation. C. The developer is only proposing two-car garages for the remaining vacant lots. However,the following additional architectural features and adjustments to the elevations are also being proposed to further mitigate the impact of the forward-oriented garages: • a. A coach light on each side of the garage door b. Decorative columns designed with a round or tapered-square profile, or as masonry piers c. Masonry bases supporting all round or tapered-square columns d. Arched gable where certain porticoes are proposed at the front entry e. A keystone element in the curve-top lintel above the garage doors f. 4-inch trim boards around windows on side and rear elevations The following two architectural features are proposed to further allow the models to blend in with existing architecture within the subdivision that contain these features: g. A 6-inch box rake at the gable end of roofs h. One side-light adjacent to the front door on four of the five proposed models The revisions proposed by Pulte were presented to the surrounding property owners within Shadow Hill and Copper Springs Subdivision at a community meeting organized by the Community Development Department on January 29, 2014. No objections to the proposed revised elevations were received by the developer from the neighbors that attended. PLANNED DEVELOPMENT DEPARTURES AND EXCEPTIONS A planned development may be granted certain departures from the normal standards, regulations, requirements, and procedures of the Elgin Zoning Ordinance and Subdivision Ordinance. 4 Recommendations and Findings of Fact Planning & Zoning Commission Petitions 39-13 and 40-13 February 3, 2014 The following departures are requested from the provisions contained within the adopted 2005 Comprehensive Plan and Design Guidelines that is referenced within the Elgin Zoning Ordinance with respect to the orientation of garages: The adopted comprehensive plan requires the following for street facing garages: • Street-facing garages should be recessed a minimum 10 feet behind the main residential facade. However, residences with street-facing garages recessed less than 10 feet, but not less than 2 feet behind the main residential facade, should be allowed if the residence includes a front porch or portico; or if the garage includes one or more of the following features designed to complement the architectural style of the residence: o Individual garage doors accessing each parking bay. o Gable end of the garage roof line facing the street. o A roof peak centered over a double wide garage door. o Proportionately designed dormers. The developer is requesting a departure from the requirements of the adopted 2005 comprehensive plan with respect to this section to allow street facing garages that will be located no more than 4 feet in front of the residential façade. ALTERNATIVES There are no alternatives at this time. RECOMMENDATION With respect to Petition 39-13 within Shadow Hill Subdivision,the Planning&Zoning Commission recommends approval to allow Pulte to construct new homes with front-entry forward-oriented garages on 19 vacant lots—Lots 55-56, 58, 60, 67-70, 80-82, 87-93 and 95 referred to as the "infill lots which are adjacent to or back up to a built lot" and located east and north of Range Road and subject to the following conditions: 1. Substantial conformance to the elevation exhibit stamped "Submittal Received on January 27, 2014" for the models entitled "Baldwin, Greenfield, Hilltop, Riverton and Westchester" prepared by Pulte Homes, dated received on January 27, 2014. 2. Substantial conformance to the floor plans for the models entitled "Baldwin, Greenfield, Hilltop, Riverton and Westchester" prepared by Pulte Central Zone dated April 8, 2013, and last revised August 9, 2013. 3. The models containing front-entry forward oriented garages shall be restricted to the 19 vacant lots — Lots 55-56, 58, 60, 67-70, 80-82, 87-93 and 95 referred to as the "infill lots which are adjacent to or back up to a built lot"within Shadow Hill Subdivision Unit 4. 4. Compliance with all applicable codes and ordinances. 5 Recommendations and Findings of Fact Planning & Zoning Commission Petitions 39-13 and 40-13 February 3,2014 With respect to Petition 40-13 within Copper Springs Subdivision, the Planning & Zoning Commission recommends approval to allow Pulte to construct a new home with a front-entry forward-oriented garage on Lot 24 of Copper Springs Subdivision located at the corner of Weymouth Ave and Silverspring Drive and subject to the following conditions: 1. Substantial conformance to the elevation exhibit stamped "Submittal Received on January 27, 2014" for the models entitled "Baldwin, Greenfield, Hilltop, Riverton and Westchester" prepared by Pulte Homes, dated received on January 27, 2014. 2. Substantial conformance to the floor plans for the models entitled "Baldwin, Greenfield, Hilltop, Riverton and Westchester" prepared by Pulte Central Zone dated April 8, 2013, and last revised August 9, 2013. 3. The model containing a front-entry forward oriented garage shall be restricted to Lot 24 located at the corner of Weymouth Ave and Silverspring Drive within Copper Springs Subdivision. 4. Compliance with all applicable codes and ordinances. On a motion to recommend approval, subject to the conditions outlined above for each subdivision, the vote was five (5)yes and zero (0) no: Respectfully Submitted, s/Robert Siljestrom Robert Siljestrom, Chairman Planning &Zoning Commission s/David Waden David Waden, Secretary Planning&Zoning Commission 6 O e4, 4GOj A �� `° °∎ ` d y 0' a°5 ° ° c$ 44‘o ey l Properties Subject to this Request Front-Entry, Forward-Oriented GOa` cve Garages / a 0t V i : c2 e : i c~°ss �J� 0 Jr �o / 4() . "c-�e 4o OJ 0 x an Z.-. ,c Sou L. a Approved for o o Side-Entry molt comst0c Garages 0 to z 0. Water i--.\ Location Map N Subject Properties A 0 75 150 300 450 600 1 Feet