HomeMy WebLinkAboutG22-14 Ordinance No. G22-14
AN ORDINANCE
AMENDING PMFR PLANNED MULTIPLE FAMILY RESIDENCE DISTRICT
ORDINANCE NO. G17-04
(Highland Woods Subdivision Neighborhood "I" — 899 and 900 Coombs Road)
WHEREAS, the territory herein described has been annexed to the City of Elgin and
originally classified in the PMFR Planned Multiple Family Residence District under Ordinance
No. G17-04; and
WHEREAS, written application has been made to amend PMFR Planned Multiple
Family Residence District Ordinance No. G17-04 to permit additional townhome models to be
constructed within Highland Woods Subdivision Neighborhood "I"; and
WHEREAS, after due notice in the manner provided by law the Planning and
Development Commission conducted a public hearing 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 ELGIN, ILLINOIS:
Section 1. That the City Council of the City of Elgin hereby adopts the Findings of Fact,
dated November 20, 2006, made by the Planning & Development Commission, a copy of which
is attached hereto and made a part hereof by reference as Exhibit A.
Section 2. That Ordinance No. G17-04 entitled "An Ordinance Classifying Newly
Annexed Territory in the PMFR Planned Multiple Family Residence District (Highland Woods
Subdivision and Foy Property — 899 Coombs Road)," passed February 25, 2004, be and is hereby
amended only as set forth in this ordinance by amending Section G, entitled "Site Design"
through the addition of Subparagraph"q" to read as follows:
q. Twenty-four (24) additional townhome units in the form of four six-unit
buildings will be permitted for construction for a total of 176 townhome
units contained within 33 buildings within Neighborhood "I" of the
subdivision.
And subject to the following conditions:
1. Substantial conformance to the information contained in the Petitioner's Statement of
Purpose and Conformance.
2. Substantial conformance to the following exhibits prepared by Cemcon, Ltd:
a. Approved Preliminary Subdivision Plat for Highland Woods, Plato Township,
Kane County, Illinois, dated April 24, 2006
b. Proposed Preliminary Subdivision Plat for Highland Woods dated April 15, 2006,
and last revised on November 16, 2006.
3. Substantial conformance to the existing configuration plan for Neighborhood "I" entitled
Parcel "I" Conceptual Site Plan for Highland Woods, prepared by MRA, Inc., and dated
December 4, 2003.
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. G17-04. In the event of
any conflict between this ordinance, which expressly includes those documents detailed within
Section 2 and the allowances and departures described and provided thereon, and Ordinance No
G17-04, this ordinance and associated documents shall control and prevail.
Section 4. That this ordinance shall be full force and effect immediately after its passage
in the manner provided by law.
David J. Kaptog, Ma or
Presented: April 23, 2014
Passed: April 23, 2014
Omnibus Vote: Yeas: 8 Nays: 0
Recorded: April 23, 2014
Published: April 25, 2014
Pg5 FIUMIN�
Attest: '
66�r�
J
Kimberly Dewi , ity Clerk
November 20, 2006
FINDINGS OF FACT
Planning and Development Commission City of Elgin,Illinois
SUBJECT
Consideration of Petition 10 1-06 Requesting a First Amendment to an Annexation Agreement,and
an Amendment to PMFR Planned Multiple Family Residence District Ordinance No. G17-04 to
Amend the Planned Development and Preliminary Plan for Highland Woods Subdivision
Neighborhood"I"; Property Commonly Known as 900 Coombs Road;by the Pingree Creek, LLC,
as Applicant and Owner.
GENERAL INFORMATION
Requested Action: First Amendment to Annexation Agreement
Amendment to PMFR District Ordinance G17-04
Amendment to Preliminary Plan
Current Zoning: PMFR Planned Multiple Family Residence District
Proposed Zoning: PMFR Planned Multiple Family Residence District
Existing Use: Vacant
Property Location: 900 Coombs Road
Applicant/Owner: Pinuee Creek, LLC
Staff Coordinator: Tom Armstrong, Principal Planner
LIST OF EXHIBITS
A. Location Map (see attached)
B. Zoning Map (see attached)
C. Parcel Map (see attached)
D. Aerial Photo (see attached)
E. Environmental Map (see attached)
Exhibit A
Findings of Fact Planning and Development Commis-
sion
Petition 101-06 November 20, 2006
F. Site Photos (see attached)
G. Petitioner's Statement and Development Plan (see attached)
H. Draft Amendment to PMFR Ordinance (see attached)
I. Standards for Planned Developments (see attached)
BACKGROUND
An application has been filed by Pingree Creek,LLC requesting a first amendment to an annexation
agreement,and an amendment to PMFR Planned Multiple Family Residence District Ordinance No.
G17-04. The Highland Woods Subdivision is located at 900 Coombs Road(reference Exhibits A,13,
C, D, E, and F).
The Highland Woods Subdivision was annexed and zoned in 2004. The subdivision encompasses
approximately 489 acres of land. The subdivision features 775 single family homes,309 townhome
units,a community clubhouse/recreation facility,an elementary school,and 148 acres of open space
and park land.
The developer is working to complete installation of the underground utilities,street network,and
stormwater management facilities in the subdivision. They will also be constructing the community
clubhouse/recreation facility,parks,and other common elements in the subdivision. Neighborhood
areas and individual lots will be sold to a variety of homebuilders, who will build-out the single
family and townhome areas of the subdivision. School District 301 is constructing the elementary
school in the subdivision.
The applicant is requesting to amend PMFR Planned Multiple Family Residence District Ordinance
No. G17-04 to add 24 additional townhome units (four six-unit buildings) in an area of the
subdivision identified as Neighborhood"I". Neighborhood"I"was originally approved with a total
of 152 townhome units contained within 29 buildings. The additional townhome units will meet all
of the site design and architectural standards approved as a part of the original annexation and
zoning (reference Exhibits G, H, and I).
GENERAL FINDINGS
After due notice, as required by law, the Planning and Development Commission held a public
hearing in consideration of Petition 101-06 on November 20, 2006. The applicant testified at the
public hearing and presented documentary evidence in support of the application. The Community
2
Findings of Fact Planning and Development Commis-
sion
Petition 101-06 November 20, 2006
Development Group submitted an Annexation, Zoning and Subdivision Review, dated November
15, 2006.
The Planning and Development Commission has made the following general findings:
A. Site Characteristics Standard. The suitability of the subject property for the proposed
annexation, zoning and subdivision, with respect to its size, shape and any existing
improvements.
Findings: The subject property is suitable for the proposed annexation, zoning and
subdivision with respect to the site characteristics standard. The subject property is an
irregularly shaped parcel containing approximately 15.5 acres. The topography of the
property rises from east to west. Elevations on the property range from a low point of
approximately 913 feet to a high point of approximately 930 feet,for a maximum relief of 17
feet.
The property is bordered on the north by a freight rail line. There is a wetland area
extending along the north line of the property, located mostly within the railroad right of
way. The wetland area extends into the development area at the far northeast and northwest
corners. The proposed development plan avoids impacts to these wetland areas.
There are no significant stands of trees on the subject property.
B. Sewer and Water Standard. The suitability of the subject property for the proposed
annexation, zoning and subdivision with respect to the availability of adequate water,
sanitary treatment and stormwater control facilities.
Findings: The subject property is suitable for the proposed annexation, zoning and
subdivision with respect to the sewer and water standard. The applicant is a member of a
consortium of developers that is extending both sanitary sewer and water service to Highland
Woods Subdivision and other neighboring subdivisions. The subject property is tributary to
Phase 5B of the Otter Creek Interceptor Sewer System.
Water mains are proposed to be looped through the subdivision from various connection
points, and will be connected to major transmission mains and a new one million gallon
water tower serving the west pressure zone.
Stormwater management will be provided in conformance with the standards and regulations
of the City of Elgin and Kane County Stormwater Management Ordinances.
C. Traffic and Parking Standard. The suitability of the subject property for the proposed
annexation,zoning and subdivision with respect to the provision of safe and efficient on site
and off site vehicular circulation designed to minimize traffic congestion.
3
Findings of Fact Planning and Development Commis-
sion
Petition 101-06 November 20, 2006
Findings: The subject property is suitable for the proposed annexation, zoning and
subdivision with respect to the traffic and parking standard. The subject property will be
accessed via the local street network under construction in Highland Woods Subdivision.
No changes are proposed to the previously approved street layout in the subdivision.
Parking for the proposed townhome units will be provided in conformance with the Off-
Street Parking Ordinance.
D. Zoning History Standard. The suitability of the subject property for the proposed
annexation, zoning and subdivision 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 proposed annexation, zoning and
subdivision with respect to the zoning history standard. The subject property was annexed
and zoned PMFR Planned Multiple Family Residence District in 2004 as a part of Highland
Woods Subdivision.
E. Surrounding Land Use and Zoning Standard. The suitability of the subject property for
the proposed annexation, zoning and subdivision with respect to consistency and
compatibility with surrounding land use and zoning.
Findings: The subject property is suitable for the proposed annexation, zoning and
subdivision with respect to the surrounding land use and zoning standard. A freight rail line
extends along the north line of the subject property. The properties located opposite the rail
line are zoned "F" Farming District in unincorporated Kane County, and PNB Planned
Neighborhood Business District in Elgin. The unincorporated areas are in agricultural use.
The PNB District will develop with commercial uses supported by the developing residential
neighborhoods in the area.
The area located to the immediate east of the subject property is zoned PCF District. The
area will be developed as a park amenity for the surrounding neighborhood areas in the
Highland Woods Subdivision. Another townhome neighborhood will be constructed to the
east of the park site.
The area located to the immediate south of the subject property is zoned PSFR2 District.
The area is referred to as Neighborhood "J" in the Highland Woods Subdivision.
Neighborhood"J" will be developed with single family homes.
The area located to the immediate west of the subject property,commonly referred to as the
Williams Property,is zoned PSFR2 District,and was annexed and zoned as a part of the HPI
East Subdivision. The Williams Property is isolated by the balance of the HPI East
Subdivision by the freight rail line. However, it adjoins and is a natural extension to the
4
Findings of Fact Planning and Development Commis-
sion
Petition 101-06 November 20, 2006
Highland Woods Subdivision. Pingree Creek,LLC has a contract to purchase the property
and proposes to develop it with single family homes in an expansion of Neighborhood"J"in
Highland Woods.
F. Trend of Development Standard.The suitability of the subject property for the proposed
annexation,zoning and subdivision with respect to its consistency with an existing pattern of
development or an identifiable trend of development in the area.
Findings: The subject property is suitable for the proposed annexation, zoning and
subdivision with respect to the trend of development standard. The subject property was
annexed and zoned in 2004. The subject property is located within the west growth area of
the city. The area is developing with single family attached and detached housing, which
will support the development of commercial and employment areas in designated locations
within the west growth area.
G. Zoning Districts Standard. The suitability of the subject property for the proposed
annexation, zoning and subdivision with respect to conformance to the provisions for the
purpose and intent, and the location and size of a zoning district.
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 the zoning ordinance.
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.
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.
Findings: The subject property is suitable for the proposed annexation, zoning and
subdivision with respect to the zoning districts standard. The proposed Highland Woods
Subdivision will provide a variety of homes and lot sizes,thereby filling a void in the range
of housing types and values available within the Elgin real estate market. The applicant is
proposing architectural covenants to ensure the quality of the proposed dwellings.
5
Findings of Fact Planning and Development Commis-
sion
Petition 101-06 November 20, 2006
H. Comprehensive Plan Standard. The suitability of the subject property for the proposed
annexation,zoning and subdivision with respect to conformance to the goals,objectives,and
policies of the official comprehensive plan.
Findings: The subject property is suitable for the proposed annexation, zoning and
subdivision with respect to the comprehensive plan standard. The subject property is
designated as "Low Density Residential" (2.1 dwelling units to 4 dwelling units per acre),
and"Parks and Open Space"on the Land Use exhibit in the Elgin Comprehensive Plan and
Design Guidelines. The overall density in Highland Woods Subdivision,with the additional
townhome units, is approximately 2.24 dwelling units per acre.
The Comprehensive Plan recommends that no more than 20 percent of the total number of
dwelling units be attached units. Highland Woods Subdivision was approved with 70
percent detached single family homes and 30 percent attached single family homes
(townhomes). The proposed addition of the single family homes in Neighborhood"Y'and
the additional townhomes units in Neighborhood "I" maintain the previously approved
balance of single family detached (70%) and single family attached (30%)dwelling units.
I. Natural Preservation Standard. The suitability of the subject property for the proposed
annexation,zoning and subdivision with respect to the preservation of all significant natural
features including topography, watercourses, wetlands, and vegetation.
Findings: The subject property is suitable for the proposed annexation, zoning and
subdivision with respect to the natural preservation standard. There are two wetland areas
that extend onto the far northeast and northwest corners of the subject property. These
wetland areas will not be impacted by the proposed addition of dwelling units within the
townhome area of Highland Woods Subdivision. The opportunity to relocate a previously
proposed stormwater basin located in the northwest corner of the townhome project onto the
adjoining Williams Property protects one of the wetland areas that otherwise would have
been required to be mitigated.
J. Internal Land Use Standard. The suitability of the subject property for the intended
annexation, zoning and subdivision 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 proposed annexation, zoning and
subdivision with respect to the internal land use standard. The townhome area of Highland
Woods Subdivision is regulated by the terms and conditions of the annexation agreement,
and by the PMFR District ordinance controlling the use and development of the area. The
original and proposed amendments to the annexation agreement and PMFR District
ordinance are intended to prevent undue detrimental influence on the proposed internal land
uses and on surrounding properties.
6
Findings of Fact Planning and Development Commis-
sion
Petition 101-06 November 20, 2006
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 and Subdivision Ordinances. The subject property
is zoned PMFR Planned Multiple Family Residence District. For the purposes of this section,the
most similar zoning district is the MFR Multiple Family Residence District. The applicant is
requesting no revisions to the land use,site design standards and architectural controls applicable in
the previously approved PMFR District ordinance other than to reference the amended preliminary
plan for Highland Woods Neighborhood"I". The previously approved departures from the land use,
site design and architectural standards in the most similar zoning district include the following:
1. EMC 19.12.300(E)—Principal Buildings per Zoning Lot. No more than one(1)principal
building is allowed on a zoning lot in the MFR District. The project features multiple buildings
located on single zoning lots defined by the perimeter zoning boundaries and the internal street
system in the PMFR District.
2. EMC 19.25.735 (B)—Lot Area. The minimum required zoning lot area per dwelling unit is
five thousand(5,000)square feet in the MFR District. The zoning lot area per dwelling unit is
approximately three thousand three hundred fifty-seven (3,357) square feet in the proposed
PMFR District.
3. EMC 19.25.735 (E.l.a.3)—Local Street Setback. The minimum required building setback
from a local street is reduced from thirty (30) linear feet in the MFR District to twenty (20)
linear feet in this PMFR District.
4. EMC 19.25.735(E.Ld)—Rear Setback. The minimum required building setback from a rear
lot line is reduced from forty (40)linear feet in the MFR District. The townhome buildings in
this PMFR District are designed with rear garage access and will have a minimum separation of
sixty(60)linear feet to allow for shared driveway access and two tandem parking stalls in front
of each two car garage.
5. EMC 19.25.735(E.Le)—Transition Setback. The minimum required building setback from
a transition lot line is reduced from forty (40) linear feet in the MFR District to thirty (30)
linear feet in this PMFR District.
SUMMARY OF UNRESOLVED ISSUES AND ALTERNATIVES
The Planning and Development Commission has developed or identified the following findings,
unresolved issues, and alternatives:
7
Findings of Fact Planning and Development Commis-
sion
Petition 101-06 November 20, 2006
A. Summary of Findings
1. Positive Attributes. The Highland Woods Subdivision will provide a variety of
move-up and executive housing products in a master planned community featuring
protected natural resources that will be integrated with the surrounding development,
neighborhood parks, a community center, a neighborhood school, and bicycle and
pedestrian trail systems.
2. Comprehensive Plan. The subject property is designated as "Low Density
Residential"(2.1 dwelling units to 4 dwelling units per acre),and"Parks and Open
Space" on the Land Use exhibit in the Elgin Comprehensive Plan and Design
Guidelines. The overall density in Highland Woods Subdivision,with the additional
townhome units, is approximately 2.24 dwelling units per acre.
The Comprehensive Plan recommends that no more than 20 percent of the total
number of dwelling units be attached units. Highland Woods Subdivision was
approved with 70 percent detached single family homes and 30 percent attached
single family homes (townhomes). The proposed addition of the single family
homes in Neighborhood"Y'and the additional townhomes units in Neighborhood"I"
maintain the previously approved balance of single family detached(70%)and single
family attached (30%) dwelling units.
B. Unresolved Issues
There are no unresolved issues.
C. Summary of Alternatives.
There are no substantive alternatives to the proposal other than an approval, denial, or
approval with conditions.
RECOMMENDATION
The Planning and Development Commission hereby recommends the approval of Petition 101-06.
On a motion to recommend approval,subject to the following conditions,the vote was seven(7)yes
and zero (0) no:
1. Substantial conformance to the information contained in the Petitioner's Statement of
Purpose and Conformance.
8
Findings of Fact Planning and Development Commis-
sion
Petition 101-06 November 20, 2006
2. Revisions to Parcel"I"Conceptual Site Plan for Highland Woods Subdivision,prepared by
MRA, Inc., and dated December 4, 2003, as required by the Community Development
Group.
3. Revisions to the Preliminary Subdivision Plat of Highland Woods,prepared by Cemcon,Ltd.
and last revised April 24, 2006, as required by the Community Development Group.
4. Revisions to the First Amendment to Annexation Agreement,as required by the Corporation
Counsel,Community Development Group,Parks and Recreation Department,Engineering
Division, Public Works Department, and Water Department.
5. Compliance with all applicable codes and ordinances.
Therefore, the motion to recommend approval of Petition 10 1-06 was adopted.
Respectfully Submitted,
s/John Hurlbut
John Hurlbut, Chairman
Planning and Development Commission
s/Tom Armstrong
Tom Armstrong, Secretary
Planning and Development Commission
9
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Subject Property
Petition 101-06
900 Coombs Rd
WOO
EXHIBIT C Parcel Map
N
Department of Community Development 100 0 100 200 Feet
F ebru ary 28,2007 mmqiiia
SF R2
P
P FR2
PSFR2
Subject Property
Petition 101-06
Zoning Classification
Q Residence Conservation 1
0 Residence Conservation 2 PSFR2
0 Residence Conservation 3
Planned Residence Conservation
0 Single Family Residence 1
Q Single Family Residence 2
0 Planned Single Family Residence 2
Two Family Residence
® Multiple Family Residence
Planned M ultiple Family Residence PSFR2
Residence Business
Planned Residential Business
Neighborhood Business PSFR2
- Planned Neighborhood Business
- Area Business
- Planned Area Business
Center City 1
Center City 2 PSFR2
- Planned Center City 2
- Office Research Industrial
- Planned Offce Research Industrial
General Industrial
- Planned General Industrial
- Commercial Industrial
- Com munity Facility
- Planned Com m unity Facility
Fox River Preservation
- Planned Center City 2
Q Planned Single F am ily R esidence 1
Planned Twa Family Residence
EXHIBIT B Zoning Map
M
Department of Community Development 500 0 500 1000 Feet
F ebru ary 2$,2007 iiiia
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SITE PHOTOS
PETITION 101-06
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View of Site, Looking Northeast View of Site, Looking Northwest
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View from Site, Looking South View from Site, Preserved Oak Grove
EXHIBIT F1
SITE PHOTOS
PETITION 101-06
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Country Trails Elementary School Representative Housing
Boulevard Entry Road Bridge Enhancement
Highland Woods Community Amenities EXHIBIT F2
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Existing Configuration:
Neighborhood
Land Use Tabulation
wall, 2. 157 Total Townhomes
loaded, 2 car garages
tandem surface spaces for a total of 4
i4..•-•►
space/unit AC. 50'Right-of-way and 28'Road Section
SWM 60'Garage to garage setback
30'Side to side setback
:� + - ► f setback
setback 50'Front to front
Typical Road Section
07-LL `1 R ✓ l
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Parcel I -Conceptual Site Plan scale: [*-100' DECE BER 4.2003
HIGHLAND WOODS
Development ELGIN , ILLINOIS
Crown Community
y
Statement of Purpose and Conformance
The parcel,commonly referred to as the"Williams Parcel",is approximately 77.46 acres in size
and is bordered on the north by the Chicago,Milwaukee,St Paul and Pacific Railroad,on the
west by Pingree Creek,and on the south and east by our Highland Woods development.The
parcel has been zoned PSFR2 and includes a site for the future Elevated Water Storage Tank
(ESWT)to be constructed by the City.
Since this property is immediately adjacent to, and can only be accessed through,Highland
Woods due to the Railroad disconnecting it from the other HPI holdings,both Crown and
Pasquinelli believe that it makes the most sense from a planning perspective for this property to
be developed by Crown as a part of our Highland Woods community.
A copy of our proposed land plan for the parcel is attached.The plan includes 95 single—family
detached homes and approximately 47.6 acres(62 1/o)of open space.The minimum lot size is
12,825 s.f.,the largest lot size is 27,162 s.f and the average lot size is 15,103 s.f. The minimum
lot width is 95 feet and minimum lot depth is 135 feet. While these lot sizes greatly exceed the
minimum lot sizes required under PSFR2 zoning,we feel that the attached plan is the best and
most appropriate use for this area,particularly when taking into consideration the topography of
the land and our plans for the adjacent neighborhoods within Highland Woods which have
already been approved with comparable lot sizes. It should also be noted that the 29 previously
approved 65 foot wide lots in the original Neighborhood J Preliminary Plat of Highland Woods
have been reduced to 23 larger, 95 foot wide lots and incorporated into this plan. These 23 lots,
along with the 72 lots on the Williams Parcel make up the total 95 lots in this revised
Neighborhood"J".
In light of the lower density proposed for the William's Parcel,our plan also includes an
additional 24 town home units within the town home portion(Unit I)of our Highland Woods
subdivision.This is possible in part due to relocating of a storm water management facility
currently located within Unit I of Highland Woods to the lower area on the Williams Parcel.
Water and sewer service stubs as well as roadway connections to our Highland Woods
Subdivision have been provided to serve this site at two locations. Due to the railroad and
Pingree Creek floodplain,there is no opportunity to provide additional roadway connections to
the north or west. Our plan will,however,include water and sewer connection piping to the HPI-
East development north of the railroad tracks. Our plan will also accommodate the City's water
main connection and provides roadway access much closer to the EWST than is currently
available.
When both the Williams parcel and Highland Woods development as a whole are considered as
one development,none of the criteria,outlined below and which are identified in Section 3B of
the HPI-East annexation agreement as requiring an annexation agreement amendment, are met.
• The land use of the parcels has not changed.
• The overall density of the subdivision has not increased.
• The percentage of open space for the development has not decreased.
• We are not requesting a change in the proposed building designs or the substitution of
non-comparable exterior building materials.
In support of these statements, I offer the following comparison between the Preliminary Plat of
Highland Woods which was approved along with our Annexation Agreement and the proposed
combined plans of Highland Woods and the Williams Property. For comparison purposes, I am
also attaching a copy of the original approved Preliminary Plat for all of Highland Woods as well
as the current Preliminary Plat including the Williams parcel.
Per Annexation Per Current Proposed
Agreement Combined Plan
Total Acres(Highland Woods) 488.51 488.51
Total Acres(Williams) 77.46 77.46
Combined Total Acres 565.97 565.97
Total Number of Detached Units(Highland Woods) 775 761
Total Number of Town Home Units(Highland Woods) 309 333
Total Number of Potential Detached Units(Williams) 155 72
Combined Total Number of Units 1,239 1,166
Gross Density(Highland Woods) 2.22 DU/Acre 2.24 DU/Acre
Gross Density(Williams) 2.00 DU/Acre 0.93 DU/Acre
Combined Gross Density 2.19 DU/Acre 2.06 DU/Acre
Acres of Open Space(Highland Woods) 148.23 (30%) 154.00 (32%)
Acres of Open Space(Williams) 44.47 (57%) 47.60 (61%)
Combined Acres of Open Space 192.70 (34%) 201.60 (36%)
We are not requesting a change to the land use nor are we requesting a change to the proposed
building designs or the substitution of non-comparable exterior building materials. The reduction
in the total number of units on the Highland Woods proposed plan versus the approved
Preliminary Plat and the subsequent increase in open space is due mainly to the addition of a 2.4
acre park that was added to Neighborhood A and a 1.3 acre park that was added to Neighborhood
D. We felt both of these Neighborhoods were somewhat under served by park space in our
original plans which were previously approved by the City and the decision was made to
eliminate lots in each neighborhood to accommodate the two additional neighborhood park sites.
Both park sites will be improved with playground equipment by Crown as specified in our
Annexation Agreement. Additionally, we will install a continuation of the Highland Woods
pedestrian path through the Williams parcel open space area to connect the pathway system in
our Neighborhood O parcel along Pingree Creek with the pathway located in the town home
parcel of Neighborhood 1.
Based upon the facts outlined above, we are confident that you will agree with our assessment
that our attached combined plan is an improvement over the separate original plans for the
parcels and substantially conforms to the Far West Plan guidelines.