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HomeMy WebLinkAboutG4-14 Ordinance No. G4-14 AN ORDINANCE AMENDING PSFR2 PLANNED SINGLE FAMILY RESIDENCE DISTRICT ORDINANCE NO. G 12-07 (Copper Springs Subdivision—3400 and 3401 Water Road) WHEREAS, the territory herein described has been annexed to the City of Elgin and originally classified in the PSFR2 Planned Single Family Residence District under Ordinance No. G12-07; and WHEREAS, written application has been made to amend PSFR2 Planned Single Family Residence District Ordinance No. G12-07 to permit the construction of additional single-family models within the Copper Springs Subdivision; and WHEREAS, the new single-family models will be constructed with side-entry garages requiring a reduction in the street yard setbacks; 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 December 2, 2013, 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, be and is hereby amended only as set forth in this ordinance by amending Section G.5 entitled "Setbacks by Lot Line" by adding the additional subparagraph f thereto to read as follows: L Local Street Setback For Lot 133. Where a zoning lot has frontage on a local street, the minimum required setback on Lot 133 for a building from a Street lot line shall be twenty-eight (28) linear feet. And subject to the following conditions: 1. Substantial conformance with the Petitioner's Application, Statement of Purpose and attachments dated November 6, 2013. 2. Substantial conformance to the Departure Exhibits A and B, prepared by Cemcon Ltd., dated received November 13, 2013. 3. Substantial conformance to the exhibits entitled "Pulte Plans and General Notes, 2 Car Side Entry, Elevation 1" for the models entitled "Amberwood, Baldwin, Greenfield, Hilltop, Westchester, Riverton and Victoria" prepared by Pulte Central Zone dated April 8, 2013, and last revised August 9, 2013. 4. The departure shall be restricted to Lot 133 of Copper Springs Subdivision located at the corner of Atwell and Moonlight Drive, that backs up to Gansett Parkway. 5. 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. 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, 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. Kap or Presented: January 22, 2014 Passed: January 22, 2014 Omnibus Vote: Yeas: 9 Nays: 0 Recorded: January 22, 2014 ISMALUffff Published: January 24, 2014 '�HuM�ph Attest: • Kimberly Dewis, City Clerk December 2, 2013 PLANNING & ZONING COMMISSION RECOMMENDATION AND FINDINGS OF FACT OVERVIEW This report provides the findings and recommendations of staff of the Community Development Department for petitions 39-13 and 40-13, as the nature of the request is similar for both petitions. Pulte Group is requesting approval to construct side-entry garages within Shadow Hill and Copper Springs subdivisions. In order to allow a driveway with access to a property from the front, but align with a side-entry garage, the developer is requesting approval to allow the building to encroach up to 2 feet within the required setback from the side or street lot line on the property. A detailed recommendation of the Planning & Zoning Commission is provided at the end of this report. GENERAL INFORMATION Requested Action: Second Amendment to Annexation Agreement Amendment to Ordinances No. GI 1-07 and G12-07 Current Zoning: PSFR2 Planned Single Family Residence District Existing Use: Residential (Developed with Single Family Homes) Property Locations: Fifty-Six (56) Lots within Shadow Hill Subdivision Unit 4 Two (2) Lots within Copper Springs Subdivision Applicant and Owner: Pulte Group Staff Coordinator: Sarosh Saher, AICP, Senior Planner LIST OF EXHIBITS A. Aerial/Location Map B. Zoning Map C. Parcel Map D. Site Photos E. Statement of Purpose and Attachments F. Draft Ordinances G. Related Correspondence Exhibit A Recommendations and Findings of Fact Planning& Zoning Commission Petitions 39-13 and 40-13 December 2, 2013 BACKGROUND An application has been filed by Pulte Group, requesting an amendment to the annexation agreement and the planned district ordinances. The properties that are subject to this requested amendment are located within Shadow Hill Subdivision Unit 4, and Copper Springs Subdivision. Shadow Hill subdivision was annexed to the City of Elgin in 2004. The subdivision contains approximately 218 acres of land area. At that time, Ryland Homes received approval to develop the subdivision with 486 dwelling units and open space with active and passive recreation areas. Ryland has completed the development of Units 1 through 3 of the subdivision with single-family and townhouse units. Copper Springs subdivision was annexed to the City of Elgin in 2004. The subdivision contains approximately 102 acres of land area. At that time, Centex Homes received approval to develop the subdivision with 328 dwelling units and open space with active and passive recreation areas. Centex has completed a large part of the development with single-family and townhouse units. Pulte Group has acquired the remaining vacant lots within both subdivisions — 56 lots within Shadow Hill and 2 lots within Copper Springs — and proposes to develop them with single-family homes. To allow the driveways with access to the property from the front, but align with a side-entry garage, the developer is requesting approval to allow the buildings on these lots to encroach up to 2 feet within the required 10-foot setback from the side lot line on the property. In the case of a corner lot, the side of the house would face a street lot line and therefore encroach closer to the street by 2 feet. In the case of Copper Springs Subdivision, both lots that are subject to this departure are corner lots, in which case the buildings will be located closer to the street lot line by 2 feet. Approval of these departures requires amendment to the planned development ordinances and annexation agreements of the respective subdivisions requiring a public hearing with city council approval. FINDINGS After due notice, as required by law, the Planning & Zoning Commission held a public hearing in consideration of Petitions 39-13 and 40-13 on December 2, 2013. The Community Development Department testified at the public hearing and presented documentary evidence in support of the application in its Planned Development Review report, dated December 2, 2013. The Planning & Zoning Commission has made the following findings: Development within Shadow Hill Subdivision is subject to Ordinance No. G11-07 and development within Copper Springs Subdivision is subject to Ordinance No. 12-07. 2 Recommendations and Findings of Fact Planning& Zoning Commission Petitions 39-13 and 40-13 December 2, 2013 Both planned development ordinances are similar in the manner in which they treat side yard building setbacks, in that they require a building to be located 10 feet back from a side lot line. With respect to street lot lines, the ordinances require a building to be set back 25 feet from a street lot line in Shadow Hill Subdivision and 30 feet from a street lot line in Copper Springs Subdivision. The models proposed by Pulte are designed with a garage that is located in front of the primary elevation of the house. As they relate to the location of garages, the guidance contained within the adopted 2005 Comprehensive Plan and Design Guidelines generally requires that garages be either ten feet behind the main residential facade or no closer than two feet to the front of the residence, provided that additional architectural features are included with this latter option. Residences built in either manner are typically referred to having a garage recessed orientation. The purpose of the garage-recessed orientation is to meet the principle in the design guidelines whereby, "Garages should be designed and oriented to be a secondary element to the more prominent residential facade, when viewed from the street." Applicable to this orientation, the Elgin Zoning Ordnance says, "Garage doors should be located or oriented, whenever possible, so that the doors are not facing the front yard of the site" (§ 19.14.600 C.5.). The guidelines have therefore recommended ways to minimize the impact of garages on the street through design controls. Side entry garages on the other hand provide a street-front character that further minimize the impact of garages on the street, and are therefore a more desirable configuration on the lot — particularly homes with side-entry garages with their garage doors that face away from the front entrance of the house. Additionally, a side-entry garage gives the home a larger and more finished appearance contributing greatly to the curb appeal of the block. Understandably, the developer has also indicated that a house with a side entry garage will cost more to build. The guidelines for side entry garages as outlined in the 2005 comprehensive plan are as follows: • Side-entry garages should normally be designed and oriented to provide access to parking bays via a side or rear entry, with driveway access not crossing in front of the main entry to the residence. In this case, at least one-third of the garage width should be located behind the facade of the residence. • Side-entry garages designed and oriented to require driveway access crossing in front of the main entry to the residence should be limited to lots exceeding 20,000 square feet in area, and should be set back a minimum 40 feet from the street lot line. • Side-entry garages should feature gable ends, roof lines, window and door fenestration, and other architectural elements which match or complement those same design elements on the residence. In order to allow their new home product to continue to be designed with a garage that is not recessed behind the front elevation, Pulte is proposing to reconfigure these garages to side-entry garages thereby meeting the requirements of the comprehensive plan. A typical side entry garage proposed for the development will provide paved area in front of the garage doors ranging from approximately 20.27 feet to 21.42 feet in depth. It should be noted that the vehicle use area for these 3 Recommendations and Findings of Fact Planning& Zoning Commission Petitions 39-13 and 40-13 December 2, 2013 side entry garages are allowed by the city's zoning ordinance to be constructed within three feet of an interior lot line. The driveways as proposed will therefore conform to the requirements of the city's zoning ordinance. The side of the house that is proposed to encroach into the setback will not be the elevation containing the garage doors; rather will be the opposite side-elevation of the house. The street elevation of the side-entry garage is proposed to be designed with windows and a gable roof to look like the house. The developer is also proposing to install additional screening in the form of a fence, landscape material, or a combination thereof along the side and end of the driveway to keep headlights from shining onto neighboring properties, as well as provide additional screening from cars parked in front of a side-entry garage. Within Shadow Hill Subdivision, the Planning & Zoning Commission finds that the proposed home product with side-entry garages are appropriate only for the vacant lots which are not immediately adjacent to or back up to a built lot. Specifically, these are Lots 96-132 located west and south of Range Road. The Commission additionally finds that on lots which are immediately adjacent to or back up to a built lot, a home with a side-entry garage is not appropriate to be constructed and recommends that a home with a front-entry garage be constructed on these lots. Specifically, these are Lots 55-56, 58, 60, 67-70, 80-82, 87-93 and 95. Within Copper Springs Subdivision, Planning & Zoning Commission finds that the proposed home product with a side-entry garage is appropriate only for the vacant lot 133 located at the corner of Atwell and Moonlight Drive, that backs up to Gansett Parkway. The Commission additionally finds that a home with a side-entry garage is not appropriate to be constructed on Lot 24 located at the corner of Weymouth Avenue and Silverspring Drive. 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. Shadow Hill and Copper Springs were approved in 2004 with a number of departures from the standard requirements of the zoning and subdivision regulations. The applicant is requesting the following additional departures from the requirements of the ordinances governing the development of these subdivisions. Shadow Hill Subdivision The following departures are requested from the provisions contained within Ordinance G11-07 entitled "An Ordinance Amending Ordinance G74-04 Classifying Newly Annexed Territory in the PSFR2 Planned Single Family Residence District (Shadow Hill Unit 4 Subdivision - 3625 and 3650 Water Road), and pertain only to the 37 vacant lots (Lots 96-132) located west and south of Range Road referred to as the "infill lots which are not immediately adjacent to or back up to a built lot" within Shadow Hill Subdivision Unit 4:" 4 Recommendations and Findings of Fact Planning& Zoning Commission Petitions 39-13 and 40-13 December 2, 2013 • Site Design Section 5.a. Local Street Setback. Where a zoning lot has frontage on a local street, the zoning ordinance requires a minimum building setback from a street lot line of twenty-five (25) linear feet. The developer is requesting a departure to reduce the street yard setback to twenty-three (23) feet thereby allowing the building a maximum encroachment of 2 feet into the street yard setback. Note that this departure will only be applied to corner lots where the side elevation of a building faces the street. • Site Design Section 5.b. Side Setback. The zoning ordinance requires a minimum building setback from a side lot line of ten(10) linear feet. The developer is requesting a departure to reduce the side yard setback to eight (8) feet thereby allow the building a maximum encroachment of 2 feet into the side yard building setback. Copper Springs Subdivision The following departure is requested from the provisions contained within Ordinance 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), and pertains only to Lot 133 located at the corner of Atwell and Moonlight Drive, that backs up to Gansett Parkway within Copper Springs Subdivision:" • Site Design Section 5.a. Local Street Setback. Where a zoning lot has frontage on a local street, the zoning ordinance requires a minimum building setback from a street lot line of thirty (30) linear feet. The developer is requesting a departure to reduce the street yard setback to twenty-eight (28) feet thereby allowing the building a maximum encroachment of 2 feet into the street yard setback. Note that this departure will be applied only to the corner lot where the side elevation of a building faces the street. ALTERNATIVES The Planning & Zoning Commission recommends the following alternative: Construct a home product with a front-entry and forward-oriented garage (one that projects in front of the primary street-facing elevation of the house), designed in a manner that satisfies the recommendations contained within the guidance document prepared by Marc Mylott, Director, Community Development Department in March 2011, and only pertaining to the following lots: • 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 immediately adjacent to or back up to a built lot" • Lot 24 of Copper Springs Subdivision located at the corner of Weymouth Ave and Silverspring Drive Consideration of the revised home product constructed with a front-entry and forward-oriented garage is tabled until the January 6, 2014 meeting of the Planning & Zoning Commission. 5 Recommendations and Findings of Fact Planning & Zoning Commission Petitions 39-13 and 40-13 December 2, 2013 RECOMMENDATION With respect to Petition 39-13 within Shadow Hill Subdivision,the Planning &Zoning Commission recommends approval to grant the requested departures to allow Pulte to construct new homes with side-entry garages on the 37 vacant lots (Lots 96-132) located west and south of Range Road referred to as the "infill lots which are not immediately adjacent to or back up to a built lot," and subject to the following conditions: 1. Substantial conformance with the Petitioner's Application, Statement of Purpose and attachments dated November 6, 2013. 2. Substantial conformance to the Departure Exhibits A—D, prepared by Cemcon Ltd., and dated received November 13, 2013. 3. Substantial conformance to the exhibits entitled "Pulte Plans and General Notes, 2 Car Side Entry, Elevation 1" for the models entitled "Amberwood, Baldwin, Greenfield, Hilltop, Westchester, Riverton and Victoria" prepared by Pulte Central Zone dated April 8, 2013, and last revised August 9, 2013. 4. The departure shall be restricted to the 37 lots (Lots 96-132) located west and south of Range Road referred to as the "infill lots which are not immediately adjacent to or back up to a built lot"within Shadow Hill Subdivision Unit 4. 5. Compliance with all applicable codes and ordinances. With respect to Petition 40-13 within Copper Springs Subdivision, the Planning & Zoning Commission recommends approval to grant the requested departures to allow Pulte to construct a new home (model) with side-entry garage on Lot 133 located at the corner of Atwell and Moonlight Drive, that backs up to Gansett Parkway and subject to the following conditions: 1. Substantial conformance with the Petitioner's Application, Statement of Purpose and attachments dated November 6, 2013. 2. Substantial conformance to the Departure Exhibits A and B, prepared by Cemcon Ltd., dated received November 13, 2013. 3. Substantial conformance to the exhibits entitled "Pulte Plans and General Notes, 2 Car Side Entry, Elevation 1" for the models entitled "Amberwood, Baldwin, Greenfield, Hilltop, Westchester, Riverton and Victoria" prepared by Pulte Central Zone dated April 8, 2013, and last revised August 9, 2013. 4. The departure shall be restricted to Lot 133 of Copper Springs Subdivision located at the corner of Atwell and Moonlight Drive,that backs up to Gansett Parkway. 6 Recommendations and Findings of Fact Planning& Zoning Commission Petitions 39-13 and 40-13 December 2, 2013 5. 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 six (6) 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 7 A Gha Ak d�e r 4 �a s 1 k r.f e eyc0 Subject Property 3401 Water Rd. Petition 40-13 Bridgeham Gc� 0618455005 s� 00, e y`a� ra�µst°n � G CJ�i`� Kenden ��c Subject Property 3401 Water Rd. Petition 40-13 a 0619206003 L2 EXHBIIT C Parcel Map N A City of Elgin 0 62.5 its 250 375 500 Department of Community Development Feet Subject Property Petition 40-13 SFR2 Brida tsk i O Y Legend Q Residence Conservation 1 Subject Property QResidence Conservation 2 0Residence Conservation 3 Petition 40-13 QPlanned Residence Conservation QSingle Family Residence 1 QSingle Family Residence 2 QPlanned Single Family Residence 2 QTwo Family Residence Multiple Family Residence CMPlanned Multiple Family Residence QResidence Business QPlanned Residential Business -Neighborhood Business -Planned Neighborhood Business Area Business -Planned Area Business =Center City 1 -Center City 2 -Planned Center City -Office Research Industrial -Planned Office Research Industrial + -General Industrial -Planned General Industrial -Commercial Industrial -Planned Community Facility =Community Facility -Fox River Preservation -Planned Center City 2 QPlanned Single Family Residence 1 OPlanned Two Family Residence Zoning Map +11 N W City of Elgin S Department of Community Development 0 80160 320 480 640 Feet