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HomeMy WebLinkAboutG13-15 Ordinance No. G13-15 AN ORDINANCE AMENDING PMFR PLANNED MULTIPLE FAMILY RESIDENCE DISTRICT ORDINANCE G47-06 (Stonebrook Development—Cedar Grove Subdivision) (Tract 15) 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. G47-06; and WHEREAS, written application has been made to amend PMFR Planned Multiple Family Residence District Ordinance No. G47-06 by deleting from the territory described in such ordinance certain property and amending the zoning thereof to the PSFR2 Planned Single Family Residence District to convert 46 townhome units located on 8 lots into 25 single-family residential lots,within the Cedar Grove Subdivision; and WHEREAS, the Planning and Zoning Commission conducted a public hearing concerning said application on March 2, 2015 following due notice by publication; and WHEREAS, the Community Development Department and the Planning and Zoning Commission have Submitted their Findings of Fact concerning said application; and WHEREAS, the Community Development and the Planning and Zoning Commission recommend approval of said application, subject to the conditions articulated below; and WHEREAS, the City Council of the City of Elgin, Illinois, has reviewed the findings and recommendations of the Community Development Department and the Planning and Zoning Commission; and WHEREAS, the City of Elgin is a home rule unit and as a home rule unit may exercise any power and perform any function pertaining to its government affairs; and 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 March 2, 2015, and the recommendations made by the Community Development Department and the Planning and Zoning Commission, a copy of which is attached hereto and made a part hereof by reference as Exhibit A. Section 2. That Ordinance G47-06 entitled "An Ordinance Classifying Newly Annexed Territory in the PMFR Planned Multiple Family Residence District (Stonebrook Subdivision — 901 and 1000 Corron Road) (Tract 15) passed June 14, 2006 as amended, be and is hereby further amended only as set forth in this ordinance by deleting from the territory described in Section 1 of such ordinance the property legally described as follows: PARCEL 1: THAT PART OF LOTS 58, 67, 68, 69, 70, 71, 72, 73, AND 74 IN CEDAR GROVE SUBDIVISION, BEING A SUBDIVISION OF PART OF THE NORTH HALF OF SECTIONS 25 AND 26, TOWNSHIP 41 NORTH, RANGE 7, EAST OF THE THIRD PRINCIPAL MERIDIAN, ACCORDING TO THE PLAT THEREOF RECORDED ON FEBRUARY 29, 2008 AS DOCUMENT NUMBER 2008K017136, MORE PARTICULARLY DESCRIBED AS FOLLOWS: BEGINNING AT THE NORTHERLY MOST CORNER OF LOT 58; THENCE SOUTH 70 DEGREES 54 MINUTES 38 SECONDS EAST, A DISTANCE OF 595.00 FEET, ALONG THE NORTHERLY LINE OF SAID LOT 58 AND ALSO BEING THE SOUTH LINE OF POMPTON AVENUE; THENCE SOUTH 19 DEGREES 05 MINUTES 22 SECONDS WEST, A DISTANCE OF 145.50 FEET; THENCE ALONG A CURVE CONCAVE NORTHWESTERLY, HAVING A RADIUS OF 60.00 FEET, AN ARC DISTANCE 60.04 FEET, AND A CHORD BEARING SOUTH 47 DEGREES 45 MINUTES 17 SECONDS WEST; THENCE SOUTH 76 DEGREES 25 MINUTES 12 SECONDS WEST, A DISTANCE OF 17.25 FEET; THENCE SOUTH 01 DEGREE 26 MINUTES 37 SECONDS EAST, A DISTANCE OF 112.25 FEET; THENCE SOUTH 88 DEGREES 33 MINUTES 23 SECONDS WEST, A DISTANCE OF 573.07 FEET, TO A WESTERLY LINE OF SAID LOT 58, AND ALSO BEING AN EASTERLY LINE OF LOT 38 IN SAID CEDAR GROVE SUBDIVISION; THENCE NORTH 01 DEGREE 26 MINUTES 37 SECONDS WEST, A DISTANCE OF 98.02 FEET, ALONG SAID WESTERLY LINE OF LOT 58; THENCE NORTH 04 DEGREES 52 MINUTES 22 SECONDS EAST, A DISTANCE OF 86.30 FEET, ALONG A WESTERLY LINE OF SAID LOT 58 AND ALSO BEING AN EASTERLY LINE OF LOT 37 IN SAID CEDAR GROVE SUBDIVISION; THENCE NORTH 70 DEGREES 54 MINUTES 38 SECONDS WEST, A DISTANCE OF 135.00 FEET, ALONG A BOUNDARY LINE OF SAID LOT 58 AND ALSO BEING A NORTHERLY LINE OF LOT 37 IN SAID CEDAR GROVE SUBDIVISION; THENCE NORTH 19 DEGREES 05 MINUTES 22 SECONDS EAST, A DISTANCE OF 66.00 FEET, ALONG A WESTERLY LINE OF SAID LOT 58 AND ALSO BEING AN EASTERLY LINE OF ALBERTA ROAD; THENCE SOUTH 70 DEGREES 54 MINUTES 38 SECONDS EAST, A DISTANCE OF 135.00 FEET, ALONG A BOUNDARY LINE OF SAID LOT 58 AND ALSO BEING A SOUTHERLY LINE OF LOT 36 IN SAID CEDAR GROVE SUBDIVISION; THENCE NORTH 19 DEGREES 05 MINUTES 22 SECONDS EAST, A DISTANCE OF 270.00 FEET, ALONG A WESTERLY LINE OF SAID LOT 58 AND ALSO BEING AN EASTERLY LINE OF LOTS 36, 35 AND 34 IN SAID CEDAR GROVE SUBDIVISION, TO THE POINT OF BEGINNING, ALL IN KANE COUNTY, ILLINOIS. PARCEL 2: LOT 57 IN CEDAR GROVE SUBDIVISION, BEING A SUBDIVISION OF PART OF THE NORTH HALF OF SECTIONS 25 AND 26, TOWNSHIP 41 NORTH, RANGE 7, EAST OF THE THIRD PRINCIPAL MERIDIAN, ACCORDING TO THE PLAT THEREOF RECORDED FEBRUARY 29, 2008 AS DOCUMENT NUMBER 2008K017136, IN KANE COUNTY, ILLINOIS. - 2 - Section 3. That this ordinance shall be full force and effect immediately after its passage in the manner provided by law. s/David J. Kaptain David J. Kaptain, Mayor Presented: May 27, 2015 Passed: May 27, 2015 Omnibus Vote: Yeas: 9 Nays: 0 Recorded: May 27, 2015 Published: May 8, 2015 Attest: s/Kimberly Dewis Kimberly Dewis, City Clerk - 3 - March 2, 2015 RECOMMENDATION & FINDINGS OF FACT OF THE COMMUNITY DEVELOPMENT DEPARTMENT AND THE PLANNING & ZONING COMMISSION CITY OF ELGIN, ILLINOIS SUBJECT Recommendation and findings of fact for Petition 57-14, an application by Ryland Homes for an amendment to the annexation agreement, an amendment to the planned development ordinances, and final plat approval for the residential subdivision known as Cedar Grove, located at 901 & 1000 Corron Road. The applicant proposes converting 46 townhome units on 8 lots into 25 single-family residential lots, following the same architectural standards that exist today. GENERAL INFORMATION Petition Number 57-14 Requested Action: Approval of an amendment to the annexation agreement, an amendment to ordinances G47-06 and G48-06, and final plat approval Current Zoning: PMFR Planned Multiple Family Residential District and PSFR2 Planned Single Family Residential District Existing Use: Residential (Partially developed with Single Family&Multiple Family Residences) Property Location: 901 & 1000 Corron Road Applicant/Owner: Ryland Homes Staff Coordinator: Dave Waden, Senior Planner LIST OF EXHIBITS ATTACHED A. Aerial/Location Map B. Zoning Map C. Parcel Map Exhibit A Recommendation & Findings of Fact Petition 57-14 March 2, 2015 D. Site Photos E. Development Application and Statement of Purpose and Conformance; and F. Public Hearing Transcripts from March 2, 2015. G. Draft Ordinances BACKGROUND Ryland Homes has requested an amendment to the annexation agreement and an amendment to the planned district ordinances G47-06 and G48-06 and final plat approval for the Cedar Grove Subdivision, which is located at 901 & 1000 Corron Road. Ryland Homes proposes to convert 46 townhome units on 8 lots into 25 single-family residential lots, following the same architectural standards that exist today. Cedar Grove Subdivision is part of the larger Stonebrook Subdivision annexed to the City of Elgin in 2005. The approximately 317-acre parcel included 352 single family homes, 87 townhome units, and 94 acres of parks and open space. Minimum lot sizes within the single- family neighborhoods ranged from 10,000 to slightly over 21,000 square feet. In 2007, Ryland Homes received Final Plat approval for the approximately 53-acre Cedar Grove Subdivision, located south of Bowes Road and between Corron and Nesler Roads. This subdivision included 139 dwelling units - 52 single-family lots ranging in size from 10,125 to 21,295 square feet, and 87 townhome units contained within 15 buildings. Currently, 46 single- family homes and 17 townhome units have been constructed at Cedar Grove. Ryland Homes was forced to shut down their sales operations late in 2010 due to the slow economic recovery that took place after the "Great Recession." Ryland Homes worked with staff and successfully reopened the single-family portion of the community in February 2013, and they have sold 35 homes since reopening. Ryland now proposes to modify the townhome portion of the development which will decrease the total dwelling unit count by 21. The applicant seeks approval to convert a portion of the approved townhome section, located west of Alberta Road and south of Pompton Avenue, from 46 townhomes on 8 lots to 25 single-family residential lots. The new single-family lots will range in size from 8,400 square feet to slightly over 13,000 square feet. The proposed addition of the 25 single-family lots will consist of 2 components, 21 single-family lots along Pompton Avenue, Connfier Drive, and Alberta Road and 4 lots located in the northeast corner of the property, north of Pompton Road and east of Nesler Road (see applicant's concept drawings within this packet for location). The northeast section will be developed by adding a u- shaped road with a landscaped island and incorporating the 4 single-family lots. The proposed single-family product would be identical to that offered in the existing portion of the development and consists of seven floorplans ranging in size from 2,420 to 3,800 square feet: the Auburn, Huntington, Windsor, Manchester, Normandy, Oxford and Newcastle. Each home has 4 bedrooms, 2.5 to 4 bathrooms, 2 to 3 car garages, and includes standard basements. The 2 Recommendation & Findings of Fact Petition 57-14 March 2, 2015 applicant proposes building a model home and opening a sales office within the community following approval of this modification to the plan. FINDINGS After due notice as required by law, the Planning & Zoning Commission conducted a public hearing in consideration of Petition 57-14 on March 2, 2015. Testimony was presented at the public hearing in support of the application. The Community Development Department submitted a Map Amendment for a Planned Development Review to the Planning & Zoning Commission dated March 2, 2015. The applicant proposes to convert 46 townhome units on 8 lots into 25 single-family residential lots, following the same architectural standards that exist today and will require several departures from the requirements of the zoning ordinance. The Community Development Department and the Planning & Zoning Commission have made the following general findings against the standards for a map amendment for a planned development as outlined within § 19.60.040: 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 amendment to the zoning district with respect to the characteristics standard. The subject property under consideration is an irregularly shaped parcel containing approximately 7 acres of land. The property is currently vacant and was slated for townhome product when zoning and annexation was approved in 2005. 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 amendment to the zoning district with respect to the sewer and water standard. The subject property is served with municipal sanitary sewer and water services. Stormwater detention volume has been provided for on site and is in full compliance 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 intended zoning district with respect to the provision of safe and efficient on-site and off-site vehicular circulation designed to minimize traffic congestion. 3 Recommendation & Findings of Fact Petition 57-14 March 2, 2015 Findings. The subject property is suitable for the amendment to the zoning district with respect to the traffic and parking standard. The subject property has frontage along Pompton Avenue and Alberta Road. Both function as local streets providing access to other portions of the subdivision. Parking will be provided in conformance with 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 amendment to the zoning district with respect to the length of time the property has remained undeveloped or unused in its current zoning district. The subject property was annexed in 2005 and zoned PSFR2 Planned Single Family Residence District; PMFR Planned Multiple Family Residence District and PCF Planned Community Facility District. 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 amendment to the zoning district with respect to consistency and compatibility with surrounding land use and zoning. The area to the west of the subject property is zoned PSFR2 Planned Single Family Residence District and PCF Planned Community Facility District and is improved with numerous single family homes and open space. The area to the north of the subject property is zoned F-District Farming in Kane County, and is currently being farmed. The area to the south of the subject property includes the following Kane County Subdivisions; Krog Acres, Westwinds Subdivision and Sturbridge Subdivision. The area to the east of the subject property is Burke Storage which is not within the city limits but falls within Kane County jurisdiction. 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 amendment to the zoning district with respect to consistency with and existing pattern of development or an identifiable trend within the area. The subject property is located on the western fringe of the city limits. 4 Recommendation & Findings of Fact Petition 57-14 March 2, 2015 This area includes several City of Elgin subdivisions as well as Kane County estate residential developments and farmland. G. Zoning Districts 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. The applicant is requesting an amendment to the PSFR2 Planned Single Family Residence District and PMFR Planned Multiple Family Residence District zoning. The purpose and intent of the provisions 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 Title 19 "Zoning"of the Elgin Municipal Code; 2. The public benefit realized by the establishment of the planned development is greater that if the property were to remain subject to the standard requirements of the MFR and SFR2 district; and 3. Extraordinary conditions or limitations governing site design, function, operation, and traffic are imposed on the planned development as previously recited within the entirety of these proposed findings of fact. Planned residential districts should be located in substantial conformance to the official comprehensive plan. The amount of land necessary to constitute a separate planned residential district exclusive of rights of way,but including adjoining land or land directly opposite a right of way shall not be less than two acres. No departure from the requested minimum size of a planned residential district shall be granted by City Council. Findings. The subject property is suitable for the proposed planned development with respect to conformance to the provisions for the purpose and intent, and the location and size of a planned residential district. The proposed modification of the site plan requires planned development approval through an amendment of the PSFR2 ordinance G48 - 06 and PMFR ordinance G47 - 06. 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. 5 Recommendation & Findings of Fact Petition 57-14 March 2, 2015 The subject property is designated "Low Density Residential" in the City's Comprehensive Plan and Design Guidelines dated 2005. Areas designated Low Density Residential provides for the development of conventional single family detached houses. Appropriate locations offer neighborhood access to collector roads, access to water and sanitary sewer systems, and proximity to public safety services. The provision of park and open space is encouraged to provide opportunities for recreation and access to pedestrian and bicycle trail systems. Other uses allowed in this category may include neighborhood commercial centers, churches and schools in locations deemed appropriate by the City. The proposed housing will comply with all applicable standards and guidelines promoting quality construction and design for what will be move-up and executive housing. I. Natural Preservation Standard. The suitability of the subject property for the intended development with respect to the preservation of all significant natural features including topography, watercourses, wetlands, and vegetation. Findings. The subject property is suitable for the amendment to the zoning district with respect to the natural preservation standard. There are no significant natural features located in or around the portion of the subdivision that would be changed. The site has been mass graded for construction and has a majority of the city streets and underground infrastructure already in place. J. Internal Land Use Standard. The suitability of the subject property for the intended 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 amendment to the zoning district with respect to the internal land use standard. Based on the information reviewed thus far, no evidence has been found that the requested planned development will be located, designed, and operated in a manner that will exercise undue detrimental influence on itself or surrounding property. 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. Stonebrook Subdivision was approved in 2005, with a number of departures from the standard requirements of the zoning and subdivision regulations. 6 Recommendation & Findings of Fact Petition 57-14 March 2, 2015 The applicant is requesting the following departure from the requirements of Ordinance G48-06 entitled "An Ordinance Classifying Newly Annexed Territory in the PSFR2 Planned Single Family Residence District(Stonebrook Subdivision—901 and 1000 Corron Road) (Tract 14)" • Section 19.25.335(B) — Lot Area. In the SFR2 District, the minimum required zoning lot area is 10,000 square feet per dwelling unit. The applicant requests a minimum 8,400 square foot zoning lot area for 16 of the 25 proposed single family lots. Of these 16 lots it is worth noting that 6 of the lots directly back up to common open space thus creating the look and feel of a much larger lot. • Section 19.25.335 (C) Lot Width. In the SFR2 District, the minimum required lot width for a zoning lot is 75 feet. The applicant requests a minimum 70 foot lot width for 7 of the 25 proposed single family lots. Those lots are located primarily south of Pompton Avenue. • Section 19.25.335 (E.1.C.) Street Setback. In the SFR2 District, the minimum building setback from a local street lot line is 30 feet. In the 2006 planned development approval, the applicant was granted a minimum building setback of 25 feet from the local street right of way. The applicant is now requesting a minimum building setback of 23.5 feet from the local street right of way for 8 of the 25 proposed single family lots. A majority of those lots are south of Connifer Drive which back up to the common open space located along the south property line of the subject property. • Section 19.25.335 (E.3.) Interior Setback. In the SFR2 District, the minimum required building setback from an interior lot line is 10 feet. In the 2006 planned development approval the applicant was granted a minimum interior building setback of 7 feet for the minimum 10,000 and 11,250 square foot lots, and 8 feet for the minimum 13,250 square foot lots. The applicant is now requesting a minimum interior building setback of 5 feet for 19 of the 25 proposed single family lots. • Section 19.25.335 (E.4.) Rear Setback. In the SFR2 District, the minimum required building setback from a rear lot line is 40 feet. In the 2006 planned development approval the applicant was granted a minimum 30-foot building setback from a rear lot line for the minimum 10,000 and 11,250 square foot lots and 35 feet for the minimum 13,250 square foot lots. The applicant is now requesting a minimum 15-foot building setback from a rear lot line for the 25 proposed single family lots. • Section 19.25.335 (E.5.) Transition Setback. In the SFR2 District, the minimum building setback from an adjoining CF district is 50 feet. In the 2006 planned development approval, the applicant was granted that the minimum transition building setback match the interior or rear setbacks, which have been identified above, whichever is applicable. The applicant is making the same request from 2006 in that the transition setback match the proposed interior or rear setbacks, which have been identified above, whichever is applicable. 7 Recommendation & Findings of Fact Petition 57-14 March 2, 2015 RECOMMENDATION The Community Development Department and the Planning & Zoning Commission recommend approval of petition 57-14, subject to the following conditions: 1. Substantial conformance with the Petitioner's Statement of Purpose and attachments, dated received November 20,2014. 2. Substantial conformance to the Consent and Disclosure, dated received November 20, 2014. 3. Substantial conformance to the "Zoning Exhibit", Sheet 1 of 1, prepared by Mackie Consultants, LLC, dated November 14, 2014 and dated received November 20, 2014. 4. Substantial conformance to the "Concept Site Plan — East Development for Cedar Grove", Sheet 1 of 1, prepared by Mackie Consultants, LLC, dated revised November 12, 2014 and dated received November 20, 2014. 5. Substantial conformance to the "Landscape Plan", Sheet 1 of 1, prepared by Gary R. Weber Associates, Inc., dated November 17, 2014 and dated received November 20, 2014 6. Substantial conformance to the following building elevations and floor plan project sheets, "The Auburn, The Huntington, The Windsor, The Manchester, The Normandy, The Oxford, and The Newcastle. 7. Substantial conformance to the "Final Plat of Subdivision and PUD Plan, Resubdivision of Cedar Grove", prepared by Mackie Consultants, LLC, dated February 19, 2015 subject to the revisions required by the Community Development, Engineering, Water, Fire and Legal Departments. 8. Compliance with all applicable codes and ordinances. Therefore, the motion to recommend approval of Petition 57-14 was adopted. Respectfully Submitted, s/ Bob Siljestrom Bob Siljestrom, Chairman Planning&Zoning Commission 8 Recommendation & Findings of Fact Petition 57-14 March 2, 2015 s/Dave Waden Dave Waden, Secretary Planning&Zoning Commission 9 : .. / ----- . : ., - . - , Subject Property ; i .. . 0 Petition 57-14 . ... I j { . . i CY -- ,, -... - . 0 allilliPP- . .., ___ Lori Ln •"2.. ct ,.....1 --., C... , ------zes Th.-- j Z CD lit s-e.■7,r;--.. ifY 4y 'T ....., 0 .1.\,....-......-.....7, . 'I 0 ' i'- , .,■ ._, .r Ng'40. JAANWIltrciCSOW ',.,■'i.,:,,, , C/P* 4.I'' ■ M °i ■. . ' . /..■ .....,,,:.. ..., 4.11111410,84 . IIIr ,.. .,.. ' '' W 7 ,171/),43,3-'-'','' -''''-‘/..•ct- `'-'i:: '. l (' -,,,, - ..--e...- . . . . _ i • . ' ° r : :.t:t t.! t.. ,, \------1 -7'. . - -.0 ;, 1 . ,.. -• _ , iht4, IIIII ,7 ,... , ,. .. 1 , . ., ...,' ' 41* :-. . i.,..1 , I . - ,--- I cr, 0 i , - - . . . . .. . . , 4,.:* ,, 1 ,.. . „ .. ,,, , , , .. . . . l( 1).........7 — Ill I. EXHIBIT A Aerial/Location Map N % W- .--E S Map prepared by City of Elgin 0 90 180 360 540 720 i 'Feet Department of Community Development Subject Propert'r Petition 57-14 w�' ....0 I. o ' B m Lori Ln 1/ se o�►lirri Z� c , � a ' e�o'Cir . Legend Residence Conservation 1 Po-"prop A poW'o�ori C , OResidence Conservation 2 r 9 R L.... esidence Conservation 3 a �:�iii Planned Residence Conservation L H►.. QSingle Family Residence 1 CO/O Single Family Residence 2 ��till� Planned Single Family Residence 2 rtrer T wo Family Residence Multiple Family Residence Planned Multiple Family Residence Ogg Residence Business li Planned Residential Business -Neighborhood Business , MIPlanned Neighborhood Business -Area Business , MIPlanned Area Business , -Center City 1 PS n r1� , -Center City 2 1 i7 Fl\L I -Planned Research Center ,,ME Office Research Industrial -Planned Office Research Industrial , -General Industrial -Planned General Industrial , INCommercial Industrial -Planned Community Facility • -Community Facility WO -Fox River Preservation -Planned Center City 2 QPlanned Single Family Residence 1 NMPlanned Two Family Residence !PSFR2 EXHIBIT B Zoning Map W-�re-E S Map prepared by City of Elgin 0 80 160 320 480 640 Feet Department of Community Development ' Subject Property / Petition 57-14 oweSRog 7 4/1 lig : l b °h C as 11 P Z 052517 iel: 4fre 0525174012 052517 411* 052517511 : -......7 05 » 513 0525175. 0525175009 Conifer U , 0525175006 17501' L 1--- I EXHBIIT C Parcel Map N A City of Elgin 0 45 90 180 270 360 Department of Community Development I 1Feet SITE LOCATION EXHIBIT 901 &t1000 Corron Road (Cedar Grove Subdivision) Petition 57-14 V ; Y I ■ - i��{j r $u' . i — r. d� I sr 4. i • .G Y 1 7, Overall Site Location s. t r, re } , _ ..., 6 It . 111k,:, s •• .I f' f4" 440 4 • 1 East Portion of Cedar Grove SITE LOCATION EXHIBIT 901 & 1000 Corron Road (Cedar Grove Subdivision) Petition 57-14 may View from Pompton Ave. Looking East I ider iat • 1dW View from near the end of Pompton Ave. Looking West Site Pictures - 1 SITE LOCATION EXHIBIT 901 & 1000 Corron Road (Cedar Grove Subdivision) Petition 57-14� " •� •414441140441440, , View from Pompton Ave. Looking Southwest View from Alberta Road Looking Northeast Site Pictures - 2