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HomeMy WebLinkAboutG52-15 Ordinance No. G52-15 AN ORDINANCE AMENDING PCF PLANNED COMMUNITY FACILITIES DISTRICT ORDINANCE NO. G7-05 (100 Nesler Road—West Point Gardens South) WHEREAS, the territory herein described has been annexed to the City of Elgin and originally classified in the PCF Planned Community Facilities District under Ordinance No. G7- 05; and WHEREAS, written application has been made to amend PCF Planned Community Facilities District Ordinance No. G7-05 to permit the reconfiguration of the Preliminary Plat of West Point Gardens Subdivision; and WHEREAS, the developer intends to reconfigure the approved preliminary plat of the southerly portion of the subdivision which was originally configured with rear, alley-loaded garages and develop it with traditional street fronting single family lots; and WHEREAS, after due notice in the manner provided by law the Planning & Zoning Commission conducted public hearings concerning said application and has submitted its written findings and recommendations; and WHEREAS, the City Council of the City of Elgin, Illinois, has reviewed the findings and recommendations of the Planning& 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 November 2, 2015, and the recommendations made by the Community Development Department and 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. G7-05 entitled"An Ordinance Classifying Territory in the PCF Planned Community Facility District—Meier Property—100 Nesler Road,"passed on January 12, 2005, be and is hereby amended only as set forth in this ordinance by amending Paragraph G entitled Site Design through the addition of the following subparagraph to read as follows: 5. The preliminary plat for West Point Gardens Subdivision shall be amended in conformance with the Preliminary Plat of West Point Gardens South prepared by Manhard Consulting, Ltd., dated July 31, 2015, subject to the following conditions: a. Substantial conformance with the Development Application, Statement of Purpose and attachments prepared by John Luczynski of J. Edward Land, LLC received on August 19, 2015. In the event of any conflict between such documents and the terms of this ordinance or other applicable city ordinances, the terms of this ordinance or other applicable city ordinances shall supersede and control. b. Substantial conformance with the Preliminary Plat of West Point Gardens South Sheets 1-3, prepared by Manhard Consulting Ltd, dated July 21, 2015. c. Substantial conformance with the Final Plat of Subdivision for West Point Gardens South Phase 1, Sheets 1-2, prepared by Manhard Consulting Ltd, dated July 31, 2015,contingent upon final revisions of the Community Development Department, Engineering Department, Water Department and Fire Department. d. Preliminary Engineering plans entitled "Proposed Improvements for West Point Gardens South, Sheets 1-39, prepared by Manhard Consulting Ltd, dated September 30, 2015, along with the Final Stormwater permit application and Supplemental Drainage Calculations for West Point Gardens South, also prepared by Manhard Consulting Ltd, dated September 30, 2015. e. 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. G7-05. 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 G7-05, 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. KA avid J. Ka ain, Nrayor Presented: December 16, 2015 Passed: December 16, 2015 Omnibus Vote: Yeas: 9 Nays: 0 Recorded: December 16, 2015 Published: December 17, 2015 Attest: A41" ke, � yeas rtvMr. Kimberly Dewis, C ty Clerk • ,f 4 i - 2 - November 2, 2015 RECOMMENDATION & FINDINGS OF FACT OF THE COMMUNITY DEVELOPMENT DEPARTMENT AND THE PLANNING & ZONING COMMISSION CITY OF ELGIN,ILLINOIS OVERVIEW J. Edward Land, LLC is requesting approval to reconfigure the approved preliminary plat of the southerly portion of West Point Gardens subdivision which was originally configured with alley- loaded garage lots and develop it with traditional street fronting single family lots. Traditional street fronting single family lots are also an approved configuration elsewhere within the subdivision. Fourteen lots will continue to remain configured with alley loaded garages as they back up to similarly configured lots within the northerly phase of the subdivision. GENERAL INFORMATION Petition Number: 19-15 Requested Action: Fourth Amendment to Annexation Agreement Amendment to Ordinances No. G74-08 and G07-05 Current Zoning: PSFR2 Planned Single Family Residence District PCF Planned Community Facility District Existing Use: Residential Subdivision Property Location: 100 Nesler Road Applicant J. Edward Land, LLC Owner: West Point Gardens South, LLC Staff Coordinator: Sarosh Saher, AICP, Senior Planner LIST OF EXHIBITS A. Aerial/Location Map B. Zoning Map C. Parcel Map D. Site Photos E. Development Application and Attachments Exhibit A Recommendations and Findings of Fact Planning& Zoning Commission Petitions 02-15 September 8,2015 F. Draft Ordinances G. Related Correspondence BACKGROUND An application has been filed by J. Edward Land, LLC, requesting an amendment to the annexation agreement and the planned development ordinances for properties located within the southerly portion of West Point Gardens Subdivision. West Point Gardens Subdivision was annexed and zoned in 2004. The subdivision consists of a mix of single-family and townhouse residential neighborhoods, an 18 acre commercial area located to the north with frontage along U.S. Highway 20, a 10.5 acre active park dedicated to the city and passive open space. The development was granted a number of departures to allow for homes to be developed using the principles of traditional neighborhood development which provided for front porches on predominantly single family residences with attached rear-load garages accessed from an alley. In keeping with these principles, the following departures from the policies and recommendation of the 2000 Far West Area Plan were allowed: 1. Net density of 5.79 dwelling units per acre, which was greater than the maximum recommended net density of 4 dwelling units per acre 2. Minimum lot area of 4,800 square feet which was less than the minimum recommended lot area of 10,000 square feet 3. A townhome to single-family ratio of 27% which was greater than the 20% recommended ratio 4. Minimum floor area for dwelling units starting at 1,787 square feet for 2-story single-family dwellings (2,400 square recommended) and starting at 1,325 square feet for townhomes (1,400 square feet recommended) 5. The east west collector (Gansett Parkway) was designed as a boulevard in return for a departure from the 100 foot building setback for lots backing up to a collector road. Additional departures from the setback requirements of the zoning ordinance were also granted to accommodate the unique configuration of homes on the single-family lots. Of the 471 residential lots approved within the development, 128 were configured for townhomes and 334 were configured for single family residences. The original configuration of single-family lots intended to be developed within the subdivision was as follows: 1. 40 foot wide lots with average lot dimensions of 40x121 (4,840 square feet). The lots were provided access by means of an alley (motor court) that ran along the rear of these lots. Attached garages were designed to face the alley thereby removing them from view of the front elevation. These lots are typically referred to as "alley-loaded 40 foot wide lots"within the subdivision. 2. 60 foot wide lots with average lot dimensions ranging from 60x125 (7,500 square feet), 60x126 (7,560 square feet) and 60x141 (8,460 square feet). The lots were also provided access by means of an alley (motor court) that ran along the rear of these lots. Attached garages were similarly designed to face the alley thereby removing them from view of the 2 Recommendations and Findings of Fact Planning& Zoning Commission Petitions 02-15 September 8, 2015 front elevation. These lots are typically referred to as "alley-loaded 60 foot wide lots"within the subdivision. 3. 60 foot wide lots with average lot dimensions ranging from 60x125 (7,500 square feet) to 60x135 (8,160 square feet). The lots were provided access directly from the street by means of driveways. Attached garages were designed to face the street but setback from the front elevation of the house for a distance of between 2 feet and 10 feet, and in conformance with the garage orientation guidelines contained within the Far West Area Plan. These lots are typically referred to as "traditional street-loaded 60 foot lots"within the subdivision. In 2008, the annexation agreement and planned district ordinances were amended to allow the developer to construct additional single-family residential product within the subdivision. In 2009, the annexation agreement and planned development ordinances were further amended to allow the developer to offer single-family residences known as "detached townhomes"within the areas zoned for multiple family residence development, to respond to customer requests for single family homes with the benefits of maintenance-free townhouse living. Since the approval of the development in 2004, the areas north of Gansett Parkway, referred to as Phase 1 have been platted and developed by the original developer West Point Builders. However, due to the recent downtown in the economy, the areas south of Gansett Parkway have remained undeveloped to date. Current Proposal Phase 2 of West Point Gardens, primarily located to the south of Gansett Parkway and referred to as "West Point Gardens South," was preliminarily platted with 124 alley-loaded 40 foot wide lots, 32 alley-loaded 60 foot wide lots and 50 traditional street-loaded 60 foot wide lots. The current owner of the property,wishes to amend the land plan of a portion of Phase 2 as follows: 1. Reconfigure the 124 alley-loaded 40 foot wide lots located south of Gansett Parkway. Of the 124 lots, 14 lots will continue to remain configured with alley loaded garages as they back up to similarly configured lots within the northerly phase of the subdivision while the remaining 110 lots will be reconfigured to create 90 traditional street-loaded 63 foot wide lots. 2. Reconfigure the 32 alley-loaded 60 foot wide lots to create 28 traditional street-loaded 63 foot wide lots. The proposed 63 foot wide lots will largely be similar to the "traditional street-loaded 60 foot wide lot" configuration found elsewhere in the subdivision. It should be noted that such configuration is already present along the westerly extent of the phase, developed along Snowdrop Lane. 3. Allow the 50 traditional street-loaded 60 foot wide lots to remain as originally configured in the preliminary plat. Approval of this amendment to the preliminary plat requires an amendment the planned development ordinances and annexation agreement of the subdivision requiring a public hearing with city council approval. 3 Recommendations and Findings of Fact Planning& Zoning Commission Petitions 02-15 September 8, 2015 "West Point Gardens South" is proposed to be developed in three phases as follows: 1. Phase 1 —consisting of 36 traditional street-loaded 63 foot wide lots with an average lot area of 8,127 square feet and located immediately south of Gansett Parkway and West of Nesler Road. This area is slated for immediate development following the approval of a final plat. This phase will also include the completion of the east-west road that will allow Marigold Drive that is currently improved within Tall Oaks Subdivision to the west to extend to its ultimately intended intersection with Nesler Road along the easterly boundary of the subdivision. 2. Phase 2 — consisting of the 14 alley-loaded 40 foot lots backing up to similarly configured lots within the subdivision and 68 traditional street-loaded 63 foot wide lots with an average lot area of 8,127 square feet. 3. Phase 3 — consisting of the remaining 50 traditional street-loaded 60 foot wide lots as originally configured in the preliminary plat. FINDINGS ON THE STANDARDS FOR PLANNED DEVELOPMENTS The Planning & Zoning Commission finds that the proposed reconfiguration of lots is in conformance with the Planned Development provisions contained within Chapter 19.60 of the Elgin Municipal Code as amended. The size of the reconfigured lots is consistent those already developed within other portions of the subdivision. Setbacks from lots lines will vary from what was approved in the current PSFR2 Planned Single Family Residence District. Setbacks for the proposed reconfigured lots is as follows: • Building Setback from Street lot line— 15 feet(10 feet currently allowed) • Building Setback from Side lot line—6 feet with a combined setback of 12 feet(0' currently allowed with a combined setback of 10 feet) • Building Setback from Side Street lot lines(Corner lots) 0 10 feet for lots fronting onto internal streets (10 feet currently allowed) 0 20 feet for lots fronting onto collector streets — Marigold and Gansett Parkway (10 feet currently allowed from the 15 foot wide buffer yard) The residential products will be similar to the quality of the single family homes currently being offered within the subdivision with respect to street loaded garages, traditional roof pitches and architectural features including full and partial width front porches with columns, handrails, brackets and ornamental details. Previously approved building materials include the use of"Smart" siding or brick on the front elevations and"Smart" siding and trim on readily visible side elevations. Vinyl siding is allowed on the rear and interior elevations that are not readily visible. PLANNED DEVELOPMENT DEPARTURES AND EXCEPTIONS No departures from the requirements of the zoning ordinance or the planned development ordinance requirements are being requested at this time. 4 Recommendations and Findings of Fact Planning& Zoning Commission Petitions 02-15 September 8, 2015 RECOMMENDATION With respect to Petition 19-15 for the reconfiguration of the land plan of West Point Gardens South, the Planning&Zoning Commission recommends approval subject to the following conditions: 1. Substantial conformance with the Development Application, Statement of Purpose and attachments prepared by John Luczynski of J. Edward Land, LLC received on August 19, 2015. 2. Substantial conformance with the Preliminary Plat of West Point Gardens South, Sheets 1-3, prepared by Manhard Consulting Ltd, dated July 21, 2015. 3. Substantial conformance with the Final Plat of Subdivision for West Point Gardens South Phase 1, Sheets 1-2, prepared by Manhard Consulting Ltd, dated July 31, 2015, contingent upon final revisions of the Community Development Department, Engineering Department, Water Department and Fire Department. 4. Preliminary Engineering plans entitled "Proposed Improvements for West Point Gardens South, Sheets 1-39, prepared by Manhard Consulting Ltd, dated September 30, 2015, along with the Final Stormwater permit application and Supplemental Drainage Calculations for West Point Gardens South, also prepared by Manhard Consulting Ltd, dated September 30, 2015. 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 seven(7)yes and zero(0)no: Respectfully Submitted, s/Robert Siliestrom Robert Siljestrom, Chairman Planning&Zoning Commission s/Sarosh Saher Sarosh B. Saher,AICP, Secretary Planning&Zoning Commission 5 ®.0 �� ! Subject Pro a rt ��� ♦ ♦♦ �� Property ��,� Petition 19-15 ♦a�° III ! !.° art�. . ♦� III , �.o� s HIBITA Aerial/Location Map N W+E S Map prepared by City of Elgin o so 180 sso 540 72 iFeet Department of Community Development i 1�; ♦'� ♦ � OLVI 10 IRM _ _ ► � _ - QSingle Family Residence 2 Planned Two Family i . ♦. Witiple Family Residence Planned Witiple Family Residence Residence Business Planned Residential Business Neighborhood Business Planned Planned- _ 1���������� �♦ 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 Planned Single Family Planned Two Family Residence ��. Subject Property a� 100 Nesler Rd Petition 19-15 ar�90 0 0 r 008400022 'Fsy 0618300010 0618300011 J � r 0 0513476018 0618300010 y�e �e r � J dr a� r L� XHBIIT C Parcel Map N A City of Elgin 0 80 160 320 480 640 Department of Community Development Feet SITE LOCATION West Point Gardens South Petition 19-15 Site K i �..,V'1. y m�,•.�• Sig Location i .�'` T �'L` .uYr• `� r Perspective SITE LOCATION EXHIBIT West Point Gardens South Petition 19-15 View of property from Nesler Road d �p View of property Gansett Parkway r ..;:= View of surrounding property from Gansett Parkway Site Pictures - 1 SITE LOCATION EXHIBIT West Point Gardens South Petition 19-15 ::. View looking west from property along Snowdrop Lane Nk View looking north from property View looking north along Snowdrop Lane Site Pictures - 2