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HomeMy WebLinkAboutG44-16 Ordinance No. G44-16 AN ORDINANCE AMENDING ORDINANCES G10-16, G11-16 AND G19-11 AMENDING THE ZONING REGULATIONS FOR TERRITORY ZONED PMFR PLANNED MULTIPLE FAMILY RESIDENCE DISTRICT AND PAB PLANNED AREA BUSINESS DISTRICT (2500-2535 Watermark Terrace, Watermark at the Grove, and Corner Commercial/Retail Lot 1) WHEREAS, certain territory herein described has been classified within the PMFR Planned Multiple-Family Residential District in the City of Elgin and is subject to the requirements of PMFR Ordinance G10-16; and WHEREAS, certain territory herein described has been classified within a PAB Planned Area Business District in the City of Elgin and subject to the requirements of PAB Ordinance G76- 04 which was subsequently amended in its entirety by PAB Ordinance G19-11 to provide for commercial development within the subdivision known as The Grove; and WHEREAS, said certain territories classified as PMFR Planned Multiple-Family Residential and PAB Planned Area Business District have also been included within a portion of the Randall Road/I-90 Area of Special Character, establishing special regulations for the street graphics therein, and are subject to the requirements of Ordinance G11-16; and WHEREAS, written application has been made to amend these planned development and special street graphic regulations to provide for additional dwelling units, additional parking, additional signage, and additional permitted uses; and WHEREAS,the Planning and Zoning Commission conducted a public hearing concerning said application on October 3, 2016; and WHEREAS,the Community Development 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 outlined 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 and affairs; and WHEREAS, zoning, including, but not limited to, this ordinance amending a previously approved planned development and special regulations for street graphics, pertains to the government and affairs of the city. 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 October 3,2016,made by 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 Section 2 of Ordinance No. G10-16 is hereby amended and replaced in its entirety with the following: That Chapter 19.07, Section 19.07.600 entitled "Zoning District Map" of the Elgin Municipal Code, 1976, as amended, be and the same is hereby further amended by adding thereto the following paragraph: "The boundaries herein before laid out in the `Zoning District Map', as amended, be and are hereby altered by including in the PMFR Planned Multiple Family Residence District, the following described property (hereinafter referred to as the PMFR Subject Property): LOTS 41 THROUGH 65 INCLUSIVE, AND LOTS 107 THROUGH 120 INCLUSIVE, ALONG WITH THAT PART OF LOT 106 DESCRIBED AS FOLLOWS: BEGINNING AT THE NORTHEAST CORNER OF SAID LOT 106; THENCE SOUTH 00 DEGREES 51 MINUTES 58 SECONDS EAST ALONG THE EAST LINE OF SAID LOT 106, 14.49 FEET; THENCE SOUTH 88 DEGREES 37 MINUTES 46 SECONDS WEST 404.44 FEET MORE OR LESS TO A POINT ALONG THE WEST LINE OF SAID LOT 106; THENCE NORTHERLY 14.46 FEET ALONG THE WEST LINE OF SAID LOT 106, SAID LINE BEING AN ARC OF A CURVE CONCAVE EASTERLY WITH A RADIUS OF 700.00 FEET, SAID ARC HAVING A CHORD BEARING OF NORTH 2 DEGREES 47 MINUTES 03 SECONDS WEST AND A CHORD LENGTH OF 14.46 FEET, TO THE NORTHWEST CORNER OF SAID LOT 106; THENCE NORTH 88 DEGREES 37 MINUTES 28 SECONDS EAST ALONG THE NORTH LINE OF SAID LOT 106,404.92 FEET MORE OR LESS TO THE PLACE OF BEGINNING,ALL IN THE FINAL PLAT OF SUBDIVISION OF THE GROVE BEING A RESUBDIVISION IN THE SOUTHEAST QUARTER OF SECTION 19, AND IN THE NORTHEAST QUARTER OF SECTION 30, ALL IN TOWNSHIP 42 NORTH, RANGE 8 EAST OF THE THIRD PRINCIPAL MERIDIAN, ACCORDING TO THE PLAT THEREOF RECORDED SEPTEMBER 23,2004 AS DOCUMENT NO. 2004K125816, IN THE CITY OF ELGIN, KANE COUNTY, ILLINOIS; AND LOT 98 IN THE FINAL PLAT OF SUBDIVISION OF NORTHWEST CORPORATE PARK UNIT 1, BEING A SUBDIVISION OF A PORTION OF THE SOUTHEAST QUARTER OF SECTION 19,AND A PORTION OF THE NORTH HALF OF SECTION 30, TOWNSHIP 42 NORTH, RANGE 8 EAST OF THE THIRD PRINCIPAL MERIDIAN, ACCORDING TO THE PLAT THEREOF RECORDED NOVEMBER 6, —2— 1998 AS DOCUMENT NUMBER 98K103162, IN KANE COUNTY, ILLINOIS; AND (ALL PROPERTY TOGETHER COMMONLY KNOWN AS 2500-2535 WATERMARK TERRACE). For the purpose of clarification, the following described property (hereinafter referred to as the PAB Subject Property) shall remain within the Planned Area Business District regulated by Ordinance No. G19-11, which is further amended by this Ordinance G44-16: LOTS 100 THROUGH 106 INCLUSIVE IN THE FINAL PLAT OF SUBDIVISION OF THE GROVE, BEING A RESUBDIVISION IN THE SOUTHEAST QUARTER OF SECTION 19, AND IN THE NORTHEAST QUARTER OF SECTION 30, ALL IN TOWNSHIP 42 NORTH, RANGE 8 EAST OF THE THIRD PRINCIPAL MERIDIAN, ACCORDING TO THE PLAT THEREOF RECORDED SEPTEMBER 23, 2004 AS DOCUMENT 2004K125816, IN KANE COUNTY, ILLINOIS, EXCEPTING THEREFROM THAT PART OF LOT 106 DESCRIBED AS FOLLOWS: BEGINNING AT THE NORTHEAST CORNER OF SAID LOT 106; THENCE SOUTH 00 DEGREES 51 MINUTES 58 SECONDS EAST ALONG THE EAST LINE OF SAID LOT 106, 14.49 FEET; THENCE SOUTH 88 DEGREES 37 MINUTES 46 SECONDS WEST 404.44 FEET MORE OR LESS TO A POINT ALONG THE WEST LINE OF SAID LOT 106; THENCE NORTHERLY 14.46 FEET ALONG THE WEST LINE OF SAID LOT 106, SAID LINE BEING AN ARC OF A CURVE CONCAVE EASTERLY WITH A RADIUS OF 700.00 FEET, SAID ARC HAVING A CHORD BEARING OF NORTH 2 DEGREES 47 MINUTES 03 SECONDS WEST AND A CHORD LENGTH OF 14.46 FEET, TO THE NORTHWEST CORNER OF SAID LOT 106; THENCE NORTH 88 DEGREES 37 MINUTES 28 SECONDS EAST ALONG THE NORTH LINE OF SAID LOT 106,404.92 FEET MORE OR LESS TO THE PLACE OF BEGINNING." Section 3. That Section 3. F. of Ordinance No. G10-16, which regulates"Site Design"for the PMFR Subject Property, is hereby amended and replaced in its entirety with the following: F. Site Design. In this PMFR zoning district, the use and development of land and structures shall subject to the provisions of Section 19.12, Site Design, and Section 19.25.700 et seq.,MFR Multiple-Family Residence District,of the Elgin Municipal Code, 1976 as amended, and in substantial conformance with the following documents: 1. Development Application including Statement of Purpose and Consent and Disclosure prepared by Mark A. Ebacher dated received on August 21, 2015,except to the extent that said documents are amended and/or modified by the Development Application including the Statement of Purpose and Conformance prepared by Interstate Partners LLC dated received August 17, 2016. In the event of any conflict between such documents and the —3— provisions of this ordinance or other applicable city ordinances, the provisions of this ordinance or other applicable ordinances shall supersede and control. 2. Substantial conformance with the 3-page, unrecorded Final Plat of Survey entitled "Final Plat of Subdivision Watermark at the Grove" prepared by Terra Technology Land Surveying, Inc. dated revised August 28, 2015 and the ALTA/ACSM Land Title Survey entitled `The Grove Parcels 7, 8, 13, & 14 prepared by Cowhey Gudmundson Leder, Ltd. dated July 12, 2007. 3. Substantial Conformance with the Preliminary Architectural Site Plans, Elevations and Views entitled "Watermark at the Grove" prepared by Stephen Perry Smith Architects, Inc., including the following exhibits: a. Site and Building Plan Sheets X00-X06, last revised on September 28, 2015, except as amended and/or modified by the one-page site plan titled "Site Geometric and Paving Plan," prepared by RWG Engineering, LLC, dated revised June 29, 2016 and two pages of floor plans (Sheets A100 and A101), prepared by Stephen Perry Smith, dated September 13, 2016; and b. Building Elevation, Perspective Views and Graphics Sheets R01- R05, last revised on September 28, 2015, except as amended and/or modified by the one-page elevation titled "The Watermark — Bldg D & E Preliminary Rendering," prepared by Stephen Perry Smith, dated November 8, 2016. 4. Substantial Conformance with the Preliminary Site Landscape Plans prepared by R.A. Smith National for "Watermark at the Grove" dated August 21, 2015 and last revised on September 28, 2015 and consisting of the following sheets: a. L100—Overall Landscape Plan; b. L200—Detailed Landscape Plan—Typical Building; c. L201 —Detailed Landscape Plan—North Terrace; d. L202 — Detailed Landscape Plan — Pool and Monument Signs, except to the extent that said document is amended and/or modified by the one-page Landscape Plan Sheet L1.8 prepared by Dickson Design Studio dated November 4, 2016; and e. L300—Landscape Notes and Details. 5. Preliminary Engineering Submittal entitled "Proposed Improvements for Watermark at the Grove—2500 through 2535 Watermark Terrace," Sheets 1-18 prepared by RWG Engineering LLC, dated August 21, 2015 and last revised on September 28, 2015. —4— 6. Photometric Plan #2 Sheet 1 of 1 prepared by "Visual" dated August 14, 2015. 7. Traffic Impact Study prepared by Daniel P. Brinkman of Gewalt Hamilton Associates, Inc. dated April 14, 2015 and last revised on August 11, 2015. 8. Compliance with all other applicable codes and ordinances. Section 4. That Section 3. G. of Ordinance No. G10-16, which regulates "Off-street Parking"upon the PMFR Subject Property,is hereby amended and replaced in its entirety with the following: G. Off-street Parking. In this PMFR zoning district, at least five hundred and eighty five (585) off-street parking spaces shall be provided, and this amount of parking shall satisfy the parking requirement for two hundred and eighty four (284) multiple-family dwelling units, regardless of the size of said dwelling units. More so,these parking spaces provided for the multiple-family dwelling units within this PMFR zoning district are not required to be made available to customers, employees, delivery or service providers, or other like users of the nonresidential parcels within The Grove, including but not limited to the PAB Subject Property and those parcels zoned PAB by Ordinance G19-11 (hereinafter referred to in their entirety as The Grove PAB Parcels). Similarly,the parking spaces provided for the multiple-family dwelling units within this PMFR zoning district shall not be counted toward satisfying a parking requirement for a use(s) located within The Grove PAB Parcels. All other matters related to off-street parking shall be subject to the provisions of Chapter 19.45,Off-street Parking,of the Elgin Municipal Code, 1976, as amended. Section 5. That Section 3. I. of Ordinance No. G10-16, which regulates "Signs" upon the PMFR Subject Property, is hereby amended and replaced in its entirety with the following: I. Signs. In this PMFR zoning district, signs shall be subject to the provisions of Chapter 19.50, Signs, of the Elgin Municipal Code, 1976, as amended, except as provided for in the ordinances providing for special regulations for street graphics within the Randall Road/I-90 Area of Special Character as provided in Ordinance Nos. G42-12 and G11-16 and Section 7 of Ordinance G44-16. Section 6. That Section 4.F.of Ordinance No. G19-11,which regulates"Land Use"within the PAB Planned Area Business zoning district, shall be amended only to the extent that the following land uses are added as additional permitted land uses (and to be certain are neither conditional land uses nor similar land uses) only upon the PAB Subject Property: Retail Trade Division: "Package liquor sales establishments" [SR] (5921). —5— Transportation, Communication, and Utilities Division: Courier services(4215). Miscellaneous Uses Division: "Accessory package liquor sales establishment" [SR] (UNCL). Services Division: Laundry and garment services not elsewhere classified (7219). Section 7. That Section 2 of Ordinance No. G11-16, which establishes the special regulations for street graphics within the Randall Road/I-90 Area of Special Character,specifically those special regulations for"Watermark at the Grove", is hereby amended to read as follows: The following amended special regulations for street graphics for the development known as "Watermark at the Grove" located within a portion of the Randall/I-90 Area of Special Character, such Watermark at the Grove development being legally described in the planned development ordinance for such property under Ordinance No. G10-16 (the "Subject Property"), be and are hereby granted and approved in substantial conformance with the documents entitled"Site Geometric and Paving Plan" Sheet 4 of 18 with revision date June 29, 2016 and"Watermark at The Grove Sign (Design A99)" dated November 8, 2016, collectively attached hereto as Attachment B, and pursuant and subject to the following terms and conditions: 1. One monument graphic depicting the name of the subject residential apartment development to be located along the frontage of the property along Randall Road. The graphic shall be constructed with a maximum surface area of 288 square feet and a maximum height of 18 feet. For clarification,the graphic shall not contain an electronic message board. 2. One monument graphic depicting the name and contact information of the subject residential apartment development to be located at the main entrance to the development at the intersection of Watermark Terrace and Northwest Parkway.The graphic shall be constructed with a maximum surface area of 240 square feet and a maximum height of 15 feet. 3. Nine directional monument graphics intended to depict the addresses of the buildings and/or locations of parking areas within the subdivision shall be constructed with a maximum surface area of 22.5 square feet and a maximum height of 5'. 4. Two monument graphics for the 1.97 acre commercial piece to be developed in the future and located as follows: a. Along the frontage of the commercial property with Randall Road. b. At the entrance to the commercial property at Watermark Terrace the graphics shall be designed in conformance with the approved commercial graphic specifications contained within Ordinance G42-12 with a maximum surface area of 80 square feet and a maximum height of 8 feet. —6— Section 8. In the event of any conflict between this ordinance and the allowances and departures described or depicted therein, and the provisions of the Elgin Zoning Ordinance, this ordinance and associated documents shall control and prevail. In the event of any conflict between this ordinance and the associated documents referenced therein, this ordinance shall control and prevail. Section 9. That this ordinance shall be full force and effect immediately after its passage and publication in the manner provided by law. LI "✓_ -1 .. — David J. . .s':in, ayor Presented:November 16, 2016 Passed November 16, 2016 Omnibus Vote: Yeas: 8 Nays: 0 Recorded: November 16, 2016 Published: November 17, 2016 Attest: Kimberly Dewis, C.- Clerk —7— October 3, 2016 RECOMMENDATION & FINDINGS OF FACT OF THE COMMUNITY DEVELOPMENT DEPARTMENT AND THE PLANNING & ZONING COMMISSION CITY OF ELGIN, IL OVERVIEW Provided herein are the written findings and recommendation of the Community Development Department and the Planning & Zoning Commission regarding Petition 26-16, an application by Interstate Partners LLC as owner's agent, requesting approval of an amendment to the previously approved planned development"Watermark at the Grove"to increase the number of dwelling units and parking spaces,allow for one additional directional sign,and increase the number of permitted uses within the proposed commercial building. The applicant proposes to add 26 dwelling units by adding a fourth floor to the two northern-most buildings on site. The proposal would increase the number of dwelling units from 258 to 284. The applicant is also proposing to expand the existing parking area by adding five more parking spaces, bringing the total number of parking spaces to 585 or 2.06 spaces/unit. The expansion of the parking area necessitates one additional directional monument sign. Finally, the applicant is requesting to increase the number of permitted use within the planned commercial building at the northwest corner of Northwest Parkway and Randall Road by moving some uses from the list of allowable conditional uses to the list of permitted uses. Those uses are: package liquor sales establishments (5921) and accessory package liquor sales, courier services (4215), and laundry and garment services (7219). GENERAL INFORMATION Petition Number: 26-16 Requested Action: Amendment to Planned Development Ordinance G10-16 and Amendment to the Special Regulations for Street Graphics contained Within Ordinance G30-08 and amended through Ordinances G42-12 and G11-16 Current Zoning: PMFR Planned Multiple Family Residence District PAB Planned Area Business District ARC Arterial Road Corridor Overlay District Area of Special Character Exhibit A Recommendation& Findings of Fact Petition 26-16 November 2, 2016 Proposed Zoning: PMFR Planned Multiple Family Residence District PAB Planned Area Business District ARC Arterial Road Corridor Overlay District Area of Special Character Existing Use: Vacant Property Proposed Use: Multiple Family Apartment Dwellings within Five Buildings Retail Uses to Be Developed in the Future Property Location: 2500-2535 Watermark Terrace Applicant: Interstate Partners LLC Owner: The Grove at Randall JV LLC Staff Coordinator: Marc Mylott, AICP, Director of Community Development LIST OF EXHIBITS A. Aerial Photo/Location Map B. Zoning Map C. Parcel Map D. Site Location Exhibit(Photos), provided from Petition 20-15 BACKGROUND In February of this year, city council approved "Watermark at the Grove" —a 258-unit apartment complex at the northwest corner of Randall Road and Northwest Parkway.Approximately 11 acres was rezoned from PAB Planned Area Business to PMFR Planned Multi-Family Residential to accommodate the development. The plans reserved approximately 2 acres at the hard corner for commercial/retail, and this parcel retained the original PAB Planned Area Business zoning which regulates the larger commercial/retail development known as "The Grove". The applicant now proposes to add a fourth floor to two of the five buildings (D and E) and to convert several two-bedroom units into larger one-bedroom units. The net result of these changes is 26 more units,bringing the total unit count to 284. The other three buildings (A, B, and C)will remain three stories tall and otherwise unchanged. The development still includes a number of amenities for its residents including a swimming pool and clubhouse; an underground garage and surface vehicular and bicycle parking; a pedestrian path that circles the development and its open spaces and provides pedestrian access to the existing commercial portions of The Grove; a bus - 2 - Recommendation & Findings of Fact Petition 26-16 November 2, 2016 stop providing access to mass transit; and recreation areas including a dog park and a paved terrace with pergolas,planter boxes, and furniture overlooking open space. The dwelling units will be a mix of one and two-bedroom units, but the sizes will vary greatly to be able to best accommodate market demand(see chart within the development application). The design of the buildings is generally unchanged from that previously approved(colors used on the four-story buildings will further distinguish them from the three-story buildings), and the open spaces within the development will still be landscaped using a variety of evergreen and deciduous shade and ornamental trees. Also, the areas immediately surrounding the foundations of the buildings will be landscaped with a variety of evergreen and deciduous trees, shrubs, ornamental grasses and perennial plant material. The new site plan also increases the parking count by five, bringing the number to 585 or more than two parking space per dwelling unit (2.06 spaces per dwelling unit). The zoning ordinance requires one parking space for every 500 square feet of gross floor area within a unit, with at least two spaces per dwelling unit,but no more than four. The project has 52 dwelling units that require three parking spaces each—36 units are 1,376 gross square feet and 16 units are 1,487 gross square feet. The remaining 232 dwelling units need only provide two parking spaces each. As such, the proposed development is technically short 35 parking spaces. More importantly, however, the zoning ordinance does not distinguish parking requirements based upon different types of dwelling units (the only other categories provided are efficiency dwellings and elderly public housing). In other words, a 1,800 square-foot house and a 1,800 square-foot apartment both must provide three parking spaces, even though apartments generate less demand for parking spaces than detached single-family homes. By way of support, the Institute of Transportation Engineers calculated that the average peak period parking demand for a single-family detached home is 1.83 vehicles per dwelling unit whereas the same demand from a mid-rise apartment unit is only 1.23 vehicles.' As such, staff has no concerns with the number of parking spaces provided in this project. Next, the additional parking is accessed by an additional curb cut off Vantage Drive, which necessities an additional directional monument sign.This sign will be the exact same size and style as that previously approved for other access points — approximately 32 square feet and approximately 6'h feet tall.The regulations for graphics within the Grove were provided for within Ordinance G30-08 and its subsequent amendments(Ordinances 42-12 and 11-16). Recall that the proposed graphics for the apartments would be constructed in the same design, materials, colors, and textures as the architecture of the buildings. Finally,the applicant has asked that the list of allowable land uses on the commercial/retail site be amended to move a small number of conditional uses to the list of permitted uses. Those uses include package liquor sales establishments (5921) and accessory package liquor sales, courier services (4215), and laundry and garment services (7219). The applicant suggests, and staff concurs,that these types of uses would be appropriate and complimentary convenience and service 1 Institute of Transpiration Engineers.Parking Generation, 4th Edition. 2010. - 3 - Recommendation& Findings of Fact Petition 26-16 November 2, 2016 establishments to the multi-family apartments. At this time, the applicant has not requested relief from the parking requirements of the zoning ordinance for the commercial/retail site. The original PAB Ordinance G76-04 was subsequently amended in its entirety by PAB Ordinance G19-11. FINDINGS After due notice as required by law, the Planning & Zoning Commission conducted a public hearing in consideration of Petition 26-16 on October 3, 2016. Testimony was presented at the public hearing in support of the application. The Community Development Department submitted an Amendment to the Planned Development Review and Written Findings&Recommendation to the Planning&Zoning Commission dated October 3, 2016. The Community Development Department and the Planning & Zoning Commission have made the following findings regarding this application against the standards for planned developments: A. Site Characteristics Standard. The suitability of the subject property for the intended planned development with respect to its size, shape, significant natural features (including topography, watercourse and vegetation), and existing improvements. Findings. The original finding has not changed: The subject property is suitable for the intended planned development with respect to its size, shape, significant natural features, and existing improvements. The subject property is irregularly shaped containing approximately 121/2 acres of land on multiple parcels. The property is currently vacant and does not contain any structures. The southerly portion is paved with a private street for a length of approximately 350 feet. The southwest corner of the property is improved with entryway features for Northwest Corporate Park consisting of the subdivision entrance graphic, four pole mounted flags and the landscape material associated with these features. The property is relatively flat with a gentle downward slope towards the northerly portion. Elevations on the site range from a high point of 898 feet around the southwesterly portion of the site to a low point of 890 feet along the northwesterly portion of the site, for a maximum relief of 8 feet. Along its easterly boundary with Randall Road, the property abruptly drops down to an elevation of 883 feet at the level of a drainage swale that is part of the stormwater management system for Randall Road. B. Sewer and Water Standard. The suitability of the subject property for the intended planned development with respect to the availability of adequate municipal water, wastewater treatment, and storm water control facilities. Findings. The original finding has not changed: The subject property is suitable for the intended planned development with respect to the availability of adequate municipal water, wastewater treatment, and storm water control facilities. The subject property and the lots -4 - Recommendation & Findings of Fact Petition 26-16 November 2, 2016 within the industrial and commercial subdivisions of Northwest Corporate Park and The Grove are served with sanitary sewer, water, and stormwater management systems that were designed to serve these developments. Stormwater run-off from the development will be directed towards the north to the approximately 4.75 acre regional stormwater detention facility that is one of three larger regional facilities within these industrial and commercial subdivisions designed and maintained in compliance with the Kane County storm water management requirements. C. Traffic and Parking Standard. The suitability of the subject property for the intended planned development with respect to the provision of safe and efficient on-site and off-site vehicular circulation designed to minimize traffic congestion. Findings. The subject property has frontage along Randall Road to the east, Northwest Parkway to the south, and Vantage Drive to the west. Randall Road is a regional arterial street serving the west side of Elgin and communities to the north and south. Northwest Parkway and Vantage Drive are local streets that serve the industrial properties within Northwest Corporate Park and The Grove. Primary access to the property will be provided from Northwest Parkway to the south and along the private street known as Bushwood Drive that serves the commercial properties within The Grove subdivision located immediately to the south. The portion of Bushwood Drive within the subject property will be renamed to Watermark Terrace to better identify the subject development. Three additional points of access will be provided from Vantage Drive that runs along the west of the subject property. The development will provide 585 parking spaces of which 254 are proposed to be provided under the five buildings and 331 will be constructed within surface parking lots. Additionally, the conceptual development plan shown for the 2-acre commercial/retail building shows more than 100 surface parking spaces. Bicycle parking is proposed to be included in conformance with the Zoning Ordinance both within the buildings and at the entrance to the buildings. With the February 2016 application, the developer provided a traffic study to determine the potential impact of traffic generated by the development on surrounding property and roadways and has determined that the adjacent roadway system(Randall Road,Northwest Parkway and Vantage Drive) can accommodate the additional traffic generated by the proposed mixed-use development without necessitating any additional improvements or modifications to the system. The additional 26 dwelling units do not materially change the findings of that study. - 5 - Recommendation & Findings of Fact Petition 26-16 November 2, 2016 D. Zoning History Standard. The suitability of the subject property for the intended planned development with respect to the length of time the property has remained undeveloped or unused in its current zoning district. Findings. The original finding has not changed: The subject property is suitable for the intended planned development with respect to the length of time the property has remained undeveloped or unused in its current zoning district. The property was annexed to the city in 1991 and zoned M-2 General Manufacturing District.The property was rezoned to PORI Planned Office Research Industrial District in 1998, in preparation for the development of Northwest Corporate Park. However, addressing the need for commercial development along Randall road, the easterly portion of Northwest Corporate Park with frontage along Randall Road was rezoned within PAB Planned Area Business District Ordinance G76-04 in 2004 to provide for the development of"The Grove" subdivision. In 2008,the subdivision was included within the Randa11/90 Area of Special Character that provided for special graphics including the electronic message center graphic at the entrance to the subdivision at Technology Drive. The regulations were further amended in 2012 to allow for additional flexibility for the installation of special graphics within the subdivision. In 2011,the planned development ordinance was amended to allow the land use of General Warehousing and Storage as a permitted use within the subdivision. E. Surrounding Land Use and Zoning Standard. The suitability of the subject property for the intended planned development with respect to consistency and compatibility with surrounding land use and zoning. Findings. The original finding has not changed: The subject property is suitable for the intended planned development with respect to consistency and compatibility with surrounding land use and zoning.The properties located to the north of the subject property are zoned PAB Planned Area Business District and AB Area Business District. The land within these properties is currently unimproved. The properties located south of the subject property within The Grove are zoned PAB Planned Area Business District and are developed with a child day care center(preschool), restaurants, medical and dental services, design services, commercial and business services, salons, and a hotel. The properties located to the west of the subject property are zoned ORI Office Research Industrial District and PORI Planned Office Research Industrial District and are developed with office, light manufacturing, warehouse, distribution, and other similar uses within Northwest Corporate Park. - 6 - Recommendation& Findings of Fact Petition 26-16 November 2, 2016 The area located east of the subject property and across North Randall Road is located within the Village of Sleepy Hollow. This area is developed with detached single-family and estate residences. F. Trend of Development Standard. The suitability of the subject property for the intended planned development with respect to consistency with an existing pattern of development or an identifiable trend of development in the area. Findings. The original finding has not changed: The subject property is suitable for the intended planned development with respect to consistency with the existing pattern of development or an identifiable trend of development in the area. The subject property is part of The Grove,an approximately 30 acre commercial subdivision located along Randall Road in an area that is developing as a commercial and industrial corridor. The developer has identified the need for apartment residences with significant above-standard amenities that will target single working professionals and empty nesters.This demographic typically locates along major transportation networks and close to commercial amenities such as restaurants and coffee shops with direct access by means of pedestrian connections. The commercial amenities and facilities within the already established portion of the commercial subdivision are proposed to fill that need. G. Planned Development Districts Standard. The suitability of the subject property for the intended planned development with respect to conformance to the provisions for the purpose and intent, and the location and size of a zoning district. The subject property is suitable for the intended planned development 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 previously approved PMFR Planned Multiple Family Residence District. The purpose and intent of the provision of 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 this title; 2. A creative approach to the use of land and related improvements resulting in better design and construction of aesthetic amenities; and 3. The preservation of significant natural features including topography, watercourses, wetlands, and vegetation. - 7 - Recommendation & Findings of Fact Petition 26-16 November 2, 2016 As required by section 19.60.170(B)of the Elgin Municipal Code, 1976, as amended,this application to amend the previously approved planned development includes substantial change from that approved in February 2016 because the proposed changes exceed the allowances of Section 19.60.200, "Changes to Planned Developments". This finding satisfies Section 19.60.170 (B), which states that no more than one application for a planned development on the same property shall be accepted within a twelve (12) month period commencing on the date of the original application unless the development administrator determines that it is substantially changed from the application previously considered. Findings.The proposed amendment to the previously approved planned development is in substantial conformance with the purpose and intent of the planned development provisions of the ordinance. H. Comprehensive Plan Standard. The suitability of the subject property for the intended planned development with respect to conformance to the goals, objectives, and policies of the official comprehensive plan. Findings. The original finding has not changed: The subject property is suitable for the intended planned development with respect to conformance to the goals, objectives, and policies of the official comprehensive plan. The property is designated within the Office/Research/Industrial land use designation of the city's 2005 Comprehensive Plan and Design Guidelines. The Office/Research/Industrial designation allows for a variety of industrial, manufacturing, assembly, warehouse, distribution, research and development, technology, corporate and support office, and limited employee-serving retail uses. These activities typically locate in business parks. Appropriate locations offer direct access to the arterial street system, and are in close proximity to highways, the freeway system and interchanges. With the rezoning of the property to a commercial zoning designation within a PAB Planned Area Business District in 2004, the land use designation of the property focused more on retail and consumer related services. These services will now be supported by the high-density residential uses that are contemplated to be added as part of this project. I. Natural Preservation Standard. The suitability of the subject property for the intended planned development with respect to the preservation of all significant natural features including topography, watercourses, wetlands, and vegetation. Findings. The original finding has not changed: The subject property is suitable for the intended planned development with respect to the preservation of all significant natural features including topography, watercourses, wetlands, and vegetation. There are no significant natural features including topography,watercourses,or wetlands located on the portion of the property that is contemplated to be developed with the multi-family - 8 - Recommendation & Findings of Fact Petition 26-16 November 2, 2016 residential buildings. The existing vegetation on a majority of the property includes scrub vegetation consisting of low shrubs and grasses. There are two trees located on the southeast corner of the property. The westerly of the two trees has lost its crown and the easterly tree is hampered in its growth pattern by the encroachment of the westerly tree within its growth boundary. The condition of these trees is rated as fair to poor as a result of the reduction in their growth potential and will be removed when the commercial piece of the subdivision is developed. The periphery of the property is landscaped with subdivision level landscape material consisting of street trees and turf grass which will continue to be maintained with the development of the property. The applicant proposes to add 83 new deciduous shade trees, 11 evergreen trees and 46 ornamental trees throughout the development to meet and exceed the replacement requirements of the tree ordinance. Additionally, the foundation areas of the buildings and the pool clubhouse areas will be landscaped with a variety of evergreen and deciduous shrubs,grasses and perennials.The open space and detention areas will be landscaped with open lawns and meadow grasses to provide a naturalized character to these areas. J. Internal Land Use. The suitability of the subject property for the intended planned 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 intended planned development with respect to the internal land use standard. No evidence has been submitted or found that the proposed planned development will be located,designed, or operated in a manner that will exercise undue detrimental influence on itself or surrounding property. Additionally the previously submitted traffic study for the development determined that there would be no significant increase in traffic generated from the development of the property with residential uses than would be generated if the property was to be developed with the originally intended commercial uses; the additional 26 dwelling units do not undermine that finding. DEPARTURES AND EXCEPTIONS A planned development may be granted certain departures from the normal standards,regulations, requirements, and procedures of the Elgin Zoning Ordinance. The applicant is requesting the following departures from the standard requirements of the Zoning Ordinance: 1. Section 19.25.735.B: Lot Area (based on Gross Density). In the MFR Multiple Family Residence District, the minimum allowable density is one dwelling unit per 5,000 square - 9- Recommendation& Findings of Fact Petition 26-16 November 2, 2016 feet of land area. The previously approved planned development increases that density to one dwelling unit per approximately 1,800 square feet of land area, and the proposed amendment further increases that density to one dwelling unit per approximately 1,650 square feet of land area. 2. Section 19.45.080: Table of Required Parking. The new site plan provides five more parking spaces, bringing the number to 585, or more than two parking space per dwelling unit(2.06 spaces per dwelling unit). The zoning ordinance requires one parking space for every 500 square feet of gross floor area within a unit,with at least two spaces per dwelling unit, but no more than four. The project has 52 dwelling units that require three parking spaces each—36 units are 1,376 gross square feet and 16 units are 1,487 gross square feet. The remaining 232 dwelling units need only provide two parking spaces each. As such,the proposed development is short 35 parking spaces. Importantly, however, the zoning ordinance does not provide enough distinction between the parking requirements for different types of dwelling units (the only other categories provided are efficiency dwellings and elderly public housing). In other words, a 1,800 square-foot house and a 1,800 square-foot apartment both must provide three parking spaces, even though apartments generate less demand for parking spaces than detached single-family homes. The Institute of Transportation Engineers Parking Generation manual documents that the average peak period parking demand for a single-family detached home is 1.83 vehicles whereas the same demand from a mid-rise apartment unit is only 1.23 vehicles. 3. Amendments to the Special Regulations for Street Graphics as provided for within Ordinance 30-08 and subsequently amended through Ordinances G42-12 and G11- 16. To accommodate the one additional monument sign along Vantage Drive, the special regulations for graphics require the following amendments: 1. The maximum allowable surface area of monument signs allocated for the development (including the 1.97 acre commercial piece reserved for future development) will increase from 733 square feet to 765 square feet; and 2. The number of monument signs proposed within the development will increase from 11 to 12. RECOMMENDATION The Community Development Department and the Planning & Zoning Commission recommend the approval of Petition 26-16, including the requested departures, subject to the following conditions: 1. Substantial conformance to the Development Application submitted by Interstate Partners LLC dated received August 17, 2016 and supporting documents including: - 10- Recommendation& Findings of Fact Petition 26-16 November 2, 2016 a. One-page"Statement of Purpose and Conformance," undated; b. One-page site plan titled "Site Geometric and Paving Plan," prepared by RWG Engineering, LLC, dated revised June 29, 2016; c. One-page elevation titled "Colored North Elevation — Building D," prepared by Stephen Perry Smith, dated August 16, 2016; d. Two pages of floor plans (Sheets A100 and A101), prepared by Stephen Perry Smith, dated September 13, 2016; e. One-page"Summary of Dwelling Units," undated; and f. One-page sign plan prepared by Stephen Perry Smith, dated September 28, 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. 2. Compliance with all other applicable codes and ordinances. The vote of the Planning&Zoning Commission on the motion to recommend approval, subject to the conditions outlined by the Community Development Department, was six(6)yes, zero (0) no, and zero (0) abstentions. One member was absent. Respectfully Submitted, s/Robert Siljestrom Robert Siljestrom, Chairman Planning&Zoning Commission s/Marc S. Mylott Marc S. Mylott, AICP; Secretary Planning&Zoning Commission Director of Community Development - 11 - iw 1 Carrington Dr • k I. Subject Property Petition 26-16 1 4, r ,,,,,,,:tP, -r- ... ' ' 1111` , - 1PR ., i Ei} Ilk, lit 3 .r"''' ITT \ f Vill JliiLn I, . �, • m1 NorthwestiP Lb w t /yr; C i (13, / Ail ` c me Ct r► figitho• - t s ..t A�G , n'dsor Dr -, Technology Dr ., .- m „ 4 . ,.. , M.-i. ®! 1 / EXHIBITA Aerial/Location Map N WE S Map prepared by City of Elgin 0 95 190 380 570 760 Feet Department of Community Development AB wilmanitil ipaalimmi Subject Property AB Petition 26-16 I PAB II Legend OResidence Conservation 1 OResidence Conservation 2 .O Residence Conservation 3 Q Planned Residence Conservation O Single Family Residence 1 ,1111' Q Single Family Residence 2 OPlanned Single Family Residence• ��r1 Two Family Residence ' Multiple Family Residence .11 Planned Multiple Family Residence DResidence Business Q Planned Residential Business PORI -Neighborhood Business -Planned Neighborhood Business -Area Business =Planned Area Business . -Center City 1 - City 2 II- Planned d Center City PjAB Office Research Industrial Planned Office Research IndusMal General Industrial iii-Planned General Industrial -Commercial Industrial -Planned Community Facility -Community Facility �..� 3 -Fox River Preservation ii' Planned Center City 2 ii Planned Single Family Residence 1 MiAr Planned Two Family Residence EXHIBITS Zoning Map W-�pr--E S Map prepared by City of Elgin 0 100 200 400 600 800 Department of Community Development I Feet -----K. Subject Property 2500-2535 Watermark Terrace Petition 26-16 0319476005 5 0319476006 0319476008 0319476007 0319476009 0330227015 0330227037 0330227016 0330227038 0330227017 0330227039 0330227018 0330227040 0330227019 0330227041 '0 0330227020 0330227042 0330227021 d 0330227043 '0p 0330227022 d 0330227044 Ce 0330227023 I 1. 0330227045 0330227024 0330227046 0330227025 0330227047 Q 0330227026 0330227048 Q) 0330227027 0330227049 1:0 0330227028 0330227050 C 7 0330227029 0330227051 0330227030 0330227052 0330227031 0330227053 0330227032 0330227054 0330227033 0330227055 0330227034 0330227035 Jo y Ln 0330227036 a Northwest Pkwy / v EXHBIIT C Parcel Map N A City of Elgin 0 35 70 140 210 280 Department of Community Development I Feet SITE LOCATION EXHIBIT 2500-2535 Watermark Terrace Petition 20-15 I MI 4.455. CD ' I I GIC J /` cr: ozan, a . 4 "kliC 1 Ile d., -- e V gin° ue + . \ , a..) ,1 .I, Eli I Site Location s^& I ■ roprosonitoari y . Perspective View SITE LOCATION EXHIBIT 2500-2535 Watermark Terrace Petition 20-15 View of Site looking North from Northwest View of Site looking West from Randall Road Parkway • 'mow View of Site looking East from Watermark View of Site looking East from Vantage Drive Terrace • s r View from property looking west towards View from property looking south from Vantage Drive Watermark Terrace Site Pictures - 2 I_ I ;', I ' I ! ° 0l I NORTHWEST III BUILDING ^ 1 ppjj F( ��j ) NORTHWEST V BUILDING 2( i; .s' !i� I `+..� I .� 1 I ( 1 �� / GRAPHIC lLAld• •• . 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ED __.....- N. ."'„,= 0 �. :, 0 0 0 o w, s — RAIDAIr ROAD ..mA.t a„e..mAL.eT..... r. —sJ — — — Ir.e..SAMIAIM.r... ...OT.O�a.. -,— [t] _ 1 - --- ( R00 .em�e.. _. .,_ .Am. 4 .18 Attachment B Watermark at The Grove Sign(Design A99)-November 8,2016 ..: — ., I: I „...... . , .. , -: .... . . . . . . . . . - a , MN 11•111111M111111111111MMIIIIIIMISING1111111111111 !I III ME 111111=1111111111EIMIIIIIIIMMIIIIIIIII 111. 11E-11111111111111111,111111111111111MME11111 , IIIE . P AI"klia sl A 73 II.1:711 NI ,. , EIE ' IL gibiiMbilianittifrtiff•fifabitti MI i illidialliii1111113111111011111101111Mill . EIM IMMINIMMEMNIEMMIIIIIIIMMOM • ME ; , IIIIIIIIIIIIMIIME1111111111110EMEEM :-1 ... ...., .: • , —JIIIIIIIIIIIIIIIIIMIIIIIIIIIIII fallir="..=3•1 • EWA=77.11111111111 7. 54WINgaaliiiIMEM. ,. . . ......=... .., i,.00::Lt,'S .. .., , . . .............K LEFT SIDE FRONT VIEW RIGHT SIDE SIGN B MONUMENT SIGN B KALE: 3,1,0- . , '.`? —— PPER41510 MEIN COPING . ..... ,. . 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MI6 URA MEMO 11.1141(1) ' MASONRY STACIE:30ND • EIMIEMMIEMIEMMIll , .00NEAM ° '. e WI 11049MAISAMIIIIIIIIIIMIIIMIS , - . - , >,LOOM LAID OMAN SEM FACE STONE BOOR FOR RAN`IKS LEUIDE FRONT ViEw RIGHT SIDE MONUMENT SIGN A Side View 2-Sided Sign .12 in. . 54 in . . . . . 4, __ INTERNALLy iLLLHANATED WATERMARK :-, ../ LETTERS PAD LOGO IN re RNALLy ILLLMAINATED ' LETTERS AND LOGO .S. 2500 . . ZINC GRAY WITH REVEAL 0 0 CD CD E in N .1 . " Sign C